5432/22
PROTECTED STRUCTURE: Permission at a site (c.0.02Ha), at No. 61 O'Connell Street Upper (a Protected Structure), including rear onto Henry Place, Dublin 1. The site is otherwise bound by No. 62 O'Connell Street Upper to the south, the east side of Henry Place to the west, the west side of O'Connell Street Upper to the east and No. 60 O'Connell Street Upper to the north. The proposed development comprises the conservation, repair, refurbishment and adaptive reuse of an existing commercial building (4 storey over basement) to include: - a 'licensed restaurant/cafe unit with takeaway/collection facility' (c.35 sq. m gfa) at ground floor level on O'Connell Street Upper and a 'licensed restaurant/ cafe unit with takeaway/collection facility' (c.10 sq. m gfa) at ground floor level on Henry Place; 3 no. 2 bed apartments from 1st to 3rd floor (1no. unit per storey); 1no. gym/leisure studio (c.172 sq. m gfa) at basement level; All associated and ancillary site development works, conservation, demolition, landscaping, temporary works, including: - the creation of a new pedestrian link through part of the ground floor connecting O'Connell Street Upper and Henry Place; bicycle (8no.) and bin storage to rear of No. 61 O'Connell Street Upper at ground floor level; building signage zones and retractable canopy. The application site is within the O'Connell Street Architectural Conservation Area. An Environmental Impact Assessment Report (EIAR) accompanies this application.
Core Planning Reasoning
The proposed development is considered to be in accordance with the proper planning and sustainable development of the area as it secures the redevelopment of a strategic, under-utilised urban site, provides a sensitive refurbishment of a Protected Structure, and enhances city centre permeability through a new pedestrian link.
Decision Maker's Conclusion
- The retention and adaptive reuse of the 18th-century building are consistent with the Z5 zoning and will contribute positively to the character of the O'Connell Street Architectural Conservation Area.
- The proposed pedestrian archway is a crucial element of the Dublin Central Masterplan that improves permeability and public realm connectivity, justifying the minor loss of internal historic fabric.
- The quality of the proposed residential units is acceptable under the flexible standards applied to Protected Structure refurbishments and 'living over the shop' initiatives.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks the refurbishment and adaptive reuse of No. 61 O'Connell Street Upper, a Protected Structure within the Dublin Central Masterplan area. The development includes a ground-floor restaurant and retail kiosk, three apartments on the upper floors, and a new pedestrian link connecting O'Connell Street to Henry Place. The site context is highly sensitive, located within an Architectural Conservation Area and adjacent to the 1916 Rising 'evacuation route'. The Inspector concludes that...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.
View the appeal at An Bord Pleanála