5465/22

PROTECTED STRUCTURE: permission for change of use from offices to one two-bedroom apartment at second floor, one two bedroom apartment at third floor, comprising two dwelling units in total, with an extension on the rear at each level.

Granted

Core Planning Reasoning

The Inspector recommends removing Condition 2 because the proposed rear extension and internal layout modifications do not adversely affect the architectural character or integrity of the Protected Structure, as the extension is not visible from the public realm and the internal revisions are based on uncertain historical evidence.

Decision Maker's Conclusion

  • The proposed rear extension is of a scale and design that is sensitively sited and will not be visible from the public realm, thereby causing no injury to the architectural character of the Protected Structure or the surrounding Architectural Conservation Area.
  • The Planning Authority's requirement to retain the historic floor plan is deemed unenforceable and unreasonable as the original internal layout of the second and third floors is unknown and not documented in NIAH records.
  • The proposed internal interventions, including the provision of two-bedroom apartments, are considered minimal and reversible, and they support the sustainable reuse of the building's upper floors in accordance with national housing and conservation policies.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Zoning Objective Z5Policy BHA2 – Development of Protected StructuresPolicy BHA7 – Architectural Conservation AreasPolicy BHA11 – Rehabilitation and Reuse of Existing Older BuildingsSection 5.5.2 – Regeneration, Compact Growth and DensificationPolicy QHSN6 – Urban ConsolidationPolicy QHSN7 – Upper FloorsSection 15.9 – Development Standards for apartmentsSection 15.15.2.3 – Protected Structures

Decision Document Summary

This report concerns a first-party appeal against Condition 2 of a permission granted by Dublin City Council for the change of use of the 2nd and 3rd floors of 3 Burgh Quay, a Protected Structure, from offices to two 2-bedroom apartments. Condition 2 required the omission of a rear extension and a reduction to 1-bedroom units to protect the building's internal legibility. The site is located in a high-density city-center block within the Liffey Quays Conservation Area. The Inspector argued that ...
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