architectural heritage assessment · aha │ shd castlepark, castlepark road, dalkey castlepark...
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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 INFO@MOLLOYASSOCIATES.IE
M
ARCHITECTURAL HERITAGE ASSESSMENT
PROPOSED STRATEGIC HOUSING DEVELOPMENT
CASTLEPARK
CASTLEPARK ROAD, DALKEY, CO.DUBLIN
December 2019
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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
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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.
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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.
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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
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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
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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
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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
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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.
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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
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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
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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
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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.
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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.
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