3457/22
Planning permission for development on lands (c. 0.0744 ha) at 49-51 Pleasants Street (DO8 XHF2, D08 VN22, D08 EF24), Pleasants House (D08 F54N) & 5 Pleasants Lane (DO8 HY62), Dublin 8. The subject site is currently occupied by a two-storey unit with a café at ground floor and 1 no. apartment at first floor level at 49 Pleasants Street, 2 no. two-storey restaurant/café units at 50 and 51 Pleasants Street, a three-storey office building at Pleasants House and a two-storey former dwelling house, now in use as a commercial store, at 5 Pleasants Lane. The site is bounded by Pleasants Street to the south, Pleasants Lane to the east, O'Neill's Buildings (a laneway) to the west and by the 'Camden Hotel' to the north. The development will consist of the demolition of existing structures on site and the construction of a five-storey over basement mixed use building (max. height 20.3m) comprising of office and retail/café/restaurant use (c. 3,518 sqm total GFA including basement of 564 sqm) with setbacks at 2nd & 4th floor levels. The proposed development will comprise: • Demolition of the existing buildings including 1 no. apartment unit at first floor level of 49 Pleasants Street and associated structures on site c. 973.4 sqm GFA; • Construction of a five-storey (20.3m) over basement, mixed use building, consisting of retail/café/restaurant and office use with setbacks at 2nd and 4th floor levels on southern and western elevations; • Provision of 2,120 sqm of office space on each floor from basement to 4th floor level and provision of a retail/café/restaurant unit on ground floor and basement level (258 sqm); • The provision of 2 no. external terraces at 2nd floor level (11 sqm) and at 4th floor level (81.5 sqm) on the southern & western elevation; • The provision of plant at basement and roof level; • Provision of green roof at 4th floor and roof level; • Provision of ESB substation, switch room at ground floor level; • Provision of bicycle and electric scooter store to provide 38 no. bicycle spaces at basement level accessed via bike lift; • All ancillary works to facilitate the development.
Core Planning Reasoning
The proposed development was recommended for grant as it aligns with the 'Z4' zoning objective for Key Urban Villages, providing for compact growth and intensification of an underutilised brownfield site in a highly accessible city centre location without significantly injuring the visual or residential amenities of the area.
Decision Maker's Conclusion
- The demolition of the existing 2-3 storey buildings is acceptable as they are not protected structures and their limited contribution to the streetscape is outweighed by the benefits of higher-density redevelopment.
- The revised 5-storey height and contemporary design are considered appropriate for the site's transitional context, following national guidelines for urban densification near high-capacity public transport.
- Impacts on the residential amenities of neighboring properties, specifically regarding daylight and sunlight, are deemed reasonable and acceptable within the context of an established, dense urban environment.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of existing structures and the construction of a 5-storey mixed-use building (primarily office with ground floor retail/café) totaling c. 3,518sqm GFA at 49-51 Pleasants Street, Dublin 8. The 0.0744Ha site is located in a mixed-use area characterized by varying building heights and styles, close to the Camden Street Conservation Area. Key arguments centered on the appropriateness of the demolition of existing 'characterful' buildings, the scale and massing of...PDF Document Missing
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View the appeal at An Bord Pleanála