SD24A/0111

Detached two storey, building to provide 2 number circa 82 sq.m 2 bed apartments with balconies. The drainage arrangements are to tap into the existing and as approved under planning ref reg SD11A/0065 and as amended by SD15A/0299, & SD17A/0163. A new pedestrian and vehicular access with crossover off Castlefield Avenue, & boundary walls on Lands at Castlefield Avenue, Knocklyon adjoining Mimosa Castlefield Avenue, Dublin 16, D16R2F3, part of folio 68669F & 75126L, and all ancillary site works.

Refused

Core Refusal Reason

The proposed development is located in an area at risk of flooding (Flood Zone B) and, in the absence of a site-specific flood risk assessment, fails to demonstrate that the risk can be appropriately managed or mitigated.

Decision Maker's Conclusion

  • The principle of residential development is acceptable under the 'RES' zoning, and the proposed building's height and design are considered an appropriate 'bookend' for the streetscape.
  • The proposal would not significantly detract from the residential amenities of neighboring properties in terms of overlooking, overshadowing, or overbearing impact.
  • Permission must be refused because the site is located in Flood Zone B and the applicant failed to provide a mandatory site-specific flood risk assessment (SSFRA).

Cited Policies (CDP)

Section 6.8.1 (Infill, Backland, Subdivision and Corner Sites)Section 6.8 (Residential Consolidation in Urban Areas)Policy H13 (Residential Consolidation)H13 Objective 5IE4 Objective 1 (Flood Risk Assessments)IE4 Objective 2 (Precautionary Principle)

Decision Document Summary

This report evaluates a first-party appeal for a two-storey building containing two apartments (82sqm each) on a corner site at Castlefield Avenue, Knocklyon. The Planning Authority originally refused permission based on the design, scale, and massing of the proposal. However, the Inspector found the design to be acceptable and consistent with the character of the area. A critical 'new issue' was identified during the assessment: the site is located within Flood Zone B, and mapping indicates a w...
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