23/221

Conversion of ground floor public house to commercial retail / service unit with residential apartment to rear, construction of external stairs to rear of premises and conversion of existing 1st and 2nd Floor residential accommodation to 1st and 2nd floor residential apartments, development will also include alterations to elevations and construction of roof dormer and all ancillary site works

Refused

Core Refusal Reason

The proposal constitutes overdevelopment that negatively impacts the setting of nearby Protected Structures and provides substandard residential amenity for future occupants.

Decision Maker's Conclusion

  • The proposed mansard roof and external staircase would detract from the character and setting of several nearby Protected Structures and NIAH-listed buildings, resulting in irreversible damage to the historic streetscape.
  • The scale and height of the development on a restricted site would be overbearing and injurious to the amenities of adjoining properties to the north-east.
  • The residential component is substandard due to inadequate apartment floor areas, a lack of private amenity space, and insufficient provision for utility and bin storage facilities.

Cited Policies (CDP)

HE 16-14HE 16-15

Decision Document Summary

This application proposed the conversion of a ground floor public house in Knockaneroe, Castletownbere, into a commercial retail/service unit. The site is situated in a sensitive architectural context, within the vista of the Church of the Sacred Heart and adjacent to several Protected Structures and buildings listed on the National Inventory of Architectural Heritage. The local authority refused the application because the design—specifically the addition of a mansard roof and external staircas...
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