3005/24
RETENTION & PERMISSION: permission and retention permission for development at a 0.3148 hectare site located at Harcourt Road and Adelaide Road, Dublin 2. The site was the location of the former telephone exchange and includes lands south of One, Two and Three Park Place. The proposed development consists of the following amendments to the eastern elevation of the development permitted under Reg. Ref. 2388/18 (as amended under Reg. Ref. 3292/21 and Reg. Ref: 5019/22) which is currently under construction: Planning permission is sought for: 1. Omission of opacified film to glazing at eastern elevation of rear return at 5th to 10th floor, 2. Replacement of solid insulated panel with opacified glazing at eastern elevation of rear return at 3rd to 4th floor 3. Omission of opacified film to glazing at eastern elevation on the south eastern corner of the permitted building at 9th and 10th floors 4. Associated elevational revisions Retention permission is sought for: 1. Addition of door to 3rd floor roof terrace on eastern terrace to provide for maintenance access. The application relates solely to Four Park Place and relates to alterations along its eastern frontage for amendments to the permitted glazing, replacing the permitted opacified glazing along this facade with clear glazing as well as opacified, insulation panels with metal frames. The proposed amendments will apply across third to tenth floor level.
Core Reason for the Refused Part
The Inspector recommends a grant of permission, overturning the Planning Authority's refusal of the glazing amendments. The core reasoning is that the proposed clear glazing and maintenance door would not seriously injure the amenities or depreciate the value of property in the vicinity, nor would they unduly inhibit the future development potential of the adjacent St. James House site within the Z6 urban context.
Decision Maker's Conclusion
- The omission of opacified film and the use of clear glazing at various levels is acceptable given the city-centre context and the lack of significant privacy or overlooking impacts on neighboring office buildings.
- The proposed amendments do not represent an undesirable precedent and are consistent with the 'Z6' zoning objective which seeks to facilitate employment creation.
- The retention of the door at the 3rd floor is acceptable as it is intended solely for maintenance access to a sedum roof and is not permitted for use as an active amenity terrace.
Cited Policies (CDP)
Decision Document Summary
This report assesses a first-party appeal against a split decision by Dublin City Council regarding an 11-storey office development at Four Park Place, Dublin 2. The applicant sought retention of a 3rd-floor maintenance door and permission to replace opacified/solid panels with clear glazing on the eastern elevation. The Planning Authority granted the door but refused the glazing changes, fearing impacts on the redevelopment potential of the adjacent St. James House. The Inspector found that the...PDF Document Missing
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