2461395

for elements of the completed Lawlor's Hotel extension (Planning Reference 16/624) as follows: Reconfiguration of basement car park consisting of 106 car parking spaces with mechanical ventilation, with revisions to the Ground floor footprint and Eastern courtyard elevation consisting of additional chimney flue to gable elevation with increase in bar area of 55.04m2 with additional staircore with additional "Orangerie" feature tower with additional maintenance store and lobby with revised rear courtyard planting and outdoor seating areas with additional 104m2 mezzanine level between ground and 1st floor with additional bedroom and stairwell with reconfiguration to bedrooms and additional conference room of 119.47m2 nett additional area at 2nd floor level with additional bedroom and stairwell with reconfiguration to bedrooms and additional conference room of 120.53m2 nett additional area at 3rd floor level with additional bedroom and stairwell with reconfiguration to bedrooms and additional conference room of 172.36m2 nett additional area at 4th floor level with additional stairwell access and increase in plant room of 52.85m2 nett additional area at 5th floor with associated site works. The nett additional area totals 634.28m2 over that permitted in Planning Reg. Reference 16/624

Refused

Core Refusal Reason

The application is considered a piecemeal and haphazard attempt to retain elements of an unauthorized development that fails to accurately reflect the structure as constructed or address its impact on the Architectural Conservation Area and fire safety.

Decision Maker's Conclusion

  • The application is deemed piecemeal and haphazard, failing to provide a true and accurate reflection of the structure as constructed, which would facilitate continuing unauthorized development on site.
  • The applicant failed to provide necessary details regarding the development's impact on the Architectural Conservation Area (ACA) and omitted required landscaping information, contravening previous planning conditions.
  • Technical concerns remain unresolved regarding fire brigade access to the courtyard and significant discrepancies between the stated site area and the submitted site boundary maps.

Cited Policies (CDP)

Naas Local Area Plan 2021-2027Objective A Town CentreKildare County Development Plan 2023-2029Chapter 15 of the Kildare County Development Plan 2023-2029

Decision Document Summary

Marchford Properties Ltd sought retention permission for various modifications and additional floor areas totaling 634.28sqm at the Lawlor's Hotel extension in Naas Town Centre, a site located within an Architectural Conservation Area and subject to an active enforcement case. Kildare County Council refused the application because it was considered a piecemeal submission that did not account for the full extent of unauthorized works on-site. Furthermore, the proposal failed to address the impact...
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