2018 Development at Beech Park House, Stillorgan, Co. Dublin. Planning Report Planning Report to accompany planning application lodged with Dun Laoghaire-Rathdown County Council for a development at Beech Park House, Stillorgan, County Dublin.
Manahan Planners 38 Dawson Street, Dublin 2 11/2/2018
Introduction This Planning Report has been prepared to accompany a planning application by Beechville Properties Ltd seeking permission for a development at the site Beech Park House, Stillorgan Road, County Dublin.
Figure 1: Site Location Aerial
The applicants recently purchased the three storey vacant Beech Park House, most recently used to accommodate their members by the Daughters of the Cross order, who own and run educational facilities in this and adjacent buildings.
Figure 2: Site Location Plan
The Applicants are now seeking to bring it back into active use as a residential building while also constructing a row of two storey duplex apartments in front of the main house, with a 5 and 2 storey apartment building in the south western corner of the site. Manahan Planners
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Site Context The site is located on the northern side of Stillorgan Road (N11), set back approx. 100m from the main road itself. Access, both vehicular and pedestrian, is along Beechpark Road which connects directly to the dual carriageway to the north. It is approximately 3.7km from Dun Laoghaire town centre, 4.5km from Dundrum town centre and 9.7km from Dublin City Centre. The site area is approximately 0.28 hectares and contains one principal building, Beech Park House. It is located centrally towards the northern end of the site.
Figure 3: Beech Park House
Beech Park House is understood to date from the early 19thCentury and survives substantially intact. However it appears to have undergone many alterations and extensions since that time. The building footprint that exists today has more or less remained in place since approximately 1910. Landscaped mature gardens, located beyond the southern boundary, remain as part of the former extensive gardens into which the original house was set. It was acquired by the Daughters of the Cross of Liege in 1956 for the purpose of establishing a school for the deaf. Despite having remained vacant for so long, it is in reasonable condition. However, there is obvious but minimal evidence of water ingress from the roof/parapets, evident that the villa is slowly falling in disrepair. While it is a building of considerable architectural and heritage quality (built in the Regency style), it has not been listed on the Record of Protected Structure by the Council nor has it been included in the National Inventory of Architectural Heritage. The site is approximately 2,800 sq. m in size and is bounded to the west by Beechwood Court, which accommodates a number of large apartment buildings 3-8 storeys in height, built in the last 15 years. To the north of the site is the Setanta Special School. To the south of the site is a plot of green open space while to the east is the remaining buildings under Daughters of the Cross Order ownership.
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Figure 4: General view of Beech Park House south facade
Under the Dun Laoghaire-Rathdown Development Plan 2016-2022 the site is subject to the "Objective A: To protect and-or improve residential amenity" zoning designation as well as having a specific local objective “to protect and/or provide for Institutional Use in open lands�.
Figure 5: Dun Laoghaire-Rathdown County Development Plan 2016-2022 Zoning Map with the site outlined in red.
Residential accommodation is a 'Permitted in Principle' land-use under these designations.
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Planning History An application was made in May2005 (Reg. Ref. D05A/0647) for development to a single storey dormitory building directly to the east of the subject site. The works consisted of a new slate roof, demolition of shared toilet extensions and internal layout changes to form 4 selfcontained units, with changes to the elevations. The application was granted permission by Dun Laoghaire-Rathdown County Council on 14.07.05. No appeal was made against this decision. A planning application was submitted in Sept 2005 (Reg. Ref. D05A/1265) for a development to the southeast of the subject site to construct a single storey extension to include a small Chapel, a dining room extension and an extension of existing bedrooms and bathrooms. The application was granted permission by Dun Laoghaire-Rathdown County Council on 24.01.06. No appeal was made against this decision. To the west of the subject site is the Beechwood Court development. This was the subject of a number of planning applications. The first one (and parent permission) was applied for in November 2003 (Reg. Ref. D03A/1130). It involved a mixed use development including 400 residential units plus 6 autistic person‟s residential units, a crèche, and a gymnasium across 17 buildings, ranging in height from 3 to 8 storeys. It was granted Planning Permission on 30.01.04. An appeal was subsequently made by a Third Party to An Bord Pleanala who upheld the decision of the Planning Authority and granted permission on 01.07.04 subject to a number of conditions.
