215072
94no. residential units (comprising 5no. 4-bed detached dwelling houses, 3no. 3-bed detached dwelling houses, 9no. 3-bed apartments, 4no. 3-bed duplex apartments, 65no. 2-bed apartments and 8no. 1-bed apartments in 8no blocks ranging in height from 2-4 storey, with Ashbourne house, which is listed as a protected structure (Ref.00498), comprising 1 of those blocks). Works to Ashbourne House involve the demolition of modern extensions, refurbishment throughout and its conversion to residential apartments. The proposed development also includes the provision of 1 no. café in the existing gate lodge building, which will be extended, associated car parking, internal roadway, revisions to the existing vehicular entrance to the south and revised access arrangements to the north, which comprise new pedestrian accesses, landscaping and amenity areas including management of identified trees, foul and storm water drainage, including attenuation, and all associated site development works. The proposed development consists of work to a protected structure and its curtilage.
Core Reason for the Refused Part
The proposed development was refused due to an inadequate residential density that fails to provide for sustainable settlement patterns near a high-frequency public transport corridor, alongside the unacceptable loss of heritage and champion trees which would irrevocably compromise the integrity and setting of Ashbourne House (a Protected Structure) and its historic gardens.
Decision Maker's Conclusion
- The proposed density of approximately 30-35 units per hectare is insufficient for a site located immediately adjacent to a high-frequency commuter rail station, representing an inefficient use of zoned and serviced land.
- The layout requires the removal of significant heritage and champion trees within the curtilage of a Protected Structure, which directly conflicts with site-specific development objectives aimed at protecting the woodland setting.
- The proposed development would have a detrimental and irreversible impact on the character, special cultural interest, and setting of the historic gardens associated with Ashbourne House.