Core Refusal Reason
The development proposes a highly vulnerable residential use within Flood Zone A and fails to provide adequate private or communal open space, resulting in a substandard level of residential amenity and non-compliance with flood risk management policies.
Decision Maker's Conclusion
- The introduction of a 'Highly Vulnerable' residential use into Flood Zone A (Carysfort Maretimo River catchment) is contrary to the Strategic Flood Risk Assessment and would introduce an additional eight people into a risk area.
- The proposed development is fundamentally deficient in the provision of dedicated private and communal amenity space, failing to meet the required standards of the County Development Plan and national apartment guidelines.
- While the proposed residential use is considered compatible with the 'E' (Employment) zoning objective at this specific infill location, the site's physical constraints and flood risks preclude a grant of permission.
Cited Policies (CDP)
Appendix 15: Strategic Flood Risk AssessmentSection 12.10.1: Flood Risk ManagementPolicy Objective E15: Securing Employment GrowthPolicy Objective CS11: Compact GrowthPolicy Objective PHP18: Residential DensitySection 12.3.7: Additional Accommodation in Existing Built-Up AreasSection 12.3.5.5: Minimum Apartment Floor AreasSection 12.8.3.3: Open SpaceSection 12.8.5.4: Roof GardensChapter 13: Land Use Zoning ObjectivesTable 12.4: Minimum Floor Area StandardsTable 12.11: Amenity Space Standards
Decision Document Summary
This report assesses a first-party appeal regarding the conversion of a commercial warehouse at 9 Upper Prince Edward Terrace, Blackrock, into four one-bedroom apartments. The site is a wedge-shaped corner plot on Brookfield Terrace, characterized by a mix of commercial and residential uses and zoned 'E' for economic development. The Inspector's evaluation diverges from the Planning Authority's view on zoning, concluding that this minor intensification would not significantly erode the local emp...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.
PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
View the appeal at An Bord Pleanála