3144/21
Planning permission for development at a 0.06 Ha site at Nos. 35 and 36 Abbey Street Upper and Abbey Cottages, Dublin 1. Permission was previously granted for the demolition of the 3 no. storey commercial unit located on the subject site under DCC Reg. Ref. 2954/18. The development will principally consist of modifications to the previously permitted development (DCC Reg. Ref. 2971/17 / ABP Ref. PL29N.249037, DCC Reg. Ref. 2954/18 , DCC Reg Ref 2928/19 and DCC Reg Ref 3804/19 / ABP Ref PL29N.305853) resulting in the addition of an eleventh and twelfth floor, each with 16 no. rooms, a gross floor area of 380.5 sq m and set back from the building line; the removal of 3 no. bedrooms at ninth floor level to facilitate a lounge area (60.5 sq m), the provision of a 51 sqm external terrace at ninth floor level with an east facing aspect , the relocation of the domestic hot water pump and external condensers from the previously permitted roof level (part 9 no. to part 11 no. storey building permitted under DCC Reg. Ref. 3804/19 / ABP Ref. PL29N.305853) to roof level of the proposed part 9 no. to part 13 no. storey building, and all associated elevational changes and site development works above and below ground. The proposed development will result in a part 9 no. to part 13 no. storey building with increase in the total number of rooms from 151 no. to 184 no. rooms and an increase in the gross floor area from 5,355 sq m (permitted under DCC Reg. Ref. 3804/19 / ABP Ref. PL29N.305853) to 6,116 sq m.
Core Refusal Reason
While the Planning Authority refused permission due to excessive height (exceeding the 28m limit) and 'monolithic' design, the Inspector recommended granting permission, concluding that the additional height is justified by national guidelines on building height and compact urban growth.
Decision Maker's Conclusion
- National planning policy (NPF and Building Height Guidelines) supports increased density and height in city-center locations near high-frequency public transport, superseding the restrictive 28m limit in the Development Plan.
- The architectural design, utilizing a 'shadow gap' and light tessellated cladding, successfully mitigates the building's massing, ensuring it is not monolithic and provides a distinctive landmark feature.
- The impact on residential amenity, specifically regarding daylight and sunlight access for adjacent properties, is considered minor and acceptable given the inner-city context and the need for compact development.
Cited Policies (CDP)
Decision Document Summary
The application seeks a two-storey extension to a previously permitted part-nine and part-eleven storey hostel at 35-36 Abbey Street Upper, Dublin 1, resulting in a building ranging from nine to thirteen storeys with 184 rooms. The site is located in a prime city-center area (Z5 zoning) adjacent to the Jervis Street Luas stop. The Planning Authority initially refused permission, citing concerns that the 40.2m height was nearly twice that of neighboring buildings and lacked justification. However...PDF Document Missing
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View the appeal at An Bord Pleanála