2423
the development will consist of the construction of a single storey Hostel accommodation with seven dorm rooms to accommodate 28 people, a managers room that will accommodate two members of staff, a kitchen, reception area, common area, dining area, storage, laundry/utility room, DAC facility, male and female toilets. This will create a gross floor area of 351.3 sq.m, including bicycle parking and bin storage. Development to include rainwater harvesting tanks, a soakaway and all associated site works. It is proposed to remove the existing caravan/mobile home structures. No works are proposed to Alverno House the Protected Structure
Core Refusal Reason
The proposal was refused due to its inappropriate design and layout within the curtilage of a Protected Structure, failure to meet zoning objectives for town centers, and insufficient information regarding environmental impacts and Appropriate Assessment.
Decision Maker's Conclusion
- The proposed hostel represents an incoherent and substandard form of development that fails to integrate with the existing Protected Structure (Alverno House) or contribute positively to the 'B1' zoning objective for the town centre.
- The development would have a significant negative impact on the architectural heritage and character of the Protected Structure, contravening specific heritage protection policies (HER POL 14-17).
- The applicant failed to provide sufficient information to allow for a complete Appropriate Assessment, meaning the Planning Authority could not rule out significant adverse effects on nearby European sites (Natura 2000).