3056/23

PROTECTED STRUCTURE: The development will consist of: Alterations to development previously approved under Reg. Ref. 3281/20 comprising: (i) 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 fifth floor level) to ensure compliance with fire safety regulations; (ii) 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, (iii) 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 (77 no.).

Granted

Core Planning Reasoning

The Inspector recommended a grant of permission because the proposed modifications are minor internal alterations necessary for fire safety compliance, are consistent with policies for the rehabilitation and reuse of older buildings (Policy BHA11), and would not negatively impact the character of the protected structure or the residential amenities of the surrounding area.

Decision Maker's Conclusion

  • The proposed modifications are minor in nature and relate primarily to the internal layout and fire safety requirements of a previously approved hotel development.
  • The development is consistent with the heritage policy framework of the Dublin City Development Plan 2022-2028, particularly regarding the reuse and adaptation of older buildings without increasing height or massing.
  • The use of louvred privacy screens and a 10m separation distance across an internal courtyard is sufficient to mitigate potential overlooking and protect the residential amenity of neighboring apartments.

Cited Policies (CDP)

Zoning Objective Z5Section 11.5.2 (Architectural Conservation Areas)Policy BHA7 (Architectural Conservation Areas)Section 15.15.2.3 (Protected Structures)Policy BHA11 (Rehabilitation and Reuse of Existing Older Buildings)Section 4.1 (ACA)Section 7.0 (ACA)Section 8.2.1 (ACA)Section 8.2.8 (ACA)Policy BHA2Policy BHA9

Decision Document Summary

This application involves alterations to a previously approved hotel development at a site including Nos. 58-59 Capel Street and Nos. 3-6 Parnell Street, Dublin 1. The site contains a Protected Structure (No. 3 Parnell Street) and is within the Capel Street & Environs Architectural Conservation Area. The proposed changes, driven by fire safety compliance, include opening a party wall, relocating a stair core, and reconfiguring floor levels, resulting in a total of 77 bedrooms. A third-party appe...
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