ARCHITECTURAL HERITAGE ASSESSMENT · AHA │ SHD CASTLEPARK, CASTLEPARK ROAD, DALKEY CASTLEPARK...

MOLLOY & ASSOCIATES C O N S E R V A T ION A R C H I T E C T S

MARLAY • PROBY SQUARE • BLACKROCK • CO. DUBLIN • IRELAND

T 0353-1-2694612 F 0353-1-2608883 E [email protected]

M

ARCHITECTURAL HERITAGE ASSESSMENT

PROPOSED STRATEGIC HOUSING DEVELOPMENT

CASTLEPARK

CASTLEPARK ROAD, DALKEY, CO.DUBLIN

December 2019

mailto:[email protected]

Molloy & Associates│ December 2019 2

AHA │ SHD CASTLEPARK, CASTLEPARK ROAD, DALKEY

CASTLEPARK ROAD, DALKEY

CONTENTS

EXECUTIVE SUMMARY

1.0 INTRODUCTION

2.0 SUMMARY OF ARCHITECTURAL CONSERVATION CONSTRAINTS

3.0 ARCHITECTURAL IMPACT ASSESSMENT

4.0 SUMMATION

This document was prepared by:

Maol Íosa Molloy

B.Arch., BSc.Arch., MUBC, Dip.Arb., MRIAI, RIBA, MCI.Arb. Grade 1 Conservation Architect

Signed: Maol Íosa Molloy

Date: 5th December 2019




EXECUTIVE SUMMARY

This architectural heritage impact assessment has been prepared on behalf of the applicant

Curve Devco Limited, as supporting documentation for a SHD application to An Bord Pleanala

for the development of an apartment scheme on the grounds of Castlepark School, Castle Park

Road, Dalkey. Castlepark School is a protected structure, RPS 1405.

1.0 INTRODUCTION

1.1 Purpose of the report

The report seeks to outline architectural heritage impacts arising from the proposed development,

and determine the appropriateness of mitigating measures presented in its compositional and design

treatment to respond to the site’s inherent architectural character and alleviate impacts that may

otherwise be found to undermine that character.

The assessment should be read in conjunction with drawings and reports prepared by MDO

Architects.

1.2 Statutory context

The development site is located behind an established mature tree berm and rubble masonry

wall, located to the west of the site’s principal protected structure, Castlepark School.

Entrance gates to the school, from its vehicular entrance off Castle Park Road, are specifically

mentioned in the RPS description.

Neither structure is included in the NIAH Architectural Heritage Survey, nor are its gardens

referred to in the NIAH Gardens Survey; on account of respective surveys being incomplete for

the Dalkey area.

1.3 Planning history

A planning application, Reg.Ref. D17A/0551 for a similarly designed scheme of 50 apartments

was granted by An Bord Pleanala, Ref. PL 06D.249205.

1.4 Brief description of proposed development

The submitted scheme proposes the development of 101 new residential units in a woodland

area formerly comprising part of the demesne of Castlepark School.

Buildings, ranging from two to four storeys in height form an arc addressing the natural formation

of the extant tree berm, will contain a mix of studio, 1, and 2 bed apartments with basement car

parking and a single storey garden pavilion.




Plate 1 Site plan of the subject site relative to the protected structure

Plate 2 Extract from a site plan submitted with the proposed application, with the

protected structure denoted.




2.0 SUMMARY OF ARCHITECTURAL CONSERVATION CONSTRAINTS

2.1 Description of the protected structure, Castlepark School

Castle Park, or Castle Perrin as it was briefly named, was constructed as a private residence in

the early 1820s. The neo-gothic entrance gates were constructed contemporaneous with the

Castle’s enlargement in the 1830s.

The castle and lands were converted to institutional use in 1904, a use that is sustained to the

present day. The school constructed a range of extensions in the 1960s, 1970s and in more

recent years, some of which are concentrated to the west of the protected structure, addressing

the subject development lands.

The setting of the main house has, as a consequence of considerable expansion over time,

been radically altered to the south, east and west south with only the northern elevation

remaining detached from extensions. The character of the northern, largely intact, elevation will

therefore form a central part of the subject impact assessment.