Pre-Application Consultation Prior to this application, the site was the subject of a pre-application consultation in September 2016 on behalf of Beechville Properties. The submission proposed a nursing home development. In summary it was advised that “while it is considered that the site has development potential” it was considered that the “height, scale, design and layout of the proposal as presented is not acceptable, would constitute the overdevelopment of this site and would be injurious to the amenities of Beech Park House and the amenities of this area”. In light of this, Donnelly Turpin architects undertook a pre-application conversation with the Planning Authority for the change of use and sub division of the existing house, and to investigate the development potential for additional residential units on the site in January 2017(DLR Ref. Pac/564/16).The pre-planning response identified the proposal was acceptable in principal, but it raised concerns that would need to be addressed, particularly in relation to the height of the corner block. This application seeks to assuage those concerns.
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Emerging Development in the Area The area has seen different eras of development over the past 100 or so years. Initially as lands on larger estates were sold off, swathes of housing estates were developed, in the mid to late 20th century. This most often comprised of semi detached two storey dwellings. The footprint of the building in the 1843 OS Map (referred to as „Ferneyâ€&#x;) stands on the exact site location as the present Beech Park House and appears to substantially match the current building footprint. The house is set in extensive gardens, with a gate lodge adjacent to the Stillorgan Road. The front of the house would have enjoyed views north towards Dublin Bay.
Figure 6: Beech Park House in 1843
Subsequently, the existing curtilage and setting of Beech Park House has changed significantly since the original villa, constructed in the late 18th century or early 19th century, stood in countryside in the heath of Galloping Green. By the mid 2000s the low density 2 storey houses which characterised the suburban creep to the south, had closed in on the original heath. During this time, Beech Park House remained in one of the pockets of beautiful countryside with a larger green area to the west in particular remaining undeveloped. However, after 2007 the overall landscape altered radically. See below how the landscape evolved.
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Figure 7: Beech Park House c.1930s (top left); 2000â€&#x;s (top right); c.2005 (bottom)
As the remaining areas of institutional lands and/or former industrial lands were no longer required for their historic uses, they were used for the development of multi-storey apartment blocks. As is visible from Figure 7 and 8, the area has undergone a major transformation in the past century. In the past two years development pressures in the area have recommenced after the development stagnation experienced following the financial crisis and economic downturn. Significantly, planning policies relating to locating higher densities in close proximity to high quality public transport infrastructure, such as the N11 QBC have also been intensified. This has led to the development of land for high density residential development along the N11.
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Figure 8: Pockets of development in recent decades at higher densities than previously (storey heights marked)
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The Proposed Development The statutory Notice for this new application is as follows. Dun Laoghaire Rathdown County Council- Permission is sought by Beechville Properties Ltd for a development within the grounds of Beech Park House, adjoining Beechwood Court, Stillorgan Road (N11), Stillorgan, Co. Dublin. The development will consist of the subdivision of the two storey over basement Beech Park House, currently vacant, formerly in education use, into 10 residential dwelling units (6 one beds and 4 two beds) and the construction of a separate residential building, ranging from 2 to 5 storeys within the grounds containing 16 dwelling units (2 studio units, 8 x one beds, 2 x two beds and 4 x 3 beds). The proposed works to the existing Beech Park House includes: the removal of the non- original porch and brickwork to the north elevation, the external metal stairs to the south elevation and the flat roofed structure to the east elevation (including the roof mounted water tank); the construction of a new external stair and lift to the east elevation to provide universal access to first floor level , a new platform lift to the west elevation to provide universal access to ground floor level, a new 2 storey bay window to the east elevation and general repair and restoration works. There will be on-site parking for 21 cars, with potential for electrical power points and 76 cycle parking spaces. A central landscaped garden will be provided. The development will include all ancillary site works, including a mini substation, relocating the existing vehicular car park entrance and 2no. Additional vehicular access points from Beechwood Court.
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Figure 9: Computer sketch model view
Planning Assessment It is submitted the following issues are the relevant planning considerations. These are dealt with in the architectural statement also.
Character and Scale of the Proposed Development Beech Park House The proposed strategy for sub dividing the original villa is to work with its constraints rather than attempting to significantly modify the plan, the floor levels or the envelope to force additional, perhaps unnecessary and more invasive alteration of the existing fabric. The proposed sub-division seeks to respect and retain the existing plan arrangement, the varied floor levels and each existing window opening. Therefore, the proposed 10 individual units are located either side of the central area and in each of the existing wings without any modification of the original thick load bearing walls - thus the original plan form remains fully legible. The configuration allows for only 2 out of the 10 units to not have universal access since it is considered that this would compromise the historic fabric of the original footprint and the spatial quality of the principal rooms. As well as retaining as much of the original fabric as is practical, where interventions are proposed internally, they avoid altering Manahan Planners
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the spatial quality of the principal rooms and spaces. All but one of the original chimney breasts are retained and where they occur they are designed to become central features in the proposed new living spaces.
