3808/23

RETENTION & PERMISSION: (PROTECTED STRUCTURE): The development consists of the refurbishment of a Pre-63 residential property accommodating 8 no. residential units. Retention Permission is sought for: • Demolition of: - Non-original single storey extension (boilerhouse and store) to rear, - Internal partition walls including removal of shared kitchen and bathrooms, - Chimney breast at second floor; • Removal of kitchenettes and replacement of non-original windows to rear; • Removal of ceilings at second floor to create vaulted ceilings; • Construction of: - Single storey residential extension to rear; Garden room/store and boilerhouse/ laundry room in rear garden; - Concrete floor in ground floor return; - Steel structure supporting rear return; - Roof light in main roof valley; • Upgrade of services throughout the building including mechanical & electrical, re- plumbing and fire safety works. Permission is sought for: • Reconfiguration of ground floor to provide 2 no. 1-bedroom apartments as follows: - Unit 1 comprising the amalgamated front and back rooms to accommodate kitchen/living area and bedroom with en-suite bathroom; - Unit 8 comprising the reconfigured rear return to accommodate kitchen/living area, bedroom and bathroom; • Refurbishment and reconfiguration of 6 no. existing units at first and second floors including: - Completion of 4 no. en-suite bathrooms; - Removal and relocation of 2 no. unfinished en-suite bathrooms; - Installation of kitchenettes; • Replacement of non-original front windows, back door and shed door; • Repair of walls, joinery, tile and timber floors, ceilings and fireplaces throughout; • Repair of front boundary walls, piers, gates and railings.

Refused

Core Refusal Reason

The Inspector recommends granting permission as the refurbishment facilitates the sustainable reuse of a protected structure with a long-standing established 'pre-63' use, significantly improving residential standards through a sensitive conservation-led approach while applying modern apartment standards flexibly.

Decision Maker's Conclusion

  • The proposed development provides a significant improvement in the level of residential amenity and building safety standards compared to the existing established state of the units.
  • A 'minimal intervention' approach is deemed the most appropriate conservation strategy, as merging units to meet modern size standards would require damaging structural alterations to the protected structure.
  • National guidelines and the Dublin City Development Plan both permit the flexible application of apartment standards for the refurbishment of historic buildings to ensure their long-term viability and active use.

Cited Policies (CDP)

Zoning Objective Z2Section 14.4 (Zoning Objectives and Reuse/Redevelopment of Protected Structures)Section 14.5 (Non-Conforming Uses)Section 14.7.2 (Z2-zoned areas)Policy BHA2 (Protected Structures)Policy BHA9 (Conservation Areas)Section 15.9 (Apartment Standards)Section 15.9.2 (Unit Size)Section 15.9.4 (Floor to Ceiling Height)Section 15.9.6 (Internal Storage)Section 15.9.8 (Communal Amenity Space)Section 15.10 (Relaxation of Standards)

Decision Document Summary

The proposal concerns the refurbishment and retention of works at 127 North Circular Road, a three-storey red brick protected structure with an established 'pre-63' use as eight residential units. Dublin City Council initially refused permission on the grounds that seven of the units failed to meet minimum floor area, storage, and amenity standards, creating a substandard living environment. However, the Inspector's assessment highlights that the proposal includes vital upgrades to mechanical, e...
SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.

PDF Document Missing

The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.

Search for case on ABP