Core Refusal Reason
The proposed development is considered premature pending the full completion and commissioning of the River Poddle Flood Alleviation Scheme; additionally, significant discrepancies in the submitted drawings regarding existing and proposed site levels fail to demonstrate that the dwelling would be safe from flooding.
Decision Maker's Conclusion
- The development is premature as the site remains within Flood Zone A and B and the necessary flood protection measures (River Poddle FAS) are not yet fully operational.
- The planning application contains critical inaccuracies and inconsistencies regarding site levels and the Finished Floor Level (FFL) relative to neighboring properties.
- While the proposal generally meets density and design standards for backland development and respects the Architectural Conservation Area, the flood risk concerns remain the primary obstacle to a grant of permission.
Cited Policies (CDP)
Objective 'RES' (South Dublin County Development Plan 2022-2028)Section 12.6.8 Development on Infill SitesSection 12.6.8 Backland DevelopmentPolicy G13: Sustainable Water ManagementStrategic Flood Risk Assessment (SFRA) Section 5.21Policy IE4 Flood Risk Objective 1Policy NCBH23 (Architectural Conservation Area)Policy NCBH20 (Architectural Conservation Area)Policy SPPR1 (Sustainable Residential Development and Compact Settlements Guidelines)
Decision Document Summary
This Inspector's Report evaluates a first-party appeal for a 1.5-storey detached dwelling in the rear garden of 180 Whitehall Road, Terenure. The site is a long suburban garden characterized by its location within an Architectural Conservation Area (ACA) and its proximity to the River Poddle, placing it in Flood Zone A and B. The South Dublin County Council originally refused permission based on flood risk. The Inspector found that while the house design is acceptable and wouldn't negatively imp...SOURCE PDFOpen Original
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