WEB1195/24

The development will consist of the demolition of the existing 2 storey house and garage and the construction of a 2 storey semi-detached dwelling (195.0m2) and single storey garage (58.0m2). The house will comprise of two bedrooms, study, living area and viewing terraces at first floor level, an external stairs to first floor level, boundary wall treatments and all associated site works including pedestrian and vehicular access.

Granted

Core Planning Reasoning

The proposed development is acceptable in principle under the Z2 zoning and is considered to provide a high-quality architectural replacement that enhances the character of the conservation area while successfully addressing flood risk and residential amenity concerns.

Decision Maker's Conclusion

  • The demolition of the existing dwelling is justified due to its poor condition and lack of compliance with building regulations, with the replacement dwelling providing a substantial streetscape enhancement at a prominent location.
  • The proposal successfully meets the Justification Test for development in Flood Zone A, incorporating resilient construction and finished floor levels that improve the site's flood management compared to the existing structure.
  • The design adequately protects the residential amenities of the adjacent property (No. 20) in terms of overshadowing and overbearing, provided that specific conditions for 2m high opaque balcony screening are implemented.

Cited Policies (CDP)

Objective Z2 (Residential Neighbourhoods - Conservation Areas)Section 14.7.2 (Zoning objectives)Chapter 9 (Sustainable Environmental Infrastructure and Flood Risk)Section 9.5.3 (Flood Risk Management)Policy SI16 (Site-Specific Flood Risk Assessment)Chapter 11 (Built Heritage and Archaeology)Chapter 15 (Development Standards)Section 15.11 (House Developments)Appendix 3 (Height Strategy - Table 2 Plot Ratio and Site Coverage)Appendix 5 (Transport and Mobility)Volume 7 (Strategic Flood Risk Assessment)Policy BHA10 (Demolition in a Conservation Area)Policy BHA9 (Conservation Areas)Policy QHSN11 (15 Minute City)Policy QHSN12 (Neighbourhood Development)Policy CA6 (Retrofitting and Reuse)Policy CA7 (Energy Efficiency)

Decision Document Summary

This report pertains to a planning application for the demolition of a two-storey house and garage and the construction of a new 195sqm semi-detached dwelling and 58sqm garage at 22 Strand Road, Dublin 4. The site is a prominent plot at the transition to Merrion Strand, located within a Z2 Conservation Area and Flood Zone A. A previous 2021 application on the site was refused by the Board due to flood risk and excessive massing. The Inspector argues that the current proposal effectively addresse...
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