Figure 10: Proposed Longitudinal Section identifying the various floor levels
New Build Element The challenge with any proposed new build element at Beech Park House is how to reconcile the design, layout and scale in a way that does not compromise the character and setting of the existing Beech Park House and its remaining amenity and environs. There are two key components which determine this: (i) how the mass, form and materials of the proposed new building relate to the existing house and (ii) the new space or spaces that are created between the old and new and how these in turn relate to each other. In sum, the proposed development offers a high quality living environment both in terms of the standard of individual dwelling units and in terms of the overall layout and appearance of schemes. Scale and Massing The development involves a 2 storey linear block, (approx. 19m long and 10m deep) which includes 5 duplex apartments. Its scale and overall height sensitively responds to the existing house. The low scale ensures minimum overshadowing with the general parapet level suppressed to a minimum along its length, with the height to the living main spaces at the upper floor instead achieved by a raised central volume set back from the facades. The layout allows natural light deep into the plan via clerestory glazing along its perimeter and is set back in plan from the main building line. As a result, the modelling breaks up the massing of the block. Additionally, the block is set back 16m from the bay window frontage of the existing house and 19m from the main wall. The horizontal element is designed to stand as a distinct contemporary intervention adjacent to the original historic structure while the new block mediates between the scale of the existing adjoining duplex units and Beech Park House by stepping down from 6 to 4 storeys. Manahan Planners
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To maximise permeability across the site, the 3 storey block is raised 1 full floor above the internal courtyard garden level, thereby maintaining a visual connection to the street and forming a new edge to enclose the courtyard garden space. Also, this raised element provides the entrance to the 12 apartments. To reduce the mass of the vertical element when approaching along the main entrance road from the Stillorgan Road, it is arranged with 3 units around 1 core. All of the units are dual aspect with the living spaces to 9 of the units facing south over the park and the 3 remaining living spaces facing west.
Figure 11: Computer Sketch Model looking north
Envelope The interior of the horizontal element is arranged with bedrooms and bathroom spaces at ground floor level and an open plan kitchen/living and dining space running the full length of the upper floor which is book ended with private balcony spaces and full height glazed screens. Facing the existing house, the elevation steps in both plan and section to create a space at the ground floor level and a balcony at the upper level which is screened with hardwood timber slats to prevent any overlooking of the existing Beech Park House. On the south elevation, the openings are larger to take advantage of the views over the park area and the sunny orientation. Green roofs are designed which, as well as contributing to the softness of the site where they are overlooked by the apartments in the taller vertical, they also contribute to the SUDS (Sustainable Drainage Systems). Although not qualifying as a specific requirement for this scale of project it is recognized as being encouraged, wherever practicable in DLR Guidance Document (Section 3.1 Requirements for Various Land Uses). The vertical element is intended to be read as a counter point to the horizontal element and therefore its south faรงade maintains the same plane and geometry. The larger openings on the south faรงade take advantage of the southerly orientation overlooking the existing park. Manahan Planners
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The openings to the north faรงade are avoided to prevent overlooking with only one deeply set window accommodated at the upper level where no overlooking can occur.
