Core Refusal Reason
The Inspector recommends granting permission, overturning the Planning Authority's refusal, on the basis that the revised proposal appropriately provides for residential intensification within the Foxrock Architectural Conservation Area (ACA) without negatively impacting the area's character or the residential amenity of neighboring properties.
Decision Maker's Conclusion
- The demolition of the existing dwelling is considered acceptable as the structure is not of significant architectural importance to merit its retention within the Foxrock ACA.
- The revised design submitted with the appeal, which includes a reduced building height and increased setbacks, provides an appropriate transition between neighboring properties and respects the established building line.
- The proposed density of 86 units per hectare is appropriate for this intermediate suburban location given its proximity to Foxrock Village and public transport corridors.
Cited Policies (CDP)
Policy HER14Policy CA6Section 12.3.9Policy HER13Policy PHP18Policy PHP19Policy PHP20Policy PHP27Policy PHP42Section 12.3.5Section 12.3.7.7Section 12.11.4Appendix 5 (Building Height Strategy - BHS 3)Section 12.8.11
Decision Document Summary
The applicant sought permission for the demolition of a 1930s detached house and the construction of a 26-unit, four-storey apartment block on a 0.3029ha site at Rockbrae, Westminster Road, Dublin 18. The Planning Authority initially refused permission based on unjustified demolition, harm to the character of the Foxrock ACA, and negative impacts on the residential amenity of the property to the east. Upon appeal, the applicant submitted a revised scheme reducing the parapet height and increasin...SOURCE PDFOpen Original
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