2461044

for change of use from previous office use, to sub-divide the building into 4 Nr. 1 bed apartments on the ground and 1st floor only, with a plant room and storage room to the upper floor of the rear annex of the Protected Structure (Reg Nr:11814098, NIAH - Norton House) along with all associated site works

Refused

Core Refusal Reason

The application failed to demonstrate compliance with residential standards for open space and storage, lacked legal clarity on site boundaries, and represented a piecemeal approach to the development of the landholding.

Decision Maker's Conclusion

  • The development lacks adequate private amenity open space and fails to meet minimum internal storage standards for three of the four proposed apartment units.
  • There are significant concerns regarding the 'piecemeal' nature of the development relative to the wider landholding and the lack of clarity regarding the red line boundary and legal rights of way to the rear.
  • The application failed to provide essential technical documentation, including an Acoustic Design Statement for noise from the R445, a Construction Management Plan, and a Part V exemption certificate.

Cited Policies (CDP)

AH P6AH O20AH O23AH O39AH O40AH O41AH O43AH O65AH O66Policy BH1BH 1.1BH 1.2Policy BH2BH 2.1BH 2.2BH 2.3Chapter 15Section 15.2Table 15.4

Decision Document Summary

The applicant sought permission for the change of use and subdivision of Norton House, a Protected Structure in Naas Town Centre, into four one-bedroom apartments. While the reuse of the building is welcomed under the Town Centre zoning, the Planning Authority identified significant deficiencies. The proposal failed to meet minimum storage and private open space standards, raised concerns regarding a piecemeal development strategy for the landholding, and lacked critical technical reports concer...
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