Core Refusal Reason
The Planning Authority originally refused permission on the grounds that the applicant failed to provide a robust justification for the demolition of a habitable dwelling, which was deemed contrary to Policy Objective CA6 (Retrofit) and Section 12.3.9 of the Dún Laoghaire-Rathdown County Development Plan. However, the Board's Inspector overturned this, recommending a grant because the proposal results in a doubling of density on a suburban site and the existing dwelling lacks architectural merit.
Decision Maker's Conclusion
- The demolition of the existing house is justified by the significant 'doubling of density' on the site (from one to two units), which aligns with Policy Objective PHP18 regarding compact urban growth.
- The existing structure possesses no architectural interest, special character, or heritage value (Policy HER20/21 are not applicable), and its current BER 'F' rating makes a high-standard retrofit less efficient than the proposed 'A2' rated new builds.
- A side-by-side residential configuration is a more efficient use of this specific site than alternative 'backlands' development, as it provides better garden orientation, private amenity space, and maintains the established street character.
Cited Policies (CDP)
Policy Objective CA5: Energy PerformancePolicy Objective CA6: Retrofit and ReuseSection 3.4.1.2Section 4.3: HomesPolicy Objective PHP18: Residential DensityPolicy Objective PHP19: Existing Housing Stock - AdaptationPolicy Objective PHP20: Protection of Existing Residential AmenitySection 12.2.1: Built EnvironmentSection 12.3.7.7: InfillSection 12.3.9: Demolition and Replacement DwellingsPolicy Objective HER20Policy Objective HER21
Decision Document Summary
The proposal involves the demolition of 'Hy-Brasil', an existing 194 sqm detached house on 0.15 hectares, to be replaced by two detached, non-identical dwellings (338 sqm and 239 sqm). The local planning authority refused the application based on climate-action policies that prioritize the retrofitting of habitable buildings over demolition. On appeal, the Inspector evaluated the applicant's 'Sustainability & Demolition Justification Report', which compared refurbishment against replacement. The...SOURCE PDFOpen Original
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