SD21A/0136
(a) Construction of a 5 storey nursing home building consisting of (i) 112 bedroom (with en-suite); (ii) associated resident's welfare facilities; (iii) administration areas and staff facilities; (iv) with day centre, and pharmacy proposed at ground floor level; (b) construction of a part 5/part 6 storey building consisting of (i) 108 one-bedroom/two-person independent living units for older people; (ii) social and activity areas; (iii) management office and (iv) 5 guest bedrooms, each unit will be provided with private open space in the form of a balcony/terrace (ranging from 5sq.m to 12sq.m); (c) communal open space and landscaping (including new tree planting and tree retention), 30 car parking spaces and 86 bicycle parking spaces; (d) the development will be served by a new pedestrian and vehicular access from Old Greenhills Road through existing boundary wall; (e) landscaping, boundary treatments (including walls and railings to southern and western boundaries), an ESB Substation, SuDS drainage; road infrastructure and all ancillary site works necessary to facilitate the development.
Core Refusal Reason
The proposed development represents significant overdevelopment of a sensitive historic site, characterized by excessive height, scale, and massing that would negatively impact the character of Protected Structures and the Architectural Conservation Area, while failing to provide necessary conservation, ecological, and infrastructural requirements.
Decision Maker's Conclusion
- The proposed five-storey building height and massing are considered insensitive to the historic context, resulting in a development that would dominate the Priory Demesne and diminish the integrity of the Protected Structures and Architectural Conservation Area.
- The application failed to meet fundamental procedural and technical requirements, specifically the absence of a site-wide Conservation Plan and an Ecological Assessment to address potential impacts on bat roosts and the local heronry.
- The proposal constitutes overdevelopment as evidenced by a plot ratio exceeding local standards, a cramped layout with poor public open space distribution, and a significant under-provision of required car parking spaces.