Figure 12: Computer Sketch Model looking south
Heritage Impact While Beech Park House has not been designated as a Protected Structure, nor has it been included in the NIAH, the design team has treated it as if it were a Protected Structure. Despite the considerable costs associated with it, the Applicants consider the building a great asset and every effort is being made to preserve and sustain the use of the building. It is submitted that converting the building into residential units would represent a very sustainable outcome from a heritage perspective. A Heritage Assessment was initially conducted by David Slattery Conservation Architects Ltd for the previous landowners to assess the merits of demolishing the building. The report notes that the building has not been designated as a Protected Structure as well as not having being included in the National Inventory of Architectural Heritage. In discussing the wider grounds in which the building once sat, the report states: "The house was original set in a significantly larger plot, with gardens to the south and northerly views Dublin Bay. The gardens were developed in the mid to late 19th century, but no longer form part of the site, having been subdivided by more recent development and in any event no longer display their 19th century formality. The loss of the much of the gardens, addition of school buildings in close proximity to the house and the late Manahan Planners
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20thcentury apartment developments in the area, have significantly degraded the original setting, with the principal views no longer enjoyed." In terms of the current curtilage of the property it notes: "the present curtilage is considerably altered from the historic curtilage, with the formal garden to the south now in separate ownership, divided by the new convent access road. In addition, the existing stables have been converted to apartment use, and the new convent constructed to the east." A Heritage Impact Assessment was conducted by Hannah Loughnane, a conservation architect, of Five-Seven Architects, to assess the likely impact of the proposed development on the integrity of the heritage building. It is submitted with this application. The report concludes that the design of the proposed new development „represents a quality contemporary building which can make a positive contribution to the existing context. The adaptations proposed to Beechpark House have been carefully considered to ensure that the special character of the house is preserved, and its historic features repaired and conserved. Policy AR5 of the Dun Laoghaire-Rathdown County Development Plan 20162022 notes that it is Council policy to: “Retain, where appropriate, and encourage the rehabilitation and suitable reuse of existing older buildings/ structures/ features…..”. Therefore, should the proposal go ahead, it is submitted it would represent a suitable reuse of Beech Park House and will ensure its survival.
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Compliance with Development Management Standards 1.0 Zoning Objective 1.1 Under the Dun Laoghaire-Rathdown Development Plan 2016-2022, the site is subject to the Zoning designation "Objective A: To protect and-or improve residential amenity” 1.2 The site is also subject to a specific local objective „Institutional Use‟ where there is a policy „to protect and/or provide for Institutional Use in open lands‟ 2.1.3.5 Policy RES5describes Institutional Land as follows. Where distinct parcels of land are in institutional use (such as education, residential or other such uses) and are proposed for redevelopment, it is Council policy to retain the open character and/or recreational amenity of these lands wherever possible, subject to the context of the quantity of provision of existing open space in the general environs. The principal aims of any eventual redevelopment of these lands will be to achieve a sustainable amount of development while ensuring the essential setting of the lands and the integrity of the main buildings are retained. In order to maintain the open character of the site, a minimum open space provision of 25% of the total site area will be required on Institutional Lands and an objective to protect and preserve trees, boundary walls and other features as considered necessary by the Council. Policy RES5 refers to development of Institutional Lands - it is Council policy to retain the open character and/or recreational amenity of these lands wherever possible, subject to the context of the quantity of provision of existing open space in the general environs. In this case, the proposed development adjoins the already established underused open lands for this overall development. The new build element will sit within two areas of open space and will provide informal social supervision of the existing open space making it more usable. The proposal is consistent with the objective to provide a “sustainable amount of development” while “retaining the integrity of the main building”.
2.0 Planning History/ ABP Inspectors Report 2.1 Planning permission (Reg.Ref. D03A/1130)was sought in 2003 for a mixed-use development of 400residential units, crèche, gym, 6 autistic persons care unit/elderly persons housing development, 354 basement parking spaces, 171 surface level parking spaces and associated site works together with demolition of two houses and vacant school units on the majority part of this institutional lands which were zoned „A‟ – to protect and/or improve residential amenity and was also subject to an „Institutional Use‟ requirement „to protect and/or provide for Institutional Use in open lands‟. The total area of the lands of this institution is shown below within the red line.
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The Planning Authority decided to grant permission for this development as did An Bord Pleanála following a Third Party appeal.
