Planning precedent report

The proposed development seeks to amend a previously permitted development under DCC Planning Ref. 2024/16 (An Bord Pleanala Ref. PL29N.246933), as amended by DCC Planning Ref. 3974/19 (ABP Ref. 303060-19). The proposed amendment comprises an alteration to the permitted floorplan at sixth floor level to provide an infill extension of part of the permitted roof terrace at the north-eastern corner of the building by reducing the northern setback from approximately 7m to 4m at this level/location. This extension will deliver an additional c.66sq.m (GFA) office floor space together with a commensurate decrease in the area of the permitted roof terrace at sixth floor level. The proposed alterations to the permitted floorplan at sixth floor level would also result in associated external amendments to the permitted elevations whereby the eastern elevation at sixth floor level is extended northwoards by an additional c. 3m in a matching design/ materials/ finishes, together with a commensurate reduction of the northern setback at sixth floor level along the eastern part of the northern eleveation. In the interest of clarity, it should be noted that no changes are proposed to the permitted scheme at fifth floor level and below. The proposed amendments and extension will result in an increase in the overall permitted floorspace of the development from 22,059 sq.m (GFA), excluding basement levels to 22,125sq.m (GFA), excluding basement levels- an overall increase of approximately 66 sq.m (GFA) of office floor space).

Planning permission for development at the former ‘Irish Distillers Building’, Smithfield, Dublin 7 (the site is bounded by Phoenix Street to the south; Smithfield Square to the west; New Church Street to the north and Bow Street to the east). The proposed development consists of amendments to a previously permitted development under DCC Planning Ref. 2024/16 (An Bord Pleanala Ref. PL29N.246933), as amended by DCC Planning Ref. 3974/19 (ABP Ref. 303060-19) to include the following external alterations and extension of the permitted building: (a) re-alignment of the western elevation at 6th floor level by increasing the setback from the main western façade to 302m (resulting in a reduction of 27sq.m. (GFA) in office floorspace at 6th floor level) together with associated revised area to the permitted roof terrace at the north-western corner of the building at 6th floor level; and (b) amendment of the area of permitted Photo Voltaic (PV) panels and removal of the permitted roof-top plant and replacement thereof with a new 7th floor roof extension (measuring approximately 1,183sq.m. in floor area (GFA) comprising of additional office floorspace) together with the provision of roof terraces at the north-western and south-western corners of the building also at 7th floor level; and (c) provision of an open rooftop plant area with associated plant screening that measure approximately 2.16m in height (above rooftop level) along with green roofed areas on top of the proposed 7th floor extensions; (d) it is also proposed to increase the permitted number of bicycle parking spaces from a total of 212 no. spaces to 216 no. spaces through the provision of an additional 4 no. bicycle parking spaces at ground floor level. In the interest of clarity, it should be noted that no changes are proposed to the permitted scheme at fifth floor level and below. The proposed amendments and extension will result in an increase in the overall permitted floorspace of the development from 22,059sq.m. (GFA), excluding basement levels to 23,215sq.m. (GFA), excluding basement levels – an overall increase of 1,156sq.m. (GFA) of office floorspace.

