Core Planning Reasoning
Grant Permission subject to conditions; specifically, the Inspector recommends maintaining the omission of the proposed new road and limiting car parking to protect the historic landscape and Architectural Conservation Area, while removing requirements for a cycle path due to safety and topographic constraints.
Decision Maker's Conclusion
- Condition No. 2 should be attached to omit the proposed eastern road as it represents an excessive intervention into the historic landscape and would negatively impact the Architectural Conservation Area (ACA).
- Conditions No. 9(i) and 9(ii) should be removed because the steep terrain and narrow footpath at the north-eastern boundary make a shared cycle-pedestrian route unsafe and would likely cause significant tree loss.
- Condition No. 3 must be retained to limit car parking to 151 spaces, encouraging a modal shift in accordance with national policy given the site's close proximity to the Howth DART station.
Cited Policies (CDP)
Objective 93Policy CMP9Objective CMO6Objective CMO12Policy CMP25Objective CMO32Objective CMO45Policy GINHP21Policy GINHP22Objective GINHO46Objective GINHO59Objective GINHO67Objective HCAO9Policy HCAP8Policy HCAP18Policy HCAP19Objective HCAO31Section 14.17.7Table 14.19
Decision Document Summary
The proposal involves the refurbishment and change of use of parts of Howth Castle (a Protected Structure) and its stable block from residential to hospitality and tourist retail uses. Located on a 6.98-hectare site within the Howth Castle Demesne Architectural Conservation Area (ACA), the development is zoned 'High Amenity'. The Inspector's assessment focused on a first-party appeal against conditions related to access, parking, and financial contributions. Key arguments highlight that while th...SOURCE PDFOpen Original
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