In the assessment of that application there are a number of points relevant to this application. The Inspector considered there was a conflict between the Objective of the Planning Authority to provide a sustainable amount of housing, in line with Government policy to densify the city, especially along corridors of public transport and the policy of DLR in relation to the development of Institutional lands. He decided to favour the need for sustainable housing. He wrote, I am not convinced that it is possible to marry the objectives of retaining the open character of lands with the provision of a high-density residential development on this site. The construction of highdensity blocks of apartments on site must necessarily destroy the open character of lands. Policy RES6 does go on to state that “where an institution wishes to reduce its activities, the Council may permit alternative activities subject to some of the open character of the lands in question being retained”. While the special needs school on site is to be expanded (permission recently granted ref. D03A/0379), it is clear that the religious community is disposing of a significant portion of its site for redevelopment. The retention of the formal garden area between „Beechpark‟ and the N11 does go some way towards retaining the open character of the lands – particularly in the vicinity of the most sensitive structure on the site – the fine 19th century villa, „Beechpark‟. In favouring development on this site the Inspector noted, the proposed development is in accordance with the document „Sustainable Development; A Strategy for Ireland‟ 1997. The proposed development is located close to public transport corridors, promotes higher residential densities and energy-efficient housing with a substantial percentage of units in multi-unit blocks. The Strategic Planning Guidelines for the Greater Dublin Area recommend an intensification of urban land uses while at the same time seeking to reduce the growth in demand for Manahan Planners
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transport. The proposed development is proximate to employment and service uses. The Dublin Transportation Office Strategy 2000-2016 „A Platform for Change‟, supports higher density development proximate to public transport corridors in order to reduce reliance on the private car as a means of transport. The DTO supports high-density development on this site. The Residential Density Guidelines 1999 seek to promote higher densities – particularly proximate to public transport corridors. The Planning Authority in deciding to grant permission, noted the need to provide residential development in a sustainable manner, and that their targets in the Housing Strategy were not being met and so it was imperative to provide development on sites such as this within serviced areas close to corridors of public transport. This requirement is even greater today following a 10 year period of undersupply of housing. The considerations which drove the Planning Authority to grant permission then applies even more so now given the current housing crisis.
3.0 Beechpark House In 2008, the Community vacated Beechpark House and placed it on the market for sale. It has remained on the market for sale and no alternative Institution has purchased the building and lands for their use. For the past ten years the Community have continued to heat the house despite it being empty all that time. It is the policy of the Council that „where no demand for an alternative institutional use is evident or foreseen, the Council may permit alternative uses subject to the area‟s zoning objectives and the open character of the lands being retained‟. It is clear that no alternative use has emerged over the 10 years tha house has been vacant. The previous application in 2003 proposed only development in the open lands and did not seek to refurbish or find a new use for the house, yet received permission from both the Planning Authority and the Board. This application seeks to refurbish and find a new use for the period house and this proposal should be welcomed on that account. In this proposal the alternative use is, as required, residential in line with the zoning and retains and improves the usability of the open character of the lands. It is thus consistent with the requirements of the County Development Plan.
4.0 Institutional Use In many other institutional lands where redevelopment has been proposed, the institutions involved have left the grounds completely. In this case, Institutional use continues to remain on the lands. The Daughter‟s of the Cross continue to occupy part of this overall lands and the Setanta School for pupils on the Autistic spectrum remains active. The overall site can be considered to consist of three parts. Part one is the area developed on foot of the 2003 permission. Part two is the area the subject of this application. It involves the retention of the period house and the open lands serving this site. Phase 3 is the area where the Intuition remains active and thereby upholds the specific local objective associated Manahan Planners
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with Institutional Use „where there is a policy „to protect and/or provide for Institutional Use in open lands‟.
5.0 Recent Precedent on Site in Vicinity The Planning Authority will be aware of the recent application for a housing development on part of the Oatlands school grounds (Reg. Ref D16A/0465) which have a similar zoning and Institutional lands designation. There was also a designation in regard to trees on the site. Both the Planning Authority and An Bord Pleanala (Bord ref PL 06D.247267) decided to grant permission. The Area Planner and Board Inspector both noted the conflict between the Objective to provide sustainable housing along a public transport corridor and the Objective to protect trees. Both found in favour of the former as having the greater weight. These considerations and assessment apply equally in this case.
6.0 Conclusion on Zoning Designation This proposal is consistent with this designation/local specific objective in that it is proposed to refurbish and provide a new use for the existing period house and provide a variety of new residential units facing the open space while preserving the majority of the mature trees. The new building sits within a large quantum of open space on both sides and by providing overlooking windows will make that open space safer and more useable. Therefore for those reasons given above, it is submitted that this proposal is consistent with the terms of the zoning objective including the accompanying designation as it,
Seeks “to achieve a sustainable amount of development” Avails of the location on a public transport corridor, Seeks “to retain the integrity of the main building”, Provides a development within a context where “it retains the open character and recreational amenity of these lands”.
