2560694
consisting of works being carried out in the curtilage of protected structure 'Maudlins Farmhouse' RPS Ref. NS 19-096, at this site known as Maudlins House Hotel. The development will consist of the construction of an extension to Maudlins House Hotel over an existing basement carpark, with said extension proposed to be linked to existing hotel building at basement level only. The proposed extension comprises of 70 no. aparthotel rooms over 6 floors with office & linen room at ground floor, linen room on all upper floors, two passenger lifts, roof level plant room & all associated ancillary works. All goods deliveries will continue to the existing delivery yard & the existing Maudlins House Hotel entrance & frontage to the Dublin Rd. will remain unchanged. All foul & surface water discharge are to be connected into existing foul & surface water systems (network on site) with final discharge to the public mains. The planning is made further to planning applications 98/500157, 00/500113, 00/500124, 02/500024, 07/500124 & 20/294
Core Refusal Reason
The proposed 6-storey extension is considered excessive in scale and height, negatively impacting the character and setting of a protected structure, while providing substandard public realm, landscaping, and sustainable drainage solutions.
Decision Maker's Conclusion
- The development's scale, height, and design would tower over and adversely impact the special character, setting, and curtilage of the protected structure, Maudlins House Hotel (RPS Ref. NS 19-096).
- The proposed 6-storey height (22.245m) is excessive for the location, contravening building height policies where the prevailing height does not exceed four storeys.
- The proposal is substandard in its provision of landscaping, public realm, and sustainable urban drainage (SuDS), failing to provide adequate pedestrian/cyclist connectivity or high-quality placemaking.