SD22A/0271
(a) demolition of some existing structures on site; (b) the internal modification /reconfiguration and refurbishment of and extension to Prospect House (a protected structure RPS 340) and the renovation and modification of its associated coach house to provide for a 4-bed dwelling with associated private open space and car-parking provision; (c) the re-opening of a gap between Prospect House and its detached coach house to the rear to provide a gated access into the new communal gardens proposed to the west of Prospect House; (d) Reconstruction of the Gate Lodge (in ruins) to provide for a 2-bed, single storey dwelling 63.4sqm with associated private open space and car-parking; (e) the provision of 1 apartment block (3-storey plus setback penthouse level) to the western side of Prospect House to provide for 22 residential units (11 one bedroom units and 11 two bedroom units) over a single storey basement comprising a total of 25 car parking spaces, 2 motor bike spaces and 40 bicycle parking spaces; The basement will also include associated bin stores, plant and storage rooms; (f) Removal of a portion of the western boundary wall to provide a new vehicular & pedestrian access from Stocking Lane to the new apartment block; (g) All associated hard & soft landscaping, including the provision of a play area and an ESB sub-station & all associated engineering & site development works necessary to facilitate the development, all on a site of 0.Slha at Prospect House (a protected structure RPS 340).
Core Refusal Reason
The proposed development would represent an inappropriate design response that overwhelms the character and setting of 'Prospect House' (a Protected Structure), fails to provide sufficient conservation detail for historic fabric, and creates a significant traffic hazard on a busy regional road.
Decision Maker's Conclusion
- The scale, massing, and height of the proposed four-storey apartment block would dominate and detract from the architectural integrity and setting of the Protected Structure.
- Insufficient information was provided regarding the structural condition of the ruinous gate lodge and the nature of internal works to Prospect House, risking the loss of original fabric.
- The proposed vehicular access onto Stocking Lane is poorly located near a pedestrian crossing and necessitates dangerous reversing maneuvers by service vehicles on a high-speed regional road.