2460892
The development consists of amendments and modifications to the permissions granted under Planning Ref. 22/738, Ref. 23/17 and 23/99 that are: - Retention of ha-ha type wall and associated ground works, as well as all other local changes in ground levels to the front of Straffan Lodge;- Retention of the changes to the alignment of the main access road and forecourt to the front of Straffan Lodge; - Retention of the new internal service road that extends to the east of the property; - Retention of tree house structure and balcony within tree to the north-west of Straffan Lodge; - Retention of removal of unauthorised folly to the south-west of Straffan Lodge; - Retention of earth berm and landscape works close to north-eastern boundary to the east of Straffan Lodge; and - Retention of all associated hard and soft landscaping as well as all associated ancillary site development works. Revised by Significant Further Information which consists of replacing the existing hedging to the north-eastern boundary within the grounds of a Protected Structure.
Core Refusal Reason
The application failed to adequately assess the visual impact of the ha-ha wall on the Protected Structure and provided insufficient technical detail regarding the extent and nature of landscaping works.
Decision Maker's Conclusion
- The Architectural Heritage Impact Assessment (AHIA) does not sufficiently address the visual prominence and impact of the 134-meter ha-ha wall on the setting of the Protected Structure, Straffan Lodge.
- The submitted documentation lacks clarity and technical detail regarding the precise extent of hard and soft landscaping, requiring a revised plan and species schedule prepared by a qualified Landscape Architect.
- The applicant has not provided a response to the substantive planning, conservation, and legal concerns raised in a third-party submission regarding the accuracy of the development description and potential unauthorized works.