2360230
1): The demolition of an existing shed and demolition of the rear annex of an existing derelict dwelling, ‘Millmount House’ and for 2): the construction of 9 new residential units to include a): 3 no. 2 bed maisionettes and 2 no. 1 bed apartments within a new 2 storey block and b): The conversion and extension with internal and external alterations of the existing 2 storey Millmount House with basement into 2 no. 2 bed apartments and 2 no. 1 bed apartments. Works to include the conversion of the existing basement into bin and bicycle storage for the development; a new carparking and road layout; landscaping; alterations to existing boundary including reduction in height of existing boundary wall to south and closing up gated entrance to Ballinderry Road; a new pedestrian entrance along Ballinderry road; and all ancillary site development works. The works are to be carried out on lands that include a section of boundary wall which is a protected structure (Reg. no. 15310089)
Core Refusal Reason
The proposal constitutes overdevelopment of a restricted site, featuring a poor design that negatively impacts a structure of architectural merit and significantly injures the residential amenity of both future occupiers and existing neighboring residents.
Decision Maker's Conclusion
- The development represents overdevelopment of a restricted and prominent site, resulting in a cramped, substandard residential environment and a visually incongruous form that detracts from the historic character of Millmount House and the setting of adjoining protected structures.
- The proposed layout and orientation would result in an undesirable relationship with neighboring duplex units, causing significant injury to residential amenities through overlooking, loss of privacy, and loss of light.
- The extent of demolition and the scale of the proposed contemporary extensions are considered insensitive to the architectural merit of the existing NIAH-listed structure, failing to comply with heritage protection policies and setting an undesirable precedent.