4778/22
PROTECTED STRUCTURE: Permission for modifications to the mixed use development permitted under Reg. Ref.: 4423/19 & ABP Ref.: 307217-20 . The application site is located at the junction of New Row South to the northwest , Blackpitts to the west and Fumbally Lane to the south and southeast. The site contains a protected structure (referred to as a former laundry building under RPS ref 5821) . The proposed modifications to the permitted development consist of the following: • Change of use of the 69 no. permitted single occupancy shared accommodation units and amenity spaces from fourth to seventh floor level and extension to permitted 7th floor level to provide 86 no. hotel bedrooms. • Internal alterations to permitted first to third floor level to provide 5 no. additional hotel bedrooms on previously permitted floors. • The proposed development will increase the total number of permitted hotel rooms to 235 no. rooms. • Internal alterations to permitted ground floor level including the removal of residential lounges, gym, restaurant and public community/event space. • The proposed ground floor level comprises co-working, café/restaurant event space, hotel reception, lounges areas and ancillary back of house areas. • Omission of the basement and relocation of plant to an enclosure at 7th floor level. • Provision of 3 no. new window openings to the existing building, a Protected Structure under RPS Ref.: 5821, minor alterations to the previously permitted works to the façade to the Protected Structure including reconfiguration of main entrance points and modifications to the fenestration at first floor level. • The proposed development includes elevational changes to the permitted 8 storey building to the southwest of the site including enclosure of the multi-storey staircase. Provision of a c. 1.4 metre pop- up area at roof level for ventilation purposes and increased parapet height of the building by 300mm to accommodate blue roof system. • Reduction in cycle parking provision at ground floor level. • All associated development.
Core Planning Reasoning
The proposed development is deemed a grant because it is consistent with the 'Z6' (Employment/Enterprise) land use zoning objective, provides a viable and sensitive future use for a Protected Structure, and facilitates high-density urban regeneration on a prominent brownfield site without significantly impacting heritage or local amenities.
Decision Maker's Conclusion
- The change of use from shared living accommodation to an expanded hotel offering is acceptable given the transitional nature of the area and the recent shifts in national policy regarding shared-living formats.
- The modifications to the Protected Structure and the omission of the previously permitted basement provide a net conservation and archaeological gain, specifically enabling the preservation and presentation of Recorded Monument features.
- The zero car-parking provision and the proposed mobility management measures are consistent with sustainable transport objectives for city centre locations and will not adversely affect traffic safety or residential amenity.
Cited Policies (CDP)
Decision Document Summary
This Inspector's Report evaluates a section 34 application for modifications to a previously permitted development (ABP-307217-20) at No. 27-29 New Row South, Dublin 8. The core proposal involves replacing 69 permitted shared-living units with 86 hotel bedrooms, bringing the total hotel room count to 235, and omitting a previously planned basement. The site context is highly sensitive, containing a 19th-century former distillery warehouse (Protected Structure) and subsurface remains of 'Dutch Bi...PDF Document Missing
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