Council says no to Raheny ‘Senior Living’ scheme

DUBLIN City Council has refused planning permission for a ‘Senior Living’ scheme on Sybil Hill Road in Raheny.

The planning application, which was lodged by Tetrarch Capital, sought permission for a 78-unit ‘Over-65s’ scheme on lands around Sybil Hill House which is a protected building dating from the 18th century.

The proposed residential scheme by Tetrarch would have consisted of three blocks, ranging in height from two to five storeys, to accommodate 78 Senior Living Residential Living apartments, comprising 55 one-bed units and 23 two-bed units.

No physical works were proposed for Sybil Hill House.

The planning consultants for the scheme, Tom Phillips & Associates, said in their submission that it was the expressed wishes of the Vincentian Order “that this Integrated Retirement Community would cater specifically for the over-65s within the community who wish to downsize into suitable age friendly accommodation”.

However, the council refused planning permission, citing that Tetrarch had not adequately demonstrated that the proposed development is in compliance with the zoning objective ‘To protect and provide for community uses and social infrastructure’ and had not provided a masterplan as required for development within Z15 zoned lands.

“The assessment of the proposed development indicates that the existing community uses/social infrastructure within the Sybil Hill House site may not be protected/retained and may not provide for further community uses and social infrastructure as required under the zoning objective,” the council said in their report.

They also said the proposed development is considered contrary to Section 14.7.14 of the Dublin City Development Plan 2022-2028 and contrary to the proper planning and sustainable development of the area.

Many local residents in Raheny, and the Irish Georgian Society (IGS), had opposed the plans and the council received 50 submissions in relation to the contentious development.

Georgina Moore, on behalf of the ‘I Love St. Anne’s’ group, said in her submission that “no clear vision for the St. Paul’s lands, by way of a Masterplan, has ever been presented to the community and documents submitted in support of the Ardilaun Court development and development of the St. Paul’s playing fields have neither mentioned nor shown any potential residential development within the curtilage of Sybil Hill house.”

In their submission, An Taisce said the proposed development should be in proportion to its surroundings and should not have “an overbearing or negative impact on the existing built environment.”

“Sybil Hill House is an historic property on the grounds,” they said.

“While its refurbishment and reuse, and the proposed residential use, is welcome in principle, it is essential that its historic curtilage and context is respected and that any new structures should protect the historic setting, not overdevelop in the curtilage of the Protected Structure and should assimilate into the location and amenities of the historic village.”

In his submission, Executive Director with the Irish Georgian Society Donough Cahill, said that the Tetrarch proposal represented ‘inappropriate development of the site’ for several reasons.

“The applicants have failed to define the curtilage of Sybil Hill House which is a protected structure,” Mr Cahill said in his submission.

“Or to define its appropriate attendant grounds that are necessary to protect its character and setting.

“None of the reports submitted, including the archaeological and cultural assessment, address this issue.”

Julia Roche, a local resident, said in her submission that the development would “set an undesirable precedent for similar developments within the curtilage of protected structures in Raheny.”

Tetrarch now have the option of appealing the decision to An Bord Pleanála.