Building Height The DLR Building Height Strategy publication allows for a variation in height in certain strategic areas, and having regard to the existing building on the site, the sloping nature of this site and the set back from the surrounding buildings. The N11, owing to its width, strategic importance, and public transport facilities, has the potential to become an attractive urban corridor enclosed by taller buildings of high quality, at locations which are also proximate to social and community infrastructure reflecting the principles within Appendix 9 of the Development Plan. There is scope for a building of appreciable height on this site. Further, there are few sites of this scale, strategic location, within walking distance of a QBC and with minimal sensitive interfaces such as this. Such sites are unique and need to be availed of. As stated in the Stillorgan Local Area Plan 2007-2017, this must be balanced with the requirement for any development to respond to and respect the existing character of the area. In this case, the site Manahan Planners
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adjoins an 8 storey high apartment buildings, a large area of communal open space and the best QBC in the country. In such circumstances a new apartment building, the highest part of which is 6 storey high is appropriate. Furthermore, three storey buildings with setback penthouses are well within acceptable limits for this site, having regard to its context and surroundings. Below are images of existing developments within the area, Beechwood Court Development to Stillorgan Road and Beechwood Court Development - adjacent to Beech Park House.
Figure 13: Beechwood Court Development (8 storeys) and Beechwood Court Development (6-4 Storeys)
Siting/Amenity 63% of the proposed residential units are dual aspect. 40% of the single aspect units face due south with the remaining units orientated to face west. The proposed new 2 storey linear block is set back 19mfrom the main wall of the existing Beech Park House and slightly less (16.5m) where the bay windows occur. It is noted thatthis is less than the min. 22mdimension for opposing habitable room windows at upper levels, for blocks up to3 storey tall as stipulated in the DLRCC Development Plan. However, it is also of relevance that the DLRCC Plan states that “consideration in relation to densities and layout may be given where proposals involve existing older structures that have inherent vernacular and/or streetscape value and where retention would be in the interests of visual and residential amenity and sustaining the overall character of the area”. Of more significance to this proposal it further states that “...Some dispensation in relation to separation distances, open space requirement and density considerations may also be appropriate”.
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Figure 14: Birds view of proposal.
Density The overall residential density figure is approximately82 units to the hectare. This can be considered appropriate in light of the pre-consultation comments (103 units p/ha); the context of a site situated in such a strategic location, along the N11 a QBC, arguably the best bus route in the country. The units themselves individually are very generous in size (and vastly exceed the minimum National apartment standards) and the proposal complies with the other development management standards. The Planning Authority has granted similar densities in other locations within the County where the site presented specific opportunities. The density has to be considered in the context also of the sustainability of providing residential use adjacent to services and within walking distance of public transport, particularly the QBC on the N11. Apartment Size and Private Open Space As outlined above, the proposed development contains 27 apartments including 15 one beds, 9 two beds and 3 three beds. The apartment sizes are very generous and would provide a good standard of amenity for future occupants. They will be attractive to people wishing to downsize from existing houses in the area. For conservation reasons, no balconies are provided for the proposed apartments in Beech Park House while the proposed new build units will have balconies. The balconies are larger than the stipulated sizes in the Development Plan guidelines. The apartments not only Manahan Planners
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comply with but greatly exceed the recommended minimum floor areas and standards set out by the Department of Housing, Planning and Local Government. Apartment Floor Area The DLRCC highlights that sub-division of existing dwellings into two or more dwelling units will be encouraged in circumstances where it would contribute to maintaining a viable community in an area, is in a location well served with amenities and where the existing dwelling is of an appropriate size. Development standards state that permission will not normally be granted unless the average unit size for a one-bedroom unit is at least 45sq.m gross floor area +10%. As can be seen from the tables below, the units exceed these new standards.
Figure 15: Proposed Unit Floor Areas of Beech Park House & New building incl. Storage area
Internal Storage Space The Development Plan contains the following requirements for minimum storage space requirements:
One Bedroom - 3 sq.m; Two Bedroom – 7 sq.m; Three Bedroom - 9 sq.m.
The proposed apartments contain storage space far in excess of those required in the Development Plan. See Figure 15 on previous page.
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Communal Open Space The proposal will provide a high standard of outdoor amenity for future residents. See Landscape proposals submitted for the development wherein an inner courtyard to high standard will be provided. In addition there is plentiful amount of communal open space located adjoining the subject site and so residential amenity will be augmented by the presence of the gardens to the south of the site. The total of immediate communal based on the Sustainable Urban Housing: Design Standards for New Apartments (2018). See below for minimum floor areas for communal amenity space.
