4221/24
Permission for development at a site on lands (c. 0.0745 ha) at 49-51 Pleasants Street (D08 XHF2, DO8 VN22, DO8 EF24). Pleasants House (DO8 F54N) & 5 Pleasants Lane (D08 HY62), Dublin 8. The subject 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 amendments to the previously permitted office scheme (DCC Planning Reg. Ref. 3457/22 & ABP Ref. 314353-22) consisting of the construction of an additional set-back storey at fifth floor level (c. 453 sqm GFA) to comprise office floorspace (c. 351 sqm), and ancillary areas including W/C facilities (c.28 sqm) and circulation space. The proposal will increase the height of the overall office scheme to 6 no. storeys over-basement (c. 23.8m) and the permitted floor area from 3,518sqm to 3,971sqm.
Core Refusal Reason
The Planning Authority refused the application based on the concern that an additional floor would create an unduly monolithic appearance damaging the character of the adjacent Z2 Residential Conservation Area, and would seriously injure the residential amenities of neighbors via loss of daylight. However, the Inspector recommends a grant, concluding the proposal is consistent with the City Development Plan's 6-storey default height strategy and that amenity impacts are minor in an urban context.
Decision Maker's Conclusion
- The proposed development is consistent with the Z4 zoning objective and the default 6-storey height strategy for city centre locations within the canal ring.
- The design modulation, including setbacks at the 2nd and 4th floor levels and a high-quality material palette, ensures the building does not appear monolithic and respects the setting of the adjacent Residential Conservation Area.
- Daylight and sunlight impacts on adjoining properties, specifically Olympic House, are not materially significant compared to the permitted scheme and are acceptable given the site's constrained, historically laid-out urban context.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks amendments to a previously permitted office scheme (ABP-314353-22) at 49-51 Pleasants Street, Dublin 8. The primary change is the addition of a setback fifth-floor level, increasing the total office floorspace by 351sqm and the overall height to six storeys (23.8m). The site is a 0.0745ha underutilised brownfield plot located in a transitional zone between the commercial Camden Street corridor (Z4) and residential terraces (Z2). While the Planning Authority refused the scheme ...PDF Document Missing
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