Core Refusal Reason
The proposed demolition of an existing habitable house and its replacement is inconsistent with Policy Objectives CA6 and PHP19, and Section 12.3.9 of the Development Plan, as a strong justification for demolition was not provided and it was not demonstrated that the existing dwelling cannot be retrofitted and reused.
Decision Maker's Conclusion
- The 2022-2028 County Development Plan establishes a high threshold for the demolition of existing dwellings, prioritizing retrofit and reuse except in cases of proven unhabitability or strong justification.
- The structural defects and high radon levels identified by the appellant are considered localized maintenance issues or remediable through standard techniques rather than necessitating total demolition.
- The submitted Sustainability Report and Life Cycle Assessment contained inaccuracies and used an arbitrary 'theoretical extension' for comparison, failing to provide a robust argument for the carbon benefits of a new build over a deep retrofit.
Cited Policies (CDP)
Policy Objective CA5Policy Objective CA6Policy Objective CA9Policy Objective PHP19Policy Objective PHP20Policy GIB6Policy Objective HER13Section 12.3.9Section 12.2.1Section 4.3.1
Decision Document Summary
The application seeks permission to demolish an existing c. 270 sqm house and annex at 41 Coliemore Road, Dalkey, and construct a replacement c. 410 sqm two-storey house over a basement garage. The site is characterized by a steep slope and proximity to sensitive visual and recreational areas, including Sorrento Park and Dillon's Park. While the applicant argued the building is at the end of its natural lifespan with significant structural issues and excessive radon levels, the Inspector found t...SOURCE PDFOpen Original
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