D25A/0445/WEB

The demolition of existing two-storey (over partial basement), four-bedroom deta

Refused

Core Refusal Reason

The proposed development would result in significant negative impacts on the residential amenity of neighbouring occupiers (specifically Nos. 2 and 6 Granville Road) due to overshadowing, overbearance, and overlooking, exacerbated by the absence of an overshadowing assessment.

Decision Maker's Conclusion

  • The demolition of the existing dwelling is considered justified in this instance due to serious structural deficiencies and settlement risks identified in technical reports, which would make a deep retrofit disproportionately costly and less carbon-efficient than the proposed A1-rated replacement.
  • The proposed density of approximately 16 units per hectare is acceptable for this small infill site, which is located in an 'Urban Neighbourhood' with high accessibility to public transport (N11 corridor).
  • Refusal is recommended because the height and depth of the proposed units, combined with the inclusion of 1st floor side terraces, would cause unacceptable injury to the amenity of adjacent properties through overbearance and loss of privacy.

Cited Policies (CDP)

Policy Objective CA6Policy Objective PHP18Policy Objective PHP19Policy Objective PHP20Section 12.3.7.5Section 12.3.7.7Section 12.3.9

Decision Document Summary

This report assesses a proposal to demolish a 257sqm detached house known as 'Thornberry' at 4 Granville Road, Blackrock, and replace it with three 4-bedroom detached dwellings (two-storey over basement). The site is located in a mature suburb zoned Objective 'A' for residential protection. While Dun Laoghaire Rathdown County Council originally refused permission based on a failure to justify demolition and visual incongruity, the Inspector found that the appellant successfully addressed the dem...
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