P1. Entrance Gates. Subject development will not be visible from nor impact the setting of the

gates

P2. View of gates from Avenue, due northwest




P3 North, front elevation of the protected structure with extensions to east and west

P4 North-western corner of the of the protected structure in context with the subject site, which is

located behind the tree berm denoted




P5 Western elevation of the of the protected structure with its various extensions evident

P6 Continued view of western elevation of the protected structure and its various extensions




P7 View of established tree berm separating school from subject site

P8 Historic wall enclosing the subject site, which will be retained and conserved as part of the proposed development




P9 Breaches to the wall, which is in poor condition and requiring urgent conservation

P10 Tree growth undermining the structural integrity of the wall, which coupled with extensive ivy growth has placed the durability of the wall at risk

2.2. Character of the designed landscape attached to Castle Park

The subject lands occupy a portion of planted woodlands screening the historic house from

Castle Park Road, and containing paths and a feature pond, since lost.

The historic character of the woodland component of the designed landscape to Castle Park is

partially sustained to the present day, with some loss evident where car parks have been

inserted to serve the functioning of the school.




Plate 3 1837 OS map, indicating early development of woodland occupying the subject site

Plate 4 1888 OS map, with formal gardens shown to the rear of the, where school extensions

have since been constructed. The woodland, occupying part of the subject site, is evident.

Plate 5 1911 Third Edition OS map




Plate 6 1938 Fourth Edition OS map, with woodland retained.

An arborists report, prepared by Arborist Associates Ltd. and attached with the subject

submission, records the presence of tree varieties dating from the origin of the plantation.

However, it is also noted that the ‘condition and quality of this woodland block has been

deteriorating for some time and without management, its value to this area will diminish’. In

response, it is recommended that considerable intervention is required in any event to protect

surviving trees of quality closest to the entrance gate and the main house, with the loss of poorer

quality self-seeded trees forming part of the proposed development works. Removal of same

tree coverage is not considered to present an adverse impact, as sufficient quantum of trees will

be retained, pruned, supplemented and managed into the long term in order to maintain the

character of a tree strand at this location.

Maintaining what survives of the tree berm adjacent to the house is central to sustaining its

somewhat diminished setting. Protection measures as recommended by Arborist Associates Ltd.

must be observed to ensure that the plantation’s original contribution is legible within the

parkland.

2.3 Character of subject lands and its relationship with the protected structure

The protected structure is distanced from the proposed lands by an internal school access road

and tarmacadamed parking areas aligned with its western and southern sides.

Hard standings, with intermittent planting, essentially dissects the respective characters of the

setting of the protected structure and that of the woodland subject development lands. It is held

that the western curtilage of the protected structure is culminated at the same road and car park,

with an imposing castellated wall further defining an intentionally absent relationship between

the protected structure and its lesser lands to the west.

The subject, lower, development lands in turn are positioned behind a tree berm and a section of

original garden wall, and have no visual connection with the protected structure. Whilst the tree

berm contributes to the wider setting of the protected structure to the west, the house’s

immediate setting is informed by its rear (southern) extensions, introverted perimeter walls, car




parking and carriageways. It is noted that the subject lands are abounded to the west by

detached houses and an apartment block to the north and west, terraced and detached housing

to the south-west and south.

3.0 ARCHITECTURAL IMPACT ASSESSMENT

An impact assessment of the proposed development concentrates on the visual, morphological

and physical impacts potentially presented by the proposed scheme on the protected structure

and its entrance gates.

3.1 Predicted impact for the character of the entrance gates

Due to established, pre-existing screening and distance, no adverse visual impact for the gates

is anticipated as arising from the proposed development.

The principal entrance gates will not be used for the construction stage. As a consequence, no

physical impact is predicted as arising from the devolvement of the subject lands.

The intensification of use whereby the gates also serve the residential development at

occupation stage is not considered to generate a modifying impact, given the quantum of traffic

passing continuously through the gates at present, as is demonstrated in traffic surveys attached

with the application. Observation of traffic behaviour into the future may require separate

consultation with the Authority to review the design of protective measures that may be

implemented by way of a planning application submitted at a later stage.

3.2 Predicted visual impact for the setting of the protected structure

The proposed apartment blocks are 2-4 storeys in height on lands that are naturally sloping

away from the protected structure.

The substantial tree berm enclosing woodland to the west will be supplemented and enhanced.