The proposed development consists of amendments to a previously permitted development under DCC Planning Ref. 2024/16 (An Bord Pleanala Ref. PL29N.246933) to include amendments to the previously permitted floorplans at ground to sixth floor levels, to include: (a) Infill of the permitted setback at the north-western corner at ground and first floor level, to provide an additional 31 sq.m (GFA) of retail floorspace at ground floor level (to permitted Retail Unit No. 1) and the provision of an additional 13sq.m (GFA) of office floorspace at first floor level; (b) Reducing the permitted setback adjoining the staircore to the southern elevation from second to fourth floor level with a corresponding expansion in the floorplate to provide an additional 51 sq.m (GFA) of office floorspace (17 sq.m GFA per floor); (c) Reducing the permitted setback at the northern end of the western elevation at fourth floor level to provide an additional 72 sq.m GFA of office floorspace together with the replacement of the remainder of the previously permitted green roof section and the formation of a new roof terrace that wraps around the north-eastern corner at fourth floor level; (d) At fifth floor level, the following changes are proposed - omitting the permitted roof terrace at the north western corner and the permitted setbacks at both the northern and southern ends of the western elevation together with the omission of the permitted roof terraces to southern elevation at fifth floor level and the associated expansion of the floorplate to provide infill extensions of those areas to align the floorplate vertically with the fourth floor level (below) to deliver an additional 473 sq.m (GFA) of office floorspace at fifth floor level. It is also proposed to omit the permitted north facing roof terrace to the east of the permitted staircore at fifth floor level. (e) At sixth floor level, the following changes are proposed - omitting the permitted roof terrace at the north-western corner and part of the green roof and infilling of same with additional office floorspace and extending the floorplate northwards and westwards to provide a new terrace that wraps around the north-western corner and provision of a new terrace to the north-eastern corner. Omission of permitted roof plant and extending the floorplate in an easterly direction to align with the eastern elevation at fifth floor level below. Amended east facing terrace and amending part of south facing terraces at south-eastern corner and omission of the west facing terrace and part of the south facing terrace at the south-western corner and the associated expansion of the floorplate to provide infill extension of these areas. An additional 907 sq.m of office floorspace is proposed at sixth floor level. The proposed alterations to the permitted floorplans at ground to sixth floor level (as described above) would also result in associated external amendments to the permitted elevations, as follows: (i) Eastern Elevation - At the southern end of the building the permitted parapet height of 21.8m with two setback levels (at heights of 25.5m and approximately 29.8m, respectively) is revised to a parapet height of approximately 25.9m with a single setback level at a height of approximately 29.8m. At the northern end the intermediate setback at fourth floor level with a height of 20.1m is omitted and extended vertically to a height of approximately 24m to be augmented with the previously permitted height of the fifth floor setback; (ii) Western Elevation - At the northern end of the building the permitted parapet height of 19.7m with two setback levels (at heights of 23.4m and approximately 27.5, respectively) is revised to a height of 23.6m with a single setback level at a height of 27m. At the southern end the parapet height of 24.8m with a setback level at a height of 28.7m is raised to a uniform parapet height of approximately 28.7 with a corresponding parapet level of +33.61m; (iii) Southern Elevation - At the western end of the building the permitted parapet height of 24.9 with a setback level with a height of 28.8m is raised to a uniform height of approximately 29m. At the eastern end the permitted parapet height at a height of 22m with two setback levels at heights of 25.7m and 29.8, respectively is raised to a parapet height of approximately 25.9m with a single setback level at a height of approximately 29.8; (iv) Northern Elevation - At the eastern end of the building the intermediate setback at fourth floor level with a height of 20.1m is omitted and extended vertically to a height of approximately 24m to be augmented with the previously permitted height of the fifth floor setback level. At the western end the previous permitted parapet height of 19.9m is increased to a height of approximately 23.7m and the previous permitted setback level with a height of 23.2m is increased in height to approximately 27.7m. Alterations at rooftop level include the provision of rooftop plant and omission of Condition 4 of planning permission DCC Reg. Ref. 2024/16 (An Bord Pleanala Ref. PL29N.246933). The proposed rooftop plant screening enclosure sits at a level +36.310m, approximately 2.7m above corresponding parapet level (+33.61m). A Photovoltaic (PV) solar panel area will also be provided at roof level, immediately to the south of the enclosed plant area. In the interest of clarity the above proposed alterations to the floorplans at ground to sixth floor level will result in (a) an overall increase of floorspace from an approved 20,521.6 sq.m (GFA) to 22,059 sq.m (GFA) - an increase of 1,546.4 sq.m (GFA) - an increase of 1,546.4 sq.m (GFA), comprising an increase of 31 sq.m (GFA) of retail floorspace from 458 sq.m (GFA) to 489 sq.m and an increase of approximately 1,5116 sq.m (GFA) of office floorspace from 18,236 sq.m to 19,752 sq.m (GFA).

Planning permission for development at the former 'Irish Distillers Building', Smithfield, Dublin 7 (the site is bounded by Phoenix Street to the south; Smithfield Square to the west; New Church Street to the north and Bow Street to the east). The proposed development consists of amendments to a previously permitted development under DCC Planning Ref. 2024/16 (An Bord Pleanala Ref. PL29N.246933) to include the provision of rooftop plant and omission of Condition 4 of planning permission DCC Reg. Ref. 2024/16 (An Bord Pleanala Ref. PL29N.246933). The proposed rooftop plant will be enclosed by an aluminium louvre screen. The top level of the screen sits at +36.310m, approximately 2.55m above corresponding parapet level (+33.670m). A Photovoltaic (PV) solar panel area will be provided at roof level, immediately to the south of the enclosed plant area. Other internal and associated external alterations include the infill of the permitted setback at the north-western corner (junction of New Church Street and Smithfield Square) of the permitted building at ground and first floor level, to provide an additional 31.8 sq.m (GFA) of retail/restaurant floorspace at ground floor level (to permitted Retail Unit No. 1) and the provision of an additional 13.5 sq.m (GFA) of office floorspace at first floor level and thereby increasing the previously approved office floorspace from 18,236 sq.m (GFA) to 18,249.5 sq.m (GFA).

PERMISSION & RETENTION: The proposed development seeks to amend a previously permitted development under Dublin City Council (DCC) Ref. 2024/16 (An Bord Pleanala (ABP) Ref. PL29N.246933), as amended by DCC Reg. Ref. 2176/19 (ABP Ref. 304717-19); DCC Reg. Ref. 3974/19 (ABP Ref. PL29S.306060); DCC Reg. Ref. 2827/20 and DCC Reg. Ref. 3758/20. Retention permission is sought for the amalgamation of the Restaurant Unit (Unit 2 - 193 sq.m) and Retail Unit (Unit 3 - 277 sq.m) at ground floor level; together with permission for a change of use of the Restaurant Unit to provide for a Single Convenience Retail Unit of approximately 471 sq.m, incorporating an ancillary part off-licence (20 sq.m). Associated proposed external ground floor alterations include the replacement of a doorway on the western elevation with glazing to match the remainder of the shopfront and the replacement of an existing door and glazing on the southern elevation with a pair of automatic sliding entrance doors.

The proposed development comprises the change of use of Unit 1 at ground floor level from Retail use permitted under Dublin City Council Reg. Ref. 2024/16 (An Bord Pleanála Ref. PL29N.246933) to use as a Café (Coffee Shop), and all associated internal fit out development and works.