Core Refusal Reason
The proposed development fails to incorporate the necessary finished floor levels (53.37 mOD) required to mitigate flood risk as identified in the applicant's own Site Specific Flood Risk Assessment; furthermore, raising the building to a safe level would constitute a material change in height and scale that has not been assessed for its impact on the Architectural Conservation Area.
Decision Maker's Conclusion
- The development is classified as minor infill under Section 5.28 of the FRM Guidelines, meaning it is not strictly prohibited in Flood Zones A and B if risk is managed.
- The submitted design fails to incorporate the mitigation measures recommended in the applicant's Site Specific Flood Risk Assessment, specifically the required finished floor level.
- Raising the building by 870mm to meet safety requirements would result in a material change to the overall building height and scale, potentially impacting the ACA and residential amenities in a way that cannot be addressed by condition.
Cited Policies (CDP)
Section 12.6.8 (Infill / Backland Development)Policy GI3 (Sustainable Water Management)Policy GI4 (Sustainable Drainage Systems)Policy NCBH20 (Architectural Conservation Areas)Policy NCBH23 (ACA Design)Policy H13 (Residential Consolidation)Policy IE4 (Flood Risk)Strategic Flood Risk Assessment (SFRA)
Decision Document Summary
The application seeks permission for a 1.5-storey, three-bedroom detached house to the rear of No. 180 Whitehall Road, Dublin 12. The site is situated within an Architectural Conservation Area (ACA) characterized by a crescent of 10 cottages and is partially located within Flood Zones A and B due to its proximity to the River Poddle. While the Planning Authority refused the application citing that highly vulnerable development should not be permitted in these flood zones, the Inspector noted tha...SOURCE PDFOpen Original
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