An Bord Pleanála Inspector’s Report PL06F.244002 DEVELOPMENT (As per Public Notices): Permission for development at the Castle and Guest Wing (a protected structure and scheduled monument) at Lambay Island, Rush, County Dublin. The development will consist of amendments to Conditions 8(g) and 8(j) of planning permission Ref. F13A/0253 that relate to works within the Guest Wing. This consists of removing Condition 8(g) to enable the conversion of Room GW.1.11 into a bathroom; and removing the requirement to convert Room GW.1.12 into a bathroom under Condition 8(j). The revised development proposes a bedroom within Room GW.1.10 connected to an en-suite bathroom within Room GW.1.11; and that Room GW.1.12 be used as a bedroom within the Guest Wing. PLANNING APPLICATION Planning Authority: Fingal County Council Planning Authority Reg. No.: F14A/0307 Applicant: Lambay Estate Company Application Type: Permission Planning Authority Decision: GRANT PERMISSION subject to 4 Conditions APPEAL Appellants: Niall McManus and Beatrice Kelly _____________________________________________________________________ PL06F.244002 An Bord Pleanála Page 1 of 25 Type of Appeal: THIRD PARTY Observers: Patrick and Margaret Kelly DATE OF SITE INSPECTION: 21st January, 2015. INSPECTOR: Dermot Kelly REPORT FORMAT This report follows my examination of this appeal including reading the documents on file, and follows a Site Inspection on 21st January, 2015 which included the Photographs in Appendix B of this report. The Photographs on Lambay Island including a number of other Protected Structures in the vicinity of Lambay Castle, and the Photographs of the interior of the Castle and Guest Wing building, were taken with a Nikon D90 digital camera fitted with an 18 to 105mm zoom lens. 1. SITE LOCATION 2. SITE DESCRIPTION 3. PROPOSED DEVELOPMENT 4. NOTIFICATION OF DECISION OF PLANNING AUTHORITY Submissions and Relevant Reports 5. APPEAL GROUNDS 6. APPEAL RESPONSES 7. PLANNING HISTORY 8. DEVELOPMENT PLAN / GUIDELINES 9. PLANNING ASSESSMENT – Issues and Evaluation 10. CONCLUSIONS AND RECOMMENDATION APPENDICES APPENDIX A - LOCATION MAP APPENDIX B - PHOTOGRAPHS (incl. KEY PLAN) APPENDIX C - DEVELOPMENT PLAN / GUIDELINES _____________________________________________________________________ PL06F.244002 An Bord Pleanála Page 2 of 25 1. SITE LOCATION The subject site is located at Lambay Castle (a Recorded Monument and Protected Structure) and the Guest Wing building (a Protected Structure) on the western side of Lambay Island (area 283 hectares) as indicated on APPENDIX A - LOCATION MAP. Lambay Island is approximately 4 kilometres off the east coast of Ireland and Malahide Harbour, County Dublin, 2. SITE DESCRIPTION 2.1 The Castle or fortified house (Recorded Monument DU009 – 00105 in the Record of Monument and Places) on Lambay Island, may at its core include a fortress structure constructed subsequent to a grant to build same in 1467 to John Tiptoft, Earl of Worcester and Lord Deputy. 2.2 There was a further grant for construction works in 1551 to John Challoner, Alderman and Mayor of Dublin, and Secretary of State in Ireland to Elizabeth I. ‘The fortified house or castle, as it stands now, includes 16th-17th century features in its four projecting angle towers’….., and also “The standing remains of the fortified house include a central two-storey tower with a single vaulted chamber on each floor” (Source: Lambay Island Archaeological Conservation Plan submitted as Further Information in regard to the previous planning application Ref. F13A/0253). 2.3 The historic structure was in poor repair when extensively remodelled and a new Guest Wing building added in 1908-1910 by the renowned architect Sir Edwin Lutyens (1869-1944) for his clients Cecil and Maude Baring who had purchased Lambay Island in 1904. Lutyens was also involved in works to these and other buildings on Lambay Island until the 1930s. 2.4 The Castle and Guest Wing building was also enclosed within a new perimeter circular rampart wall approximately 700 feet in diameter – and set within a designed garden landscape by Lutyens in collaboration with Gertrude Jekyll. 2.5 Guest bedrooms were located within the new Guest Wing building which includes steeply pitched roofs with low overhanging eaves with dormer windows and tall chimney stacks and a circular stone staircase. New insertions in the main Castle building included stone mullioned windows and stone fireplaces. _____________________________________________________________________ PL06F.244002 An Bord Pleanála Page 3 of 25 2.6 Much of the decoration and finishes and furniture of the Lutyens remodelling which included Arts and Crafts detailing of an Edwardian Country House, remains intact including the original sanitary fittings in the few bathrooms in the Castle and Guest Wing building. 2.7 The two-storey Guest Wing building is in characteristic Arts and Crafts style and is set into the hillside to the north-east of the Castle. The present proposed development relates only to rooms within the Guest Wing building specifically Room GW.1.10, Room GW.1.11 and Room GW.1.12 – which three rooms are located on the Upper Level. 