Core Refusal Reason
The proposed demolition of a habitable dwelling lacks justification and contravenes policies favoring retrofitting, while the replacement structure's design is incongruous, overbearing, and detrimental to the established character and residential amenities of the mature suburban estate.
Decision Maker's Conclusion
- The demolition of a structurally sound, habitable house in a mature 'Garden City' estate without strong justification materially contravenes development plan objectives prioritizing retrofit and reuse.
- The scale, height, and contemporary design of the replacement dwelling, particularly its extensive glazed balconies and flat roof terrace, would be visually dominant and significantly out of character with the established streetscape.
- The development would result in an unacceptable degree of overlooking and overbearing impact on neighboring properties, negatively affecting the residential and visual amenities of the area.
Cited Policies (CDP)
Section 12.3.9Section 3.4.1.2Policy Objective CA6Policy Objective PHP19Section 12.3.7.5Section 12.3.7.7
Decision Document Summary
The application sought permission to demolish an existing two-storey, 166 sq.m. detached house at 91 Ballinclea Heights, Killiney, and replace it with a significantly larger three-storey, 313 sq.m. dwelling featuring a 'granny flat', attic accommodation, and multiple roof terraces. The site is situated within a mature residential estate designed on the 'Garden City' model, characterized by low-density housing with consistent building lines and distinctive roof profiles. The Inspector concluded t...SOURCE PDFOpen Original
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