Core Refusal Reason
The proposed development fails to provide a strong justification for the demolition of a habitable and structurally sound dwelling, which is contrary to the Dún Laoghaire-Rathdown County Development Plan 2022-2028 policies prioritizing building retrofit and reuse over demolition. Furthermore, the replacement dwelling's increased height and massing would have an overbearing impact on neighboring property and would be visually incongruous in the streetscape.
Decision Maker's Conclusion
- The applicant failed to provide a robust justification for the demolition of a habitable house, failing the high threshold set by Policy CA6 which requires retrofitting and reuse where possible to minimize embodied carbon.
- The proposed three-storey design, featuring a significant increase in height and massing toward the front of the site, would be a visually dominant and incongruous addition that harms the established character of the Knocknacree Park estate.
- The development would result in excessive overbearing impacts on the adjacent property at No. 32 Knocknacree Park, particularly affecting the amenity of its main entrance and kitchen windows.
Cited Policies (CDP)
Policy Objective CA5Policy Objective CA6Policy Objective PHP19Policy Objective PHP20Policy Objective HER20Policy Objective HER21Section 12.3.9Section 12.2.1Zoning Objective A
Decision Document Summary
The proposal involves the demolition of a 1960s split-level dwelling on a steeply sloping site in Dalkey to facilitate a new contemporary three-storey house. The site context is a residential estate characterized by varied mid-century houses designed to benefit from sea views. The Inspector's assessment centers on the conflict with the current County Development Plan (2022-2028), which introduced strict policies (Policy CA6 and Section 12.3.9) favoring the retention and deep retrofit of structur...SOURCE PDFOpen Original
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