4128/23

PERMISSION:For development at a site known as "Textile House" located at Nos. 3 - 5 Johnson's Place (also known as Johnson Place) and Nos. 2 - 5 Clarendon Market, Dublin 2. The site is located adjacent/proximate to a number of protected structures No. 1 Johnson's Place (RPS Ref. 4063), No. 2 Johnson's Place (RPS Ref. 4064), former Mercer Hospital, Mercer Street (RPS Ref. 5074), and No. 39 William Street South (RPS Ref. 8580). The proposed development will comprise the demolition of all existing commercial buildings on site (c.612 sq.m) and the construction of a mixed-use development up to 8 storeys in height over 2 no. levels of basement and comprising the following: Restaurant/Bar and Retail unit at ground floor and basement levels; Hotel providing a total of 61 no. bedrooms (all ensuite), along with gym and all ancillary facilities/ plant associated with the hotel provided at basement to fifth floor. The hotel bedrooms will be located from first to fifth floor. This proposed hotel facility will operate as an extension to, and will be managed by, the existing nearby Grafton Hotel. 6 no. residential apartments (located on the sixth and seventh floors), comprising 2 no. 1-bed, 3 no. 2-bed and 1 no. 3-bed units, ranging in size from c.54 sq.m to c.128 sq.m and with balconies to the south/east/north/ west elevations. The total gross area of the building including basement is c. 4,361.6 sqm All associated site development works, plant areas, landscaping, waste management areas, and services provision.

Granted

Core Planning Reasoning

The Inspector recommended the grant of permission (upholding Dublin City Council's decision but removing restrictive design conditions) because the mixed-use development is compatible with the Z5 City Centre zoning, promotes compact urban growth in line with national policy, and the design adequately manages the transition in scale without causing undue harm to built heritage or neighboring residential amenity.

Decision Maker's Conclusion

  • The proposed 8-storey mixed-use building is appropriate for this city center site and aligns with national strategic objectives for compact growth and increased density in well-serviced urban areas.
  • The architectural response, including setbacks and high-quality external materials, successfully mitigates overbearing impacts on the setting of adjacent Protected Structures such as Peter's Pub and the former Mercer Hospital.
  • Restrictive Condition 5(a) imposed by the Planning Authority is unwarranted as it would negatively impact the scheme's viability and architectural character without providing meaningful planning gains regarding amenity protection.

Cited Policies (CDP)

Zoning Objective Z5 (City Centre)Policy SC3 (Mixed-use land use policy)Policy BHA2 (d) (Development affecting a protected structure)Chapter 4: Shape and Structure of the City (Policies SC5, SC10, SC11, SC14, SC15, SC16, SC19, SC20, SC21)Chapter 5: Quality Housing (Policies QHSN6, QHSN10)Chapter 11: Built Heritage and Archaeology (BHA26, BHAO17)Chapter 15: Development Management Standards (Sections 15.4, 15.5, 15.7.1, 15.14.7, 15.15.2)Appendix 3: Achieving Sustainable Growth (Height Strategy)Appendix 16: Sunlight and Daylight

Decision Document Summary

The application seeks permission for the demolition of 'Textile House' at Johnson's Place and Clarendon Market, Dublin 2, and the construction of an 8-storey mixed-use building. The project comprises a 61-bedroom hotel (an extension of the Grafton Hotel), 6-11 apartments, a restaurant/bar, and retail units over two basement levels. The site is located in a sensitive historic context, adjacent to several Protected Structures and the South Retail Core Architectural Conservation Area. Third-party a...
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