3795/24
The development will consist of: (i) Demolition of a two-storey, five-bedroom detached dwelling; (ii) construction of a replacement two-storey six-bedroom detached dwelling with attic accommodation, inclusive of rooflights, attic level dormers, and canopies forming ground floor covered terraces to rear; (iii) construction of a flat-roof single storey garden room in the rear private amenity space; (iv) alterations to the existing vehicular/pedestrian entrance gate off Nutley Avenue to provide wider vehicular/pedestrian entrance gate; and, (v) landscaping, boundary treatments, drainage, SuDS and all ancillary works necessary to facilitate the development.
Core Planning Reasoning
The applicant failed to provide a robust justification for the demolition of a structurally sound dwelling, which is contrary to the sustainability and climate action policies of the Dublin City Development Plan 2022-2028 that prioritize the retrofitting and reuse of existing buildings over demolition.
Decision Maker's Conclusion
- The demolition of the existing dwelling house is materially contrary to the Core Strategy and Policies CA6 and CA7 of the Development Plan, as the building is not structurally unsound, uninhabitable, or unsuitable for deep retrofitting.
- The applicant's 'Sustainability Report' was found to be insufficiently robust, specifically for discounting the embodied carbon of the existing structure and failing to adequately compare demolition against a deep retrofit and extension scenario.
- The proposed widening of the vehicular entrance to 3.5m exceeds Development Plan standards (max 3.0m), would result in the loss of on-street parking, and potentially undermines the root structure of an existing street tree.
Cited Policies (CDP)
Decision Document Summary
The proposal sought the demolition of a 1960s 2-storey detached dwelling (198sqm) at No. 4 Nutley Avenue, Dublin 4, to be replaced by a significantly larger 2-storey-over-attic Tudor-style house (468sqm) and a substantial 97sqm ancillary garden room. While the Planning Authority originally granted permission, the Inspector recommended refusal following Third Party appeals. The site context is a mature, high-status suburban street near Protected Structures. The Inspector's primary argument is cen...PDF Document Missing
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