Site planning risk brief

PROTECTED STRUCTURE: Planning Permission for the redevelopment, conservation, refurbishment and change of use of No. 134 James's Street, Dublin 8, D08 v6H (Protected Structure) to provide a 20-bedroom hotel. The proposed development consists of or comprises the carrying out of works to a protected structure. The proposed development will consist of (a) internal and external modifications, refurbishment and change of use of the existing protected structure and two-storey bow ended return from its current recording/rehearsal use to a hotel; (b) demolition of the existing two-storey workshop/music rehearsal space building to the rear of the existing protected structure and construction of six-storey over lower ground floor annex building with rooftop cafe, 5th floor terrace facing Steeven's Lane and two glazed link bridges over two floors to No. 134 James's Street; (c) external courtyard fronting Steeven's Lane; (d) all associated site development works, including water/wastewater services, surface water attenuation, bicycle parking, landscaping, boundary treatments and signage. The proposed development includes a customer entrance from James's Street and a service entrance to the rear of the property accessible from Steeven's Lane.

PROTECTED STRUCTURE: PERMISSION: The development will consist of: The redevelopment, conservation, refurbishment and change of use of No. 134 James's Street, and the corner of Steeven's Lane, Dublin 8. D08 YV6H (a protected structure) and construction of an annex building/extension to rear to provide a residential development comprising a total of 15 no. residential units (1 no. studio, 9 no. one-bed units and 5 no. two- bed units) as follows: The proposed development will consist of the carrying out of the following works to a protected structure: (i) internal and external modifications, refurbishment and change of use of the existing protected structure from its current recording/rehearsal use to residential (1 no. studio and 3 no. one-bed units within protected structure; (ii) removal of non-original doors, partitions and features across all floors to accommodate proposed use; (iii) Floor level of lower ground floor level to be lowered to accommodate plant room and apartment stores; (iv) Lobby and entrance door to front elevation to be removed and replaced with new hardwood front door; (v) Non original window to front elevation at ground floor level to be removed and replaced with new window; (vi) Existing 6 no. sash windows to front elevation to be replaced with new one over one, sliding sash timber windows with thin double glazing; (vii) removal of existing render and replacement with lime render to all elevations; (viii) new natural slate roof to replace Asbestos tiles, existing ridge tiles to be retained and reused; and (ix) new painted hardwood fixed window to replace existing non-original/modern door at second floor level to rear elevation/facade. Planning permission is also sought for (x) demolition of the existing two-storey workshop/music rehearsal space building to the rear of the existing protected structure and construction of a seven-storey over lower ground floor annