5155/22

PROTECTED STRUCTURE: Permission for development on a site of c. 1.57 ha on lands at Sybil Hill House, Sybil Hill Road, Raheny, Dublin D05 AE38. Sybil Hill House is a Protected Structure (RPS Ref: 7910). The development consists of the demolition of a shed and removal of shipping container and a proposed residential development consisting of 3 No. blocks ranging in height from 2 to 5 storeys (Block A is 4 to 5 storeys, Block B is 3 storeys and Block C is 2 storeys) to accommodate 78 No. Senior Residential Living apartments within an Integrated Retirement Community development, comprising 55 No. 1 bed units and 23 No. 2 bed units, with balconies / terraces provided for all units. Residential amenity and community space will be provided at ground and first floor levels of Sybil Hill House (a Protected Structure) and at first floor level of Block A, no physical works are proposed to Sybil Hill House. The proposal also includes the widening of the existing vehicular entrance from Sybil Hill Road and internal access road and new pedestrian pathways; provision of 51 No. car parking spaces, 156 No. bicycle parking spaces, bin and bike stores, PV panels at roof level of Blocks, associated lighting, site services (foul, surface water drainage and water supply), all site landscaping and boundary treatment works.

Refused

Core Refusal Reason

The proposed development materially contravenes the Z15 zoning objective for community and social infrastructure, negatively impacts the character and curtilage of the Protected Structure 'Sybil Hill House', and fails to demonstrate that it would not adversely affect the integrity of Natura 2000 sites, specifically regarding the Light Bellied Brent Goose.

Decision Maker's Conclusion

  • The project materially contravenes the Dublin City Development Plan Z15 zoning objective as the applicant failed to demonstrate exceptional circumstances for residential development or provide a comprehensive Masterplan for the lands.
  • The scale, massing, and positioning of the new apartment blocks would dominate and significantly erode the special architectural character, integrity, and surviving parkland setting of Sybil Hill House, a Protected Structure.
  • Insufficient scientific data and surveys were provided to exclude significant adverse effects on the Light Bellied Brent Goose, a qualifying interest of the North Bull Island and South Dublin Bay & River Tolka Estuary SPAs.

Cited Policies (CDP)

Z15 zoning objectiveSection 14.7.14Policy BHA2Section 15.8.6Section 15.9.8Section 15.13.7Policy QHSN23Policy BHA4Policy BHA5Policy BHA21Policy BHA24Policy CA6Policy QHSN10Policy SC11Policy SC12Section 15.7.3Section 15.9.14Policy GI13Policy GI14Policy GI16Section 15.6.6Policy SMT4Policy SMT18Objective SMT036Section 15.8.10

Decision Document Summary

Tetrarch Residential Limited sought permission for 78 (later reduced to 75 on appeal) senior living apartments within three new blocks (2-5 storeys) in the curtilage of Sybil Hill House, a Protected Structure dating to c.1750. The proposal intended to use the historic house for communal facilities while maintaining some residential institutional use for the Vincentian Order. The 1.57ha site is located in Raheny, Dublin 5, on lands zoned Z15 (Community and Social Infrastructure). The Inspector ar...
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View the appeal at An Bord Pleanála