Core Refusal Reason
The unjustified demolition of a habitable dwelling and a replacement design that fails to integrate with the existing streetscape character or comply with compact settlement parking standards.
Decision Maker's Conclusion
- The applicant failed to provide a structural survey or adequate justification for the demolition of a habitable dwelling, which contradicts the County Development Plan's clear preference for the deep retrofit and reuse of existing buildings.
- The proposed architectural form, scale, and massing do not respond to the character of the surrounding streetscape, resulting in a development that would seriously injure the visual and residential amenities of the area.
- The scheme fails to meet technical and transport requirements, specifically regarding excessive car parking provision under SPPR 3, incorrect sightline illustrations, and an insufficient Construction Management Plan.
Cited Policies (CDP)
Section 3.4.1.2 Retrofit and Reuse of BuildingsSection 12.3.9 Demolition and Replacement DwellingsSection 4.3.1.2 Policy Objective PHP19: Existing Housing Stock – AdaptationPolicy Objective CA6: Retrofit and Reuse of BuildingsSection 12.4.8.3 Driveways / Hardstanding AreasSection 12.4.11 Electrically Operated VehiclesSection 12.3.7.7 InfillPolicy Objective PHP20: Protection of Existing Residential AmenityZoning Objective 'A'
Decision Document Summary
The proposal involved the demolition of an existing four-bedroom detached house at 1B Ardagh Park Gardens, Blackrock, to be replaced by a new residential development. The Planning Authority refused the application because the applicant did not demonstrate that the existing structure was unsuitable for retrofitting, thereby conflicting with sustainable reuse policies. Furthermore, the replacement design was deemed incompatible with the established character of Newtownpark Avenue, and the site lay...SOURCE PDFOpen Original
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View the appeal at An Coimisiún Pleanála