Core Refusal Reason
The Planning Authority initially refused permission based on the contravention of policies requiring the retrofit and reuse of existing buildings (CA6, PHP19) rather than demolition; however, the Inspector recommended granting permission on the basis that the existing dwelling is structurally unsound, uninhabitable, and poorly orientated, making replacement the more sustainable and appropriate planning solution.
Decision Maker's Conclusion
- Technical evidence including Structural and Energy Reports confirms the existing dwelling is structurally unsound and that a modern replacement provides superior energy efficiency with a net CO2 saving after 6 years.
- The current building layout is 'out of kilter' with the established pattern of the lane; the proposed replacement optimizes the site's configuration and improves the relationship and separation distances with neighboring properties.
- Demolition is justified as the building is not habitable and its replacement with a high-quality contemporary dwelling will not adversely impact residential amenity or traffic safety.
Cited Policies (CDP)
12.3.9 Demolition and Replacement DwellingsPolicy Objective CA6: Retrofit and Reuse of BuildingsPolicy Objective PHP19: Existing Housing Stock - AdaptationPolicy Objective HER 20: Buildings of Vernacular and Heritage InterestPolicy Objective PHP18: DensityPolicy Objective PHP20: Protection of Existing Residential Amenity12.3.7.7 Infill Development
Decision Document Summary
The application seeks permission for the demolition of 'Seafort', a two-storey period dwelling on Anastasia Lane, Dalkey, and its replacement with a contemporary two-storey detached house. The Planning Authority originally refused the project, citing County Development Plan policies that mandate building reuse and heritage preservation. However, the Inspector's assessment focused on the site-specific constraints of the long, narrow plot and the dilapidated state of the existing structure. Key to...SOURCE PDFOpen Original
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