3912/23
PROTECTED STRUCTURE: PERMISSION: The development will consist of: The redevelopment, conservation, refurbishment and change of use of No. 134 James's Street, and the corner of Steeven's Lane, Dublin 8. D08 YV6H (a protected structure) and construction of an annex building/extension to rear to provide a residential development comprising a total of 15 no. residential units (1 no. studio, 9 no. one-bed units and 5 no. two- bed units) as follows: The proposed development will consist of the carrying out of the following works to a protected structure: (i) internal and external modifications, refurbishment and change of use of the existing protected structure from its current recording/rehearsal use to residential (1 no. studio and 3 no. one-bed units within protected structure; (ii) removal of non-original doors, partitions and features across all floors to accommodate proposed use; (iii) Floor level of lower ground floor level to be lowered to accommodate plant room and apartment stores; (iv) Lobby and entrance door to front elevation to be removed and replaced with new hardwood front door; (v) Non original window to front elevation at ground floor level to be removed and replaced with new window; (vi) Existing 6 no. sash windows to front elevation to be replaced with new one over one, sliding sash timber windows with thin double glazing; (vii) removal of existing render and replacement with lime render to all elevations; (viii) new natural slate roof to replace Asbestos tiles, existing ridge tiles to be retained and reused; and (ix) new painted hardwood fixed window to replace existing non-original/modern door at second floor level to rear elevation/facade. Planning permission is also sought for (x) demolition of the existing two-storey workshop/music rehearsal space building to the rear of the existing protected structure and construction of a seven-storey over lower ground floor annex building/extension connected to existing Protected Structure via link at upper ground floor. The proposed annex/extension provides for 11 no. residential units (6 no. one-bed units and 5 no. two-bed units) each provided with private open space in the form of a balcony or terrace; (xi) bin store at lower ground floor; (xii) 12 no. bicycle spaces at upper ground floor level; and (xiii) site and infrastructural works inclusive of SuDS, landscaping, boundary treatments, and all associated site development works necessary to facilitate the development.
Core Planning Reasoning
The primary reason for upholding and amending Condition 4 (limiting height and increasing separation) is to protect the character and setting of the Protected Structure (No. 134 James's Street), which is also a Recorded Monument and NIAH-rated building.
Decision Maker's Conclusion
- The Inspector found that the originally proposed height and the applicant's preferred 'Option A' (7 storeys) would have a significant and detrimental impact on the character and setting of the protected structure.
- The 6-storey height limit and 2.25m separation distance between the historic building and the new annex are necessary to ensure the historic fabric is respected and correctly 'read' in the streetscape.
- The Board is advised to amend Condition 4 to explicitly state that the reduction is for conservation reasons and to improve the clarity of the planning permission regarding the final unit mix and design configuration.
Cited Policies (CDP)
Decision Document Summary
The application seeks the redevelopment of a four-storey protected structure at 134 James's Street and the construction of a new multi-storey apartment building to the rear. While the site is in a high-density 'Z4' zoned urban area near public transport, it is constrained by its status as a Recorded Monument and its location within a Conservation Area. The Planning Authority granted permission subject to a condition reducing the annex height from 7 to 6 storeys and increasing the separation dist...PDF Document Missing
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