Core Refusal Reason
The proposed demolition of a habitable dwelling was not adequately justified against retrofit policies, and the replacement design failed to integrate with the existing streetscape character or meet transport and environmental standards.
Decision Maker's Conclusion
- The applicant failed to provide a structural survey or sufficient justification for the demolition of a habitable dwelling, contradicting the Council's policy preference for deep retrofitting and reuse of existing building stock.
- The proposed replacement dwellings were deemed to have poor architectural form and excessive massing that failed to respect the character of the established streetscape, thereby injuring the visual and residential amenities of the area.
- The development failed to meet technical requirements regarding sustainable transport, including excessive car parking provision, inadequate sightlines, and insufficient details regarding construction management and urban greening.
Cited Policies (CDP)
Section 3.4.1.2Section 12.3.9Section 4.3.1.2Policy Objective PHP19Section 96 of the Planning & Development Act 2000SPPR 3Section 12.4.8.3Section 12.4.11Policy Objective CA6Zoning Objective 'A'Section 12.3.7.7Policy Objective PHP20
Decision Document Summary
The proposal sought the demolition of an existing two-storey, four-bedroom dwelling at Majella, 1A Ardagh Park Gardens, Blackrock, to be replaced by a new residential development. The Planning Authority refused permission primarily because the applicant did not demonstrate that the existing structure was uninhabitable or unsuitable for retrofitting, which is a requirement under the Dun Laoghaire-Rathdown County Development Plan 2022-2028. Furthermore, the replacement design was considered out of...SOURCE PDFOpen Original
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View the appeal at An Coimisiún Pleanála