Core Refusal Reason
The proposed development is premature and contrary to the County Development Plan as it is located within Flood Zones A & B, where residential development is restricted until the Deansgrange Flood Relief Scheme is fully completed.
Decision Maker's Conclusion
- The development is premature and potentially hazardous due to significant flood risk, as the Deansgrange Flood Relief Scheme required to protect the site is currently incomplete.
- The applicant failed to provide technical certainty regarding Irish Water connections, safe vehicular sightlines, turning movements for emergency vehicles, and pedestrian permeability.
- The proposal lacks essential documentation for statutory compliance, specifically regarding Part V social housing requirements and a comprehensive public lighting layout.
Cited Policies (CDP)
Objective ASection 4.1 (Bicycle Parking)Appendix 15 (Strategic Flood Risk Assessment)Section 6.2.9 (Deansgrange Stream)Section 12.10 (Rear Gardens)Section 5.2.1 (Minor Development Definition)
Decision Document Summary
The proposal involves the demolition of an existing dormer bungalow and the construction of 7 three-storey terraced houses on a 0.45ha site at Cromlech Cottage, Killiney. While the Inspector noted that the residential zoning (Objective A) supports increased density, the site is constrained by the Deansgrange Stream and its associated flood risk. The Inspector argued that under the 2022-2028 County Development Plan, highly vulnerable developments (like housing) in Flood Zones A & B must be refuse...SOURCE PDFOpen Original
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