4439/23

PERMISSION:Proposed 1,407 sq.m. health spa (including ancillary cafe bar). Total area made up as follows: Ground floor: Change of use of existing 609 sq.m. warehouse / workshop building. New 104 sq.m. glazed extension (in existing west facing courtyard). New 39 sq.m. external sauna. First floor: New 580 sq.m. floor area and west facing external open terrace. Second floor: New 75 sq.m, floor area. Also external open terrace area and green roof areas. Also ground floor pedestrian paved area with decorative pool and shelter for 12 bicycles.

Granted

Core Planning Reasoning

The proposed development is considered acceptable in principle under the Z1 zoning objective and, subject to compliance with conditions, is acceptable in terms of design and scale and would not seriously injure the residential amenities of the adjoining area.

Decision Maker's Conclusion

  • The proposed health spa and ancillary café bar are compatible with the Z1 zoning objective and represent a high-quality wellness service on a vacant brownfield site.
  • The revised design submitted at the Further Information stage, which includes the relocation of saunas and the use of privacy baffles, successfully mitigates potential overbearing and overlooking impacts on properties at Bow Lane West.
  • A comprehensive shadow study demonstrates that the proposed building will not cause additional significant overshadowing beyond what is already created by the site's natural topography and escarpment.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Zoning Objective Z1Strategic Development Regeneration Area (SDRA) 7 – Heuston and EnvironsSection 13.9 (Development Plan)Section 15.14.7.2 (Restaurants / Cafes)Section 15.14.7.4 (Noise, Ventilation, and Odour)Section 15.17.4 (Outdoor Seating and Street Furniture)Table 15.1 (Service Delivery and Access Strategy)Appendix 5, Section 2.4

Decision Document Summary

This report pertains to a proposed 1,407 sqm health spa at 177-179 James's Street, Dublin 8. The site is a complex brownfield plot characterized by a 10m drop in elevation between James's Street and Bow Lane West to the north. The primary issues in the appeal, lodged by a neighbor at 11 Bow Lane West, involved concerns over overshadowing, overlooking from the roof terrace, and the scale of the new structure relative to lower-level residential units. The applicant responded with Further Informati...
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