3478/23
PROTECTED STRUCTURE: for the following development: (i) At lower ground floor : removal of non-original partition walls throughout the reinstate original floor plans where possible. Conversion of kitchen at front room lower ground floor to bedroom and erection of stud walls to facilitate new bathrooms to serve 2 no. bedrooms. A new ope will be created in the original wall to provide access to bathroom for front bedroom. Relocation of door to rear bedroom at lower ground floor. Replacement of non-original timber stairs with new timber stairs and placement of W.C. under stair. Relocation of door to plant room by blocking existing ope and creating new external ope. Replacement of non-compliant external concrete stairs with compliant concrete stairs; (ii) at upper ground floor the replacement of dining room door with unopenable traditional four panelled timber door in original style. Installation of kitchen units in dining room to create kitchen/dining room. Removal of non-original arch in hall and installation of 2 no. fire doors. Reconfiguration of non-original partitions to rear extension to provide wheelchair accessible bedroom with kitchenette and bathroom. Non-original floor structure to be replaced above lower ground floor boiler room. Removal of window on rear return; (iii) at first floor, the removal of non-original partition walls throughout to reinstate original floor plans where possible. Relocation of bathroom to rear bedroom and creation of fire lobby. Closing of existing ope into front bedroom and creation of new ope; (iv) at second floor, the reconfiguration of non-original partition walls through to reinstate original floor plans where possible and create fire lobby for front bedroom; (v) at third floor the reconfiguration of non-original partition walls through to reinstate original floor plans where possible and create fire lobby for stairwell. Closing of existing ope into front bedroom and creation of new ope. Removal of non-original timber glazed door and replacement with window at roof level, the replacement of existing roof light over stair with 1 sq.m of glazed automatic opening vents; and installation of 3no. pop-ups at roof level to provide ventilations to WCs below; (vi) replacement of all non-original windows on front facade with traditional sliding timber sash windows and all windows on rear facade with like-for-like; (vii) all non-original internal doors to be replaced by traditional timber panelled doors at hall and flush elsewhere and non-original floor to be replaced by timber flooring where required; (viii) fire upgrade of floors; (ix) installation of upgraded services including electrics, plumbing, fire and burglar alarms, intercoms, CCTV and data/phone points; (x) repair and restoration of original features including window surrounds, painted timber shutter boxes, skirting and plasterwork; (xi) making good of damaged walls, floorboards, fireplaces and plasterwork; (xii) provision of gas boiler and hot water cylinder; (xiii) removal of obsolete fire escape stair to rear; (xiv) repainting of render and cills on front facade and front wall and railings; (xv) removal of cast iron hopper and downpipe; (xvi) replacement of non-original front door repainting of door case; (xvii) all ancillary works necessary to facilitate the development.
Core Planning Reasoning
The proposed refurbishment and alterations are consistent with the Z8 zoning objective, protect the character of the Protected Structure through sensitive restorative works, and do not constitute a change of use from the established guesthouse status.
Decision Maker's Conclusion
- The development relates to physical alterations and refurbishment only, and the Inspector accepted the established pre-1964 guesthouse use, noting that a change of use was not applied for and is not supported by the internal layouts.
- The proposed works, including the reinstatement of original floor plans and the replacement of inappropriate windows with traditional timber sash designs, are considered to enhance the special interest and character of the Protected Structure.
- Although the rear mews building is in a dilapidated state, it was excluded from the application's redline boundary and therefore cannot be compelled to be refurbished via condition, though the owner retains separate statutory duties to protect it from endangerment.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for the refurbishment of a four-storey Georgian terrace house at 13 Gardiner Street Upper, Dublin 1, which is a Protected Structure (RPS 3101) operating as a guesthouse. The proposed works involve significant internal alterations to remove non-original partitions, reinstate original floor plans, upgrade services, and replace non-traditional windows with historically appropriate timber sashes. The site is located within the Mountjoy Square Architectural Conservati...PDF Document Missing
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