Figure 16: Communal amenity space as set by Dept. Housing, Planning & Local Government 2018
Parking For residential schemes the Development Plan requires 1 car space per 1-bed unit, 1.5 spaces per 2-bed unit and 2 spaces per 3-bed unit+. This amounts to a requirement of 34.5 car parking spaces. However, new guidelines covered in 'Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities' (2018) namely Section 4.18-4.20, support the case for reduced parking provision as part of this development. In view of this, the development proposes 25 parking spaces for 27 apartments. This level of parking is considered appropriate given the highly sustainable location characteristics of the apartment scheme and supports the case for reduced parking provision. Two of the units are proposed for Part V housing and are not provided with parking. With respect to cycle parking, 1 space is required per unit for residents and 1 per 5 units for visitors. This amounts to a requirement of c.32 cycle spaces. The proposal provides for cycle parking storage with the capacity to store 70 bicycles for residents and visitors. This is greater than the Development Plan requirements. Materials The palette of materials are taken from the surrounding context, intended to respect the existing Beech Park house and mature trees to the south which recall its original countryside setting, but not in such a way as to become a poor copy of it. Therefore, 2 main materials dominate:  Smooth (white) contemporary render to the main body of the proposed new building,  Treated vertical hardwood slats, intended to provide a tonal and surface contrast to the render and to provide screening to the private balconies or to clad the some of the new elements such as the external lift or projecting windows. In addition to this, metal cladding is proposed for the stair/lift core of the vertical element to separate the 6 and 4 storey volumes.
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Accompanying Studies Traffic and Transport Assessment (TTA) The TTA was undertaken to investigate the traffic impacts on the wider area that are likely to result from the proposed development and to assess whether these impacts are reasonable. The traffic impact of the development was analysed with regard to the key junctions in the vicinity of the site. The assessment concludes that the impact of the development will have a negligible and unnoticeable impact upon traffic conditions pertaining as it generates such low traffic volumes. See Traffic Statement. To note, the development being 27 apartments does not require a Travel Plan. The assessment also finds that car parking is proposed to be provided at the appropriate quantum in accordance with the development plan standards and 'Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities' (2018). Similarly, cycle parking storage is provided through the inclusion of a cycle storage area for residents. It is expected that a significant number of residents will be willing to cycle to school or work with safe links and secure cycle parking in place following the DLR Cycle Policy. Furthermore, the assessment demonstrates that how electric charging points can easily be incorporated as the entire car park of the subject scheme will be ducted to accept cabling to serve a charging point for every car space. It also shows how servicing of the apartments can be undertaken in a safe and convenient manner. The Development Property Management Company will be responsible for the weekly movement of the bins. Architectural Design A report outlining the rationale behind the architectural design, prepared by Donnelly Turpin Architects, is attached as a separate document. The Planning and design strategy of this proposal is to recognize the historical significance of the original villa as though it were a protected structure. The retention and reuse of the historic structure and the design approach proposed for the new central courtyard garden and new build element is intended to take due cognisance of the historic interest of Beech Park House. In keeping with the design approach, the sub division of the former villa presents minimal alteration to the existing fabric. Internally, the subdivision retains and respects the original plan form and period features. By doing this, the interventions avoid alteration to all of the principal rooms, thereby retaining their spatial quality and period features to become fine living spaces in the new apartments which can enjoy the historical character of these original spaces. Where interventions are proposed, they are designed to be distinct and contemporary, providing for clear legibility between old and new to follow good conservation practice. The original house is showing signs of disrepair, having been vacant for so long. Neither the proposed interventions or the additions or the proposed change of use will adversely impact on the historic special interest. Rather, the return to active use and full occupation of the building can, with the careful and sensitive upgrade works, be seen as providing a positive impact in this regard. Manahan Planners
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The existing garden space to the south side of the house, whilst pleasant, is in effect a residual space, the original formal arrangement is long since lost to the surrounding development and is no longer connects or relates to the existing house. The addition of a proposed new build element offers an opportunity to make this garden a positive space, one which connects the old to the new and also enhances the historic structure by providing a new and improved quality garden setting around the full building footprint. The scale, mass, form and architectural expression of the new build element have been explored and tested in physical and computer models. The new build proposal responds directly to two very differing scales in the immediate context: (i) the apartments, which form the edge to the street opposite and (ii) Beech Park house. The proposed new element mediates between the scale of both of these and establishes a new and improved landscaped setting for the existing house. The proposed new element, like the interventions to the existing house is distinct and contemporary. The choice of materials is complimentary to the existing context – the lime render of the existing house and the mature planting to the park to the south. Shadow Analysis
A shadow analysis was carried out by Digital Dimensions. The diagrams included in this submission illustrate clearly the level of potential overshadowing associated with the revised layout. See enclosed. Visual Assessment of Proposal Computer Generated Imagery (CGI‟s) was prepared to illustrate what the proposed development would look like within the receiving environment. The following is a “runthrough” of the images in accordance with the map below. In addition a model has been prepared and is included with the application.
