Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal, on the basis that the demolition of the existing dwelling is justified by its poor condition and the proposed medical use is permitted in principle under Zoning Objective A and serves the community's healthcare needs.
Decision Maker's Conclusion
- Demolition of the existing dwelling is justified due to its poor structural state, lack of architectural merit, and the opportunity for more efficient land use near Stillorgan village and public transport.
- The proposed medical centre and pharmacy are appropriate for the 'A' zoning, as the site’s corner location and proximity to other commercial uses mitigate the impact of the increased activity compared to a standard residential street.
- Traffic and parking concerns are addressed by the site's proximity to significant public car parking facilities (c. 310 spaces) and high-quality public transport, and the proposed building design mitigates residential amenity impacts through site excavation and setbacks.
Cited Policies (CDP)
Zoning Objective ASection 12.3.2.6 Health Care FacilitiesSection 12.3.9 Demolition and Replacement DwellingsPolicy Objective CA6 Retrofit and Reuse of BuildingsPolicy Objective PHP2 Sustainable Neighbourhood InfrastructurePolicy Objective PHP3 Planning for Sustainable CommunitiesPolicy Objective PHP9 Health Care FacilitiesPolicy Objective PHP19 Existing Housing Stock - AdaptationTable 12.5 Car Parking Zones and StandardsSection 12.4.6 Cycle ParkingSection 12.2.1 Built EnvironmentSection 10.2.2.6 Policy Objective EI6 Sustainable Drainage SystemsSection 12.4.8.3 Driveways/Hardstanding AreasSection 12.4.8.5 Financial Contributions
Decision Document Summary
The proposal involves the demolition of a detached single-storey house and the construction of a two-storey medical centre (329 sqm) with six consulting rooms and a pharmacy at 73 Lower Kilmacud Road, Stillorgan. The Planning Authority originally refused permission due to non-compliance with policies requiring medical practices in residential areas to retain 45% living accommodation and a lack of robust justification for demolition. The Inspector argued that the existing building is in very poor...SOURCE PDFOpen Original
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