The walled structure will also be conserved and consolidated, with planting retained to the rear

as existing. Enhancing the existing, established buffer between the protected structure and the

proposed apartment blocks will ensure that the development is largely screened from the

protected structure and its immediate setting, in turn ensuring that views of the protected

structure on approach from the avenue will not be impacted.

The arced composition of the apartment block will ensure that the extent of its form will not be

visible from any one point from the immediate setting of the protected structure, with the majority

of the new structures positioned at a distance southwest and discounted from having an impact

due to distance.

3.3 Predicted visual impact for the morphological character of the protected structure

The house was once set in parkland, which has been radically altered in the 20th century

development of both the school and its wider urban environs. The playing fields to the east of the




protected structure comprise the only lands in its immediate vicinity that remain un-impacted by

buildings of any form. All other aspects of the protected structure‘s morphological setting are

defined by 20th century construction, either immediate in the form of school extension, or at a

distance in the form of residential houses and apartments off Castle Close to the west, Hyde

Road to the south, and developments on and off Ulverton Road to the east.

3.4 Alignment with Section 8.2.11.2 (iii) of the Dun Laoghaire-Rathdown County

Development Plan 2016-2022

The following text is extracted from Section 8.2.11.2

(iii) Development in Proximity to a Protected Structure

Any proposed development within the curtilage, attendant grounds or in close proximity

to a Protected Structure has the potential to adversely affect its setting and amenity. The

overall guiding principle will be an insistence on high quality in both materials and design

which both respects and compliments the Protected Structure and its setting. Innovative

design in accordance with international best practice is encouraged. Pastiche design

should be avoided as it confuses the historical record of the existing building and

diminishes its architectural integrity. The term ‘pastiche’ is used to describe

developments that are imitations of building styles resulting in work that is unoriginal and

of little merit. One of the basic principles of conservation it that all interventions to the

historic fabric should be handled ‘truthfully’ to make clear what is ‘original’, and what has

changed in order to avoid producing a parody of facsimile of the past or pretending that

something is what it is not (this is in line with International Charters). All planning

applications for development in proximity to a Protected Structure must be accompanied

by a design statement, with supporting illustrative material, demonstrating how it has

been developed having regard to the built heritage, topography and landscape character

of the site. An accredited conservation architect or equivalent should be engaged at the

outset of the design process to assist in determining the appropriate siting of the

development in order to minimise the impact on the Protected Structure. It may be of

benefit to discuss specific requirements at pre-planning stage. Any proposal for

development will be assessed in terms of the following: a) • The proximity and

potential impact in terms of scale, height, massing and alignment on the

Protected Structure, to ensure that harmony produced by particular grouping of

buildings and the quality of spaces and views between them is not adversely

affected. • The quality and palette of materials and finishes proposed. • Works to the

Protected Structure should take place in tandem with the proposed development to

ensure a holistic approach to the site.b)• Impact on existing features and important

landscape elements including trees, hedgerows and boundary treatments. •

Impact of associated works including street furniture, car parking, hard landscaping

finishes, lighting and services.




In response to Item a) above, it is held that the compositional integrity of the protected structure

is morphologically defined by its substantial extensions, enclosures and hard standings. The

new development in contrast is set back at its nearest point over 67 meters from the protected

structure and encroaches neither visually or physically on the protected structure.

Its height, scale, bulk, mass and compositional treatment responds to its site and defers to the

protected structure in its efforts to be visually imperceptible. On completion it will consolidate

existing residential development to the west of the school, and will align itself characteristically

with this morphology more so than that of the school, which is held to be wholly independent in

terms of morphological character.

In response to Item b) above, the proposed development will consolidate an established

woodland amenity, with its overall enhancement from its present uncultivated condition

envisaged. An original walled boundary will be consolidated and repaired, with abutting tree

growths and ivy growth cut back to enable localised consolidation of friable sections of wall. On

the whole, the proposed development will positively impact the site’s natural and walled features.

4.0 SUMMATION

The proposed development defers to the architectural heritage character of its wider context and

is found to be compatible with a vision for a future harmonious co-existence with its neighbouring

protected structure.

ARCHITECTURAL HERITAGE ASSESSMENT · AHA │ SHD CASTLEPARK, CASTLEPARK ROAD, DALKEY CASTLEPARK...

Documents

Transcript of ARCHITECTURAL HERITAGE ASSESSMENT · AHA │ SHD CASTLEPARK, CASTLEPARK ROAD, DALKEY CASTLEPARK...