WEB2706/24

PROTECTED STRUCTURE: JD Wetherspoon plc intend to apply for permission for development on lands at Keavan's Port, 1-5 Camden Street Upper and 49-51 Camden Street Lower, Dublin 2. No's 1, 2, 3, 4 and 5 Camden Street Upper and No's 50 and 51 Camden Street Lower are Protected Structures. The development consist of the following: The construction of a partially enclosed pavilion area (52m2) located 18.71m from the existing southern boundary wall to Courtyard 1 with an acoustic glass screen (c.4m in height, c.8.2m wide & c.52.5mm thick glass) fixed to the pavilion and wall at an angle with an acoustic quilt (100mm) installed under the roof steel beam frame of the pavilion. Construction of an acoustic glazed low-level structural wall and frame (c.3.58m in height & c. 8.5m wide) facing the south side boundary of the courtyard, to prevent patron access to southern end of the external courtyard. Construction of 2no. external canopies located either side of the pavilion, with an uncovered patron smoking area (105m2) to the northern end of Courtyard 1. A green roof system above the pavilion (48m2), including acoustic glass skylights.

Refused

Core Refusal Reason

The Inspector recommends a grant of permission, concluding that the proposed physical and operational measures—specifically the acoustic glass screen and pavilion—effectively mitigate noise impacts on neighboring residential properties while ensuring the commercial viability of the established hotel use without harming the architectural integrity of the Protected Structures.

Decision Maker's Conclusion

  • The proposed development would significantly reduce noise levels emanating from patrons using the revised southern courtyard, ensuring it does not result in an unreasonable diminishment of residential amenity for properties in its vicinity.
  • The physical interventions, including the glazed screen, are light-weight, reversible, and designed to avoid interference with the original fabric of the Protected Structures, thereby preserving their special architectural character.
  • The proposal represents an acceptable form of development on 'Z4' zoned lands, balancing the support for the city's evening and night-time economy with the protection of residential and built heritage amenities.

Cited Policies (CDP)

Policy BHA2Policy BHA9Policy BHA4Z4 Zoning ObjectiveSection 14.7.4Section 11.5.3Section 15.14.1Section 15.14.1.1Section 15.14.12Section 15.15.2.2Section 15.15.2.3Policy CCUV32Policy CCUV35Policy CCUV36Policy GI6Section 7.3Section 7.5.3Section 7.5.6Section 7.5.7Section 15.5.2

Decision Document Summary

This report pertains to a first-party appeal by JD Wetherspoon PLC against Dublin City Council's refusal of permission for acoustic mitigation works at Keavan's Port Hotel, Camden Street. The proposal seeks to construct a 52sqm partially enclosed pavilion and a 4m high acoustic glass screen in the southern courtyard to manage patron noise, which has been a source of previous conflict and enforcement action. The site contains several designated Protected Structures within a Red-Hatched Conservati...
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