4382/23
PROTECTED STRUCTURE: PERMISSION:The proposed development will consist of the following: Internal alterations at each floor level to reconfigure the existing 9 no. flats. The proposed works include: (i) removal of non-original partition walls, kitchenettes and bathrooms. (ii) Removal of all non-original boxing out and services throughout. (iii) Formation of simplified kitchenettes and bathrooms. (iv) Installation of new fire-rated internal doors in original style off circulation spaces; installation of modern flush doors within apartments. (v) Upgrading fire and acoustic performance of existing suspended timber floors. (vi) Provision of a 1m2 automatic air opening vent of area to the roof over the existing stairs to comply with fire regulations. (vii) Replacement throughout of non- original windows with timber sash incorporating trickle vents. (viii) Replacement of the non- original front door with an historically appropriate panelled hardwood door with bronze finish ironmongery. (ix) Demolition of the solid masonry balustrade to the front entrance steps and replacement of same with cast iron handrail to match the adjoining original. (x) Removal of non-original facades vents and making good of walls. (xi) Replacement of non-original lower ground floor external doors with a new hardwood picture framed ones. (xii) Repair of the broken stone string course on the rear façade. (xiii) Making good to damaged window ope to rear return façade at first floor. (xiv) Provision of a flat roofed single storey extension to the rear return providing a kitchenette and utility rooms. (xv) Relocation of existing stone steps to rear garden. (xvi) Removal of concrete paving to front yard and replacement of same with a lawn; removal of broken clay paving to rear yard and replacement of same with stone paving. (xvii) Installation of upgraded services including electrics, plumbing, fire and burglar alarms, intercoms, CCTV and data/phone points. (xvii) Repair and restoration of original features including window surrounds, painted timber shutter boxes, skirting and plasterwork. (xviii) Drainage and all associated site development and ancillary works necessary to facilitate development.
Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal. He concluded that the refurbishment of the 9 legacy pre-1963 residential units would improve living standards and ensure the long-term conservation of the Protected Structure without compromising its historic fabric or architectural character.
Decision Maker's Conclusion
- The refurbishment of nine existing legacy residential units with pre-1963 status is consistent with the Z2 zoning objective to protect and improve the amenities of residential conservation areas.
- The proposed internal works, including the removal of non-original partitions and the use of sensitive, reversible service enclosures, will reinstate the building's original spatial volumes and proportions.
- The project, which includes a modest single-storey extension and significant external restoration, complies with best conservation practice and is essential for the long-term viability and active use of the Protected Structure.
Cited Policies (CDP)
Decision Document Summary
This report pertains to a first-party appeal by JMA Ventures Limited against Dublin City Council's decision to refuse permission for the refurbishment of 101 North Circular Road, a Victorian Protected Structure. The proposal involves reconfiguring 9 existing flats and constructing a small single-storey rear extension. The Planning Authority originally refused the application, arguing that the quantum of residential units was overly intense and would result in the loss of historic fabric. However...PDF Document Missing
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