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Figure 17: CGI model of proposal
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Figure 18: View 1 - Approach from Beechwood Court adjacent to the existing 6 storey apartment buildings
Figure 19: View 2- Looking south back towards Beech Park House
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Figure 20: View 3- Courtyard Garden Space
Screening for Appropriate Assessment Planning applications are now required to undertake a “screening� as to whether the project proposed could have significant effects on a Natura site, such that a Natura Impact Study (NIS) is required to be lodged with the application. This section addresses this issue. It is submitted that having regard to the nature and scale of the proposed development and the nature of the receiving environment in a serviced and built-up area, it is considered that no Appropriate Assessment issues arise. It is considered, therefore, that the proposed development would not be likely to have a significant effect, individually or in combination with other plans or projects, on a European site. In relation to screening for this proposal therefore, the design, nature, limited scale, mitigating measures proposed and location of the development, will ensure that the proposal will not have any significant effects on a Natura site. Because there is no likelihood of significant ecological effects on the qualifying interests of the Natura sites downstream, it is reasonable to conclude that the screening carried out shows that the further more detailed stages of the Appropriate Assessment procedure are not required.
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Conclusion The proposal involves the costly refurbishment of an historic period house so as to provide accommodation for 10 dwelling units. The division into 10 units was difficult to satisfactorily resolve having regard to the differences in levels and configuration of the rooms. The architects have however designed an appropriate layout, having regard to the constraints and are to be commended on that account. This aspect of the proposal should be welcomed by the Planning Authority as it involves the conservation and bringing back into use of an historic period house. The high costs involved in this conservation project will be met by the new development in the remainder of the site. This new build provides 17 more residential dwellings of high quality and will contribute toward resolving the issue of a shortage of housing supply at present. The proposal will comply with Part V. The new buildings will provide a high quality environment for future residents. Internally the units are of ample size and will face toward attractive open space on both sides of the linear building – the inner courtyard to the north and the treed mature existing open space to the south. The proposal will comply with the Development Management requirements of the Development Plan wherein this site is zoned to provide for residential development. The issue of parking provision is appropriate having regard to the location of the development on a QBC. This zoning notes the Institutional nature of the site. In that regard, the original land associated with the house “Ferney�, now Beech Park House has been intensively developed already and this proposal is the last piece of the overall jigsaw. We note the consideration in the County Plan in relation to the preparation of master plans at the beginning of the development of Institutional lands. In this case, that stage has passed and the former estate is largely developed. It is submitted that the proposal is an appropriate response to a strategically located site, within walking distance of a Quality Bus Corridor and a wide residential catchment. It will provide an increase and diversity in residential accommodation in the wider area. It will also provide an increase in the supply of housing units at a time of national shortage. It is submitted that the layout of the new building is appropriate. The lower section facing the house defers to the older building. The corner of the site adjoining the existing higher 8 storey apartment buildings is an appropriate area to develop a higher building. It is submitted that 6 storeys is visually appropriate here having regard to the adjoining higher buildings. The density of the overall development can be considered to be lower than this location merits having regard to its location of the N11 QBC. This is due to the limits of what can be achieved within Beech Park House itself. In that context it can be argued that the 6 storey building should be higher, to match the adjoining building, and thereby create an appropriate density at this location. The plot ratio is less than 1.0 (0.94) and is appropriate in a residentially zoned site. Equally the site coverage is less than 60% and again is appropriate in a residential zone. These criteria allow an assessment as to whether a proposal can be considered to be Manahan Planners
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overdevelopment. In this case the proposal passes that test and cannot be considered to be overdevelopment of this site. The C.G.I.â€&#x;s lodged with the application and repeated in this report indicate the attractiveness of this buildings and their relationship to each other. The landscape plans and report show how the development will integrate with and contribute to improving the overall amenities of the surrounding area. The sustainability and Energy Report outlines the measures being taken within the development to ensure its compliance with all appropriate regulations and objectives in that regard. In view of all these considerations, it is submitted that this planning application is consistent with the provisions of the County Development Plan and with the proper planning and sustainable development of the area and accordingly the Planning Authority is requested to grant permission for this appropriate development. Manahan Planners 2nd November 2018
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