5005/22
PROTECTED STRUCTURE: Permission is sought for the redevelopment, conservation, refurbishment and change of use and construction of an annex building/extension to rear to provide a mixed-use development comprising a total of 17 no. residential units (13 no. one-bed units and 4 no. two-bed units) and 1 no. commercial/coffee shop unit. The proposed development will consist of the carrying out of works to a protected structure as follows: (i) internal and external modifications, refurbishment and change of use of the existing protected structure from its current recording/ rehearsal use to communal amenities including 1 no. gym and storage at lower ground floor level, 1 no. commercial/coffee shop unit at upper ground floor level and residential at first, second and third floor levels (3no. one-bed units within protected structure); (ii) (a) removal of section of wall below existing window to facilitate new double door external access to the proposed commercial/coffee shop at upper ground floor level along James's Street, (b) replacement of existing external entrance from James's Street with new steel gate with bronze finish, (c) replacement of existing 6 no. sash windows with one over one sliding glazing to facade, (d) removal of existing render and replacement with lime render (e) removal of existing arched fanlight at rear upper ground floor level and enlargement of ope to provide access to rear annex building and (f) new natural slate roof to replace asbestos tiles. Planning permission is also sought for (iii) demolition of the existing two-storey workshop/music rehearsal space building to the rear of the existing protected structure and construction of a nine-storey over lower ground floor annex building/extension with sedum roof and links over five floors to No. 134 James's Street comprising 14 no. residential units (10 no. one-bed units and 4 no. two-bed units within the annex building) each provided wih private open space in the form of a balcony or terrace; (iv) communal amenities inclusive of gym at lower ground floor level and outdoor terrace fronting Steeven's Lane at upper ground floor level; (v) bin store 15 no. bicycle spaces at lower ground floor level and 10 no. bicycle spaces at upper ground floor level providing a total of 25 no. bicycle storage spaces; and (vi) site and infrastructural works inclusive of SuDS, landscaping, boundary treatments, and all associated site development works necessary to facilitate the development.
Core Refusal Reason
The proposal was refused due to excessive height and scale constituting overdevelopment, which would adversely impact the setting of Protected Structures and provide a substandard level of residential amenity.
Decision Maker's Conclusion
- The 9-storey height and insensitive balcony design would have a seriously injurious impact on the architectural character and setting of the Protected Structure and the adjacent St. Patrick’s Hospital.
- The scale, mass, and form of the proposal represent overdevelopment of the site, creating an overbearing effect and dominance that injures the visual amenities of the area.
- The proposed residential units fail to meet the minimum requirements of the 2020 Apartment Guidelines regarding storage, floor-to-ceiling heights, communal amenity space, and balcony design.
Cited Policies (CDP)
Decision Document Summary
The proposal sought the redevelopment and conservation of a Protected Structure at 134 James's Street and the corner of Steeven's Lane, Dublin 8. Dublin City Council refused permission because the proposed 9-storey height and overall massing were considered visually inappropriate and overbearing, negatively impacting the setting of the subject building and the nearby St. Patrick's Hospital. Furthermore, the development was found to provide a poor standard of residential accommodation that failed...PDF Document Missing
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