SD24A/0170

Demolition of existing dwelling and construction of 4 no two storey semi-detached 3 bedroom dwellings, 6 carparking spaces, landscaping, new boundaries and associated site development. Flood defence works on the site are scheduled as part of the Whitechurch stream flood alleviation scheme under planning permission granted by Bord Pleanála case reference JP06S.307746

Refused

Core Refusal Reason

The Inspector recommended refusal because the impacts on biodiversity were not adequately addressed, as the application relied on outdated (2019) and incomplete documentation that did not reflect the current site conditions following major ongoing flood relief works.

Decision Maker's Conclusion

  • The Ecological Impact Assessment (EcIA) and AA Screening reports submitted are based on 2019 surveys, which are considered outdated and insufficient to form a basis for an accurate evaluation of current ecological conditions.
  • While the principle of infill development and the general layout of the four dwellings are acceptable, the lack of contemporary technical data regarding the riparian corridor and site biodiversity is a significant procedural failing.
  • The application fails to sufficiently demonstrate compliance with Green Infrastructure (GI) policies, Sustainable Drainage Systems (SuDS) requirements, and the Green Space Factor (GSF) scoring as required by the 2022-2028 Development Plan.

Cited Policies (CDP)

GI4 Objective 1GI5 Objective 4GI1 Objective 4GI3 Objective 3Section 123.4.3Policy H10Policy H11H2 Objective 3Policy H7Policy NCBH10NCBH10 Objective 1Policy H13Section 12.6.8Section 12.6.7

Decision Document Summary

The proposal involves the demolition of an existing single-storey dwelling ('Capri') and the construction of 4 no. two-storey semi-detached houses on a 0.15-hectare site in Rathfarnham, Dublin 14. The site is uniquely constrained, bounded by the Whitechurch Stream and currently occupied by the Office of Public Works (OPW) for flood alleviation works. The South Dublin County Council originally refused the application due to concerns over drainage and green infrastructure. Upon appeal, the Inspect...
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