3077/23
PROTECTED STRUCTURE: The development will consist of: Alterations to development previously approved under Reg. Ref. 3281/20 comprising: (i) provision of new recessed sixth floor level comprising 6 no. bedrooms; (ii) reduction in footprint of fifth floor level by 6sq.m; (iii) opening up of existing party wall between Nos. 58 & 59 (from first to third floor level) and provision of new stair core within new-build element (from basement to sixth floor level) to ensure compliance with fire safety regulations; (iv) fitting of louvred screens to the windows of bedroom Nos. 114, 115, 214, 215, 314 & 315 within new-build element (at first to third floor level); and, (v) all ancillary works, including general reconfiguration of all floor levels (from basement to fifth floor level), necessary to facilitate the development. The proposed works will result in a revised number of hotel bedrooms (83 no.).
Core Reason for the Refused Part
The proposed additional floor, by way of its excessive height and massing in a sensitive location within the Capel Street Architectural Conservation Area, would be visually obtrusive and detract from the character and setting of the area and its Protected Structures.
Decision Maker's Conclusion
- The internal modifications and relocation of the stair core are necessary for fire safety compliance and align with policies for the rehabilitation and adaptive reuse of older buildings.
- The proposed sixth-floor penthouse represents a significant deviation from the established height benchmark of the Capel Street ACA and would negatively impact the setting of the Protected Structure at No. 3 Parnell Street.
- The applicant's design rationale, including the use of reflective glazing to mitigate visual impact, is insufficient to justify height maximization in a location where a seven-storey building has been consistently rejected.
Cited Policies (CDP)
Decision Document Summary
Vision Wave Limited proposed alterations to a previously approved hotel development (Reg. Ref: 3281/20) at a corner site comprising Nos. 3-6 Parnell Street and Nos. 58-59 Capel Street, Dublin 1. The proposal sought to add a recessed sixth-floor penthouse (6 bedrooms), increasing the total capacity to 83 bedrooms, alongside internal works including a new stair core for fire safety. The site is highly sensitive, located within the Capel Street & Environs Architectural Conservation Area (ACA) and i...PDF Document Missing
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