Core Refusal Reason
The application contains significant discrepancies and inconsistencies in its site layout compared to the layout recently approved under ABP-308150-20, resulting in insufficient information to assess the cumulative impact on open space, car parking, and tree retention.
Decision Maker's Conclusion
- The conservation works to Thornhill House and the conversion of the rear stable yard were generally found to be acceptable and sympathetic to the Protected Structure's character.
- The proposed mews dwellings, while acceptable in scale and height, create fundamental conflicts with the previously permitted road and open space layout for the wider site.
- The lack of clarity regarding the final site configuration prevents a proper assessment of whether the development complies with statutory standards for amenity space and parking.
Cited Policies (CDP)
Policy RES3: Residential DensityPolicy RES4: Existing Housing Stock and DensificationPolicy OSR7: Trees and WoodlandPolicy AR1: Record of Protected StructuresSection 8.2.3.4 (vii): InfillSection 8.2.8.2: Public/Communal Open Space – QuantitySection 8.2.11.2 (i): Works to Protected StructuresSection 8.2.11.2 (iii): Development in Proximity to a Protected StructureTable 8.2.3: Car parking requirements
Decision Document Summary
The proposal involves the conservation and upgrade of Thornhill House (a Protected Structure) into a single-family home, the conversion of outbuildings into 5 units, and the construction of a new 5-unit mews terrace on a 1.39ha site in Mount Merrion. While the Inspector acknowledged that the mews design was deferential to the main house and that the principle of increased density was acceptable in this suburban location, the report identifies a fatal technical flaw. The application's site layout...SOURCE PDFOpen Original
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