2.8 The attached Photographs in APPENDIX B – PHOTOGRAPHS (including Key Plan which indicates the approximate Photograph locations) illustrate the nature of the subject site and its island context – and also some interiors of the Castle and Guest Wing buildings. 3. PROPOSED DEVELOPMENT Planning Application • The proposed development comprises Permission for development at the Castle and Guest Wing (a Protected Structure and Recorded Monument) at Lambay Island, Rush, County Dublin as specified in the public notices. • The total gross floor area of the proposed development within the Guest Wing building – which development relates only to Room GW.1.10, Room GW.1.11 and Room GW.1.12 on the Upper Level – is stated as 60 square metres. • The submitted Architectural Assessment and Photographic Survey relates to as stated ‘the specific modifications from previously approved works as granted under planning ref. F13A/0253 and to examine that specific intervention in detail and to report on the specific impacts, architectural features and local architectural qualities of the subject building’. • Section 4.0 ‘Outline Impact Analysis’ specifies the proposed interventions and mitigations in the works affecting Rooms G.W.1.10 and 11, and states that Room G.W.1.12 – which under the previous permission was to be used as a bathroom – was considered of cultural interest as used as a photographic darkroom _____________________________________________________________________ PL06F.244002 An Bord Pleanála Page 4 of 25 by Rupert Baring, and that the Belfast sink therein could be retained under the present proposed development. • Photographs of Room GW.1.10, Room GW.1.11 and Room GW.1.12 were submitted as also a Photograph of the existing bathroom in Room C.1.8 in the Castle, and 3D images of the proposed works to install a bathroom in Room GW.1.11. • The submitted Planning Consultant’s Report included documenting the previous permission (Ref. F13A/0263) for development on Lambay Island which was subject to 15 conditions including Conditions 8(g) and 8(j) – which are the subject of this present planning application and which are requested should be omitted. • This Report included stating that ‘a key part of the long term sustainable strategy for Lambay was the need to attract high-end visitors to the Castle. This requires a significant improvement on the existing single bathroom within the Guest Wing (excluding the staff quarters). The Planning Authority’s June decision facilitated two new bathrooms within this wing within rooms nos. GW.1.08 and GW.1.12. However, it relocated the second bathroom from GW.1.11 to GW.1.12’. • It was submitted that a bathroom in Room GW.1.11 instead of in Room GW.1.12, would provide ‘an en-suite link’ with the ‘master suite in Room G.W.10’ which was considered would be necessary to attract ‘high-end visitors’ as stated. • It was also submitted that the proposed development was based on best conservation practice. Mitigation measures and 3D images of the proposed development were also submitted. • The attached Travel Agency Director’s letter outlining the desirability of the proposed development from a marketing viewpoint is noted. 4. NOTIFICATION OF DECISION OF PLANNING AUTHORITY - Submissions and Relevant Reports 4.1 Notification of Decision of Planning Authority • The Planning Authority, Fingal County Council, issued a notification of decision to GRANT PERMISSION for the proposed development subject to four (4) Conditions as follows: _____________________________________________________________________ PL06F.244002 An Bord Pleanála Page 5 of 25 • Condition No. 1 relating to the submitted plans and particulars. • Condition No. 2 relating to compliance with the previous permission (Ref. F13A/0253). • Condition No. 4 relating to submission of a Conservation Plan as specified; and Condition No. 3 as follows: 3. Room GW.1.10 shall be used as a bedroom connected to an en-suite bathroom within Room GW.1.11 and Room GW.1.12 shall be used as a bedroom within the Guest Wing. Reason: In the interest of clarity. 4.2 Submission of Third Party Appellants on Planning Application • The Submission received 19th August, 2014 is noted and included stating that “a Conservation Plan, based on The Burra Charter (The Australia ICOMOS Charter for Places of Cultural Significance) must be a condition should permission for this development be granted by Fingal County Council”. • It was submitted that the Guest Wing building was of ‘no less architectural value than the older Castle’ as both are within the Protected Structure designation. • It was submitted that the proposed ‘change’ would be ‘only the first of a series of alterations that will be required to serve the needs for high-end clientele’ with subsequent ‘detrimental impact on the fabric and architectural integrity of the building in the long term’.