Core Refusal Reason
The proposal fails to demonstrate that it would not negatively impact the character and setting of a Protected Structure, provides substandard residential amenity due to a lack of private open space, and lacks sufficient technical detail regarding access, parking, and environmental impacts.
Decision Maker's Conclusion
- The applicant failed to provide a comprehensive Architectural Heritage Impact Assessment or a clear strategy for the future use and conservation of the Protected Structure (The Old School House).
- The proposed development represents a substandard form of residential development that lacks adequate private open space and storage, while potentially negatively impacting the residential amenity of adjoining properties.
- There is a significant lack of technical information regarding vehicular access safety, pedestrian connectivity, car/bicycle parking compliance, and environmental considerations such as surface water drainage and bat conservation.
Cited Policies (CDP)
PS 2PS 3PS 7PS 8PS 9PS 10PS 11WC 6Table 17.4Table 17.5Section 17.4.4Section 17.4.5Zoning A - Town Centre (Castledermot Small Town Plan)
Decision Document Summary
The proposal involves the demolition of an extension and the construction of three two-storey terraced dwellings at The Old School House, Abbey Street, Castledermot, a site containing a Protected Structure. While the principle of infill development in the town centre is acceptable, the application was deemed deficient due to its potential negative impact on the heritage asset and the provision of substandard residential amenity for future occupants. Specifically, the layout failed to meet minimu...SOURCE PDFOpen Original
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