4340/23
PROTECTED STRUCTURE: the development will consist of a change of use from office to residential and comprise the sub-division of residential units, including 2 x 1 bed units (measuring 47 sq.m. and 52 sq.m.) and 9 studio units with an average area of 29 sq.m. The proposed works extend to an overall site area of circa. 210 sq.m. and shall comprise the following: (1) removal of non-original elements to the rear. This includes (i) the modern L-shaped basement structure at basement level; (ii) the modern plan room structure at ground floor level and brick flue enclosure to above eaves level; (iii) the modern steel deck which extends across the rear facade of no. 16 at first, second and third floor level; (iv) the toilet block constructed on the roof of the oroginal 2-storey return structure; (v) the 2 no. projecting bay windows to the north and east elevations of the original 2-storey return; (vi) the single storey flat roofed modern extension to the rear at the former garden level; (2) new construction works to the former garden level, comprising a new 40 sq. single storey structure at basement level with a green roof (to provide a 1 bed apartment unit) to replace a non-original 50 sq.m. office structure constructed at ground floor level; (3) new construction works to the original 2-storey return at the rear, comprising a 3.6 sq.m. semi-circular extension to the original gable to include a new stair, the reinstatement of the original mansard type roof structure (following the removal of the modern toilet block) and new window opening to the north facade, (4) general external upgrade works and construction repairs to the building envelope to include (i) replacing the finishes to the historic double pitch roof and valley gutter, (ii) installing a new automatic openable roof vent over the stair, (iii) replacement of existing front UPVC rainwater goods to the front elevation; (iv)replacement of the non-original external steel access stair to front lightwell; (v) cleaning of all original brickwork; (vi) repair of the original windows; (vii) new services/plant to replace existing in the existing cellar / front lightwell; (5) various internal upgrade works and conservation repairs; incorporating works required to achieve compliance with current building regulations, including : (i) removing the non-original lift; (ii) removing the non-original steel stair from ground floor level to basement, (iii) damp proofing works to the basement; (iv) internal dry lining works to the basement; (v) upgrade of existing timber floors to meet fire and acoustic performance requirements; (vi) new concrete floor construction to the basement; vii) new electrical and mechanical services installations to serve the residential units; (viii) historic plasterwork repairs.
Core Refusal Reason
The Inspector recommends a grant of permission subject to a reduction in density from 11/10 units to 8 units, concluding that the original proposal constituted over-intensive use and that modification is required to ensure adequate residential amenity and protect the architectural integrity of the protected structure.
Decision Maker's Conclusion
- The principle of residential use in this Z8-zoned area is acceptable and aligns with Development Plan policies encouraging urban consolidation and the reuse of vacant historic buildings.
- The proposed intensity of 11 units (and the revised 10 units) represents overdevelopment; a reduction to 8 units is necessary to achieve a balance between sustainable reuse and acceptable standards of residential amenity.
- The removal of modern, non-original additions and the implementation of sensitive conservation works will positively enhance the character and setting of the protected structure and the wider Georgian conservation area.
Cited Policies (CDP)
Decision Document Summary
This report evaluates a first-party appeal for the change of use of a vacant four-storey over basement protected structure at 16 Herbert Street, Dublin 2, from offices to residential units. The building is located in the heart of the Georgian core. Dublin City Council originally refused permission, citing over-intensive use and substandard residential standards. The Inspector argues that while flexibility in apartment standards is required for historic buildings, the proposed density remains too...PDF Document Missing
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