Refusal decisions · 24–30 Aug 2026

Having regard to the nature of the proposed development, which comprises of the substantial and almost complete demolition and reconstruction of a residential dwelling, it would not be in accordance with Policy Objective CA6: Retrofit and Reuse of Buildings and Policy Objective PHP19: Existing Housing Stock - Adaptation, nor would it accord with the provisions of Section 12.3.9 Demolition and Replacement Dwellings of the Dun Laoghaire Rathdown County Development Plan 2022-2028, in that a strong justification for the substantial and almost complete demolition of the existing dwelling on site has not been provided. Furthermore, it is considered that the substantial and almost complete demolition of the existing dwelling and its subsequent replacement, if permitted, would set an undesirable precedent which would be contrary to the provisions of theDún Laoghaire Rathdown County Development Plan 2022-2028and the proper planning and sustainable development of the area.

1. Having regard to the pattern and character of development in the area and the restricted nature of the site the proposed development, by reason of its excessive height, scale, and massing, as well as its excessive density would constitute over development of the site resulting in an obtrusive and visually incongruous development that would be out of character with the pattern development in the vicinity and would result in a substandard form of development by reason of the particular nature of the aspect which would fail to provide quality residential amenity for future occupiers. The proposed development would be contrary to the requirements of Strategic Objective 9 and Zoning Objective 8.3, Objectives 11.1 and 11.4 of the Cork City Development Plan 2022-2028. The proposed development would, therefore, be contrary to the proper planning sustainable development of the area.
2. It is considered the form, massing, scale and design approach of the proposed development would have an adverse material impact on the character of the Blackpool Architectural Conservation Area. The proposals would be contrary to Strategic Objective 7 and Objective 8.23 of the Cork City Development Plan 2022-2028. The proposal also fails to accord with the guidance in the Architectural Heritage Protection, Guidelines for Planning Authorities by Department of Arts, Heritage and the Gaeltacht. The proposed development would, therefore, be contrary to the proper planning sustainable development of the area.
3. Having regard to the location of the proposed development, its design and its relationship with the adjoining residences of Berwick House, it is considered that the proposed development has not demonstrated that future residents will be provided with adequate light and privacy and the residential amenity of the residents of Berwick House will not be unduly impacted by virtue of overshadowing and overlooking. The proposed development would be contrary to Objectives 11.3 and 11.4 of the Cork City Development Plan 2022-2028. The proposed development would therefore seriously injure amenities and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to Virginia Bypass Development Objectives VB 01 and VB 02 as set out in the Cavan County Development Plan 2022 – 2028 which require Cavan County Council to work in conjunction with Transport Infrastructure Ireland and Meath County Council to reserve and protect option corridors from development that would interfere with the delivery of the Virginia By-Pass, it is considered that the proposed development would be premature pending the determination by the Planning Authority or the Road Authority of a road layout for the area or any part thereof.
2. It is considered that the proposed replacement of a traditional vernacular two- storey dwelling on this elevated exposed site by a new dwelling which, in the opinion of the Planning Authority, would not have sufficient regard to the design and character of the existing dwelling or to the guidance on design form and proportions included in Sections 2.1 and 2.2 of the “Design Guide for Rural One-Off Developments in Cavan Countryside”, would fail to meet the relevant criteria of Objective RDR 03 of the Cavan County Development Plan 2022 – 2028 one of which is that the design of replacement dwellings in rural areas shall have regard to the design, finish and character of the existing building and comply with the ‘Cavan Rural Design Guide’, or any such replacement document. The proposed development, and the precedent which it would form, would therefore be considered contrary to the proper planning and sustainable development of the area.
3. Having regard to insufficient information submitted in relation to stormwater drainage design and attenuation capacity for the proposed development, and to adequately ensure that any future drainage infrastructure associated with the Bypass Scheme can safely accommodate the additional flow arising from the proposed development, it has not been adequately demonstrated to the Planning Authority that the proposed development would not give rise to surcharge or increased flood risk downgradient from the proposed development. It is considered, therefore, that the proposed development would be contrary to Objective WQG 07 of the Cavan County Development Plan 2022 – 2028 which is to ensure that development would not have an unacceptable impact on water quality and quantity including surface water, ground water, designated source protection areas and river corridors; and would be contrary to Objective FRM 01 which is that development that would cause flooding or exacerbate such a risk at the proposed development site or at another location shall not normally be permitted

The site of the proposed development is not suitable for the safe disposal of effluent in accordance with the 2021 EPA Code of Practice: Domestic Wastewater Treatment Systems (P.E≤ 10) having regard to previous and current indicators of high water table conditions and/or poor percolation characteristics on site, as observed during site inspections, and, the minimum unsaturated soil/subsoil depth that can be achieved, as set out in Table 6.3 of the said EPA Code of Practice (2021). It is therefore considered that the proposed development, if permitted, would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.