Core Reason for the Refused Part
The proposed new apartment blocks (A & B) were refused due to their overbearing impact on the setting of the Protected Structure (Blackrock House), unacceptable impacts on the residential amenities of adjacent properties—specifically overshadowing and loss of daylight to Blackrock Lodge—and poor amenity provision for future residents.
Decision Maker's Conclusion
- The refurbishment and internal reconfiguration of Blackrock House (Protected Structure) to provide 4 additional apartments is acceptable as it upgrades the building's residential use while maintaining its architectural integrity.
- Blocks A and B are inappropriately sited within the curtilage of the Protected Structure, leading to a serious diminution of daylight/sunlight for neighboring residents and unacceptable overlooking between the new blocks and the main house.
- The development fails to demonstrate adequate infrastructure capacity for the additional units and lacks essential details for residential storage facilities and high-quality communal open space.
Cited Policies (CDP)
Policy Objective HER8Section 12.11.2.3Section 11.4.1.2Zoning Objective ATable 5.1 of Appendix 5
Decision Document Summary
This report assesses a first-party appeal by Forgebell Ltd. regarding a site at Blackrock House, Co. Dublin. The proposal involved two distinct elements: the refurbishment of an existing Protected Structure to increase its unit count from 17 to 21, and the construction of two new apartment blocks (A and B) within the grounds to provide 21 further units. The Inspector recommends a split decision: granting permission for the refurbishment of the historic house but refusing the new blocks. The prim...SOURCE PDFOpen Original
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