Core Refusal Reason
The proposed development is fundamentally inconsistent with the Z9 'Amenity/Open Space' zoning objective, lacks robust justification for the demolition of a habitable structure in a Conservation Area, and is considered visually incongruous in scale and massing for its sensitive riverside context.
Decision Maker's Conclusion
- The residential intensification sought is not permissible under the Z9 zoning objective, which aims to preserve and improve recreational amenity and open space.
- The applicant failed to provide sufficient evidence or justification for the demolition of a habitable period structure, contrary to the Dublin City Development Plan’s sustainability and conservation policies regarding embodied carbon and built heritage.
- The scale, three-storey height, and design of the replacement houses would be visually dominant and incongruous within the Dodder Walk streetscape, negatively impacting the Conservation Area and residential amenities through overlooking.
Cited Policies (CDP)
Z9 Amenity/Open Space Lands/Green NetworkSection 14.5 (Non-conforming land uses)Section 14.7.9 (Z9 Zoned Lands)Section 15.7.1 (Reuse of Existing Buildings)Policy BHA9 (Conservation Areas)Policy BHA10 (Demolition in a Conservation Area)Policy BHA11 (Rehabilitation and Reuse)Policy BHA12 (Industrial/Vernacular Heritage)Policy BHA26 (Archaeological Heritage)Policy CA6 (Retrofitting and Reuse)Policy CA7 (Energy Efficiency)Policy SMT25 (On-street car parking)Policy SI16 (Flood Risk Assessment)Appendix 5 (Transport and Mobility)Appendix 18 (Demolition and Replacement Dwellings)
Decision Document Summary
The proposal involves the demolition of an existing modest period cottage (73sqm) at No. 1 Dartry Cottages and its replacement with two three-storey semi-detached houses (total 455sqm) on a site of 492.5sqm. The site is located on Dodder Walk, a narrow laneway on the banks of the River Dodder, characterized by modest dwellings and a sylvan setting. The Inspector argues that the development is contrary to the Z9 'Open Space' zoning and fails the tests for residential development on such lands. A ...SOURCE PDFOpen Original
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