4925/22

Permission for the construction of 10 no. terraced houses comprising of 4 no. 3 bed (plus office) houses (3 storey over lower ground floor), 6 no. 2 bed (plus office) houses (2-storey over lower ground floor) all with upper floor terraces, new pedestrian entrances from Goldenbridge Walk, a new bin plus bicycle stores, new boundary walls and all associated siteworks.

Refused

Core Refusal Reason

The development is refused because it materially contravenes the Z9 zoning objective (Open Space/Green Network) under the current Dublin City Development Plan 2022-2028, fails the Flood Risk Justification Test for 'highly vulnerable' development in Flood Zones A and B, and provides an inadequate setback from the River Camac, threatening its ecological function and restoration potential.

Decision Maker's Conclusion

  • The proposed residential use is not permissible or open for consideration under the current 'Z9' land use zoning objective, and the board is precluded from granting permission as none of the material contravention criteria under Section 37(2)(b) are met.
  • The applicant failed to satisfactorily demonstrate that the proposal passes the Justification Test for development within a high-risk flood area (Zones A and B), particularly for 'highly vulnerable' residential housing.
  • The proposed setback of 4.75m from the River Camac is significantly below the policy requirement of 10-25m, posing a risk to the riverbank stability and hindering the delivery of the 'Middle Camac' river restoration scheme.

Cited Policies (CDP)

Objective Z9 (Amenity/Open Space Lands/Green Network)Policy SI11 (Managing Development Within and Adjacent to Camac River Corridor)Policy SIO7 (River restoration projects)Policy GI29 (Watercourses and river corridors)Policy GI34 (Design of river settings)Policy SI13 (Flood risk minimization)Policy SI14 (Strategic Flood Risk Assessment implementation)Policy SI19 (Flood alleviation schemes)Policy GI11 (Ecological functions and connectivity)Policy GI15 (Protection of inland and sea fisheries)Policy GI24 (Open space/Green infrastructure network)Policy QHSN6 (Consolidation/Infill development)Policy QHSN10 (Sustainable density)Policy SMT16 (Prioritisation of walking and cycling)Policy GIO6 (Grand Canal metropolitan greenway)Policy SC19 (High Quality Architecture)Section 14.7.9 (Z9 Zoning Provisions)Section 37(2)(b) of the Planning and Development Act 2000

Decision Document Summary

The proposal involves the construction of 10 terraced houses (four 3-bed and six 2-bed units) on a 0.23ha vacant site at Goldenbridge Walk, Inchicore, Dublin 8. The site is uniquely situated between the Grand Canal (a designated Conservation Area) to the south and the River Camac to the north. While the development was originally submitted under a previous Development Plan where the site was zoned Z3 (Neighbourhood Facilities), the current operative Dublin City Development Plan 2022-2028 has rez...
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