4815/23
PROTECTED STRUCTURE: PERMISSION:The Development will consist of; (a) The complete restoration and refurbishment of the B&B buildings to the front of the site, comprising; i. The reroofing of the front roof of the property in natural slate and the renewal of all existing roof lights. ii. Removal of the existing metal fire escape and the repointing of the traditional brickwork to the rear and eastern side of the facade of the property in a NHL 2.0 flush point finish. iii. The replacement of the existing non-original uPVC windows with traditional slim line double glazed up and down sash windows to the front and rear of the property. iv. The restoration of removed historic fabric to the interior of the property including internal doors, shutters, timber linings, traditional plasterwork, new electrical, heating and fire safety installations throughout and the upgrading of the floors, walls and doors to meet structural, servicing and fire safety standards throughout. v. The complete restoration of the shopfront to the front of the property. vi. Various new internal openings, Internal fit out elements, pavilions, linings and partitions to the ground and upper floors of the property, all ancillary to the existing B&B use. vii. The complete refurbishment of the basement to the front of the property, the lowering of the existing floor, damp proofing works and the provision of a storage area ancillary to the primary B&B use over. (b) The partial demolition and extension of the existing two storey health building to the rear of the property comprising; i. The change of use of the existing and extended building to the rear of the property from Health to B&B use. ii. The partial demolition of the existing building, chimney and defunct water tanks. iii. The construction of a new extension to provide for 12 bedrooms within a completed 5 storey building. iv. The relocation of the existing pedestrian access to the rear of the property from Ormond Place. (c) All associated drainage, roof lights, enabling and site works. On completion the proposed development will provide for 27 B&B rooms between the front and rear buildings of the development.
Core Planning Reasoning
The proposed development is granted as it represents a sensitive restoration of protected structures and an appropriate intensification of a city center brownfield site, aligning with policies on compact growth, urban renewal, and tourism infrastructure while protecting the architectural heritage and residential amenity of the area.
Decision Maker's Conclusion
- The principle of development is acceptable under the Z5 zoning and supports the regeneration of historic buildings within the Dublin City Centre and the Liffey Quays Conservation Area.
- The proposed contemporary extension and internal refurbishments, subject to conservation monitoring, will not negatively impact the character or structural integrity of the protected structures.
- Potential residential amenity impacts, such as overlooking or overshadowing of neighboring properties, are minimal or can be mitigated through specific planning conditions regarding window baffles and use restrictions.
Cited Policies (CDP)
Decision Document Summary
The proposal consists of the restoration of No. 21 Ormond Quay Upper and parts of No. 20 (both Protected Structures) and the change of use/extension of a rear mews-type building to create a 27-room B&B. The site is located in a highly sensitive urban context within the Historic City Core and SDRA 13 (Markets Area). The Inspector argues that the intensification of use is justified by the site’s proximity to public transport and the need to bring vacant historic buildings back into sustainable use...PDF Document Missing
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