24162
The proposed development will consist of: (i) demolition of existing detached two storey five bedroom dwelling on site; (ii) construction of a replacement two storey over basement (with swimming pool and cinema) six bedroom detached dwelling, with part mezzanine level over first floor; (iii) proposed dwelling to include; pitched roof with parapets, balconies, bay windows, covered terraces, porches and roof lights; (iv) construction of a fully sunken basement independent of he proposed dwelling to include; car-parking, games area, bar, ancillary rooms, ramped driveway (accessed from existing vehicular access off public road) and staircase to ground level, and 3 no. above ground roof-lights; (iv) External swimming pool to the rear of new proposed dwelling; (v) Other works to include: landscaping, drainage, boundary treatments, access roads within site, driveway amendments within site, and all necessary ancillary works to facilitate the development
Core Refusal Reason
The proposed development's scale, massing, and design are inconsistent with the sensitive rural landscape character and the Rural House Design Guide, compounded by unresolved technical issues regarding wastewater treatment and site access.
Decision Maker's Conclusion
- The scale and massing of the replacement dwelling are considered excessive and inconsistent with the sensitive landscape character of the River Liffey and the provisions of the Rural House Design Guide.
- The proposed wastewater treatment system is technically deficient, failing to meet EPA standards for percolation and water table clearance, posing a risk to the local environment.
- The development fails to adhere to road safety policies aimed at discouraging the proliferation of access points onto public roads, requiring a consolidation of site entrances.