2560269
development which will consist of works to a protected structure, NIAH no 15321014 in the National Inventory of Architectural Heritage, RPS no 038-013 in the Record of Protected Structures, Westmeath County Development Plan 2021-2027, located in Kilbeggan Architectural Conservation Area (ACA). The works will include: a change of use from the existing single dwelling to 4 no. self-contained one-bedroom apartments, and will include internal alterations to all floor layouts, replacing all existing Main Street façade windows, refurbishment of Main Street façade, retention of existing vehicular access gate, and all associated site works
Core Refusal Reason
The proposal represents a substandard form of overdevelopment that fails to meet mandatory national design standards for apartment floor areas, dual aspect ratios, and floor-to-ceiling heights, resulting in poor residential amenity.
Decision Maker's Conclusion
- The proposed development constitutes a substandard form of design and layout that represents an overdevelopment of the existing Protected Structure.
- The units fail to comply with mandatory national requirements set out in the 2025 Apartment Guidelines, specifically regarding minimum floor areas (SPPR 2), dual aspect provision (SPPR 3), and ground floor ceiling heights (SPPR 4).
- The internal arrangement provides a poor level of residential amenity, including inadequate storage and substandard access to sanitary facilities, which would be contrary to the proper planning and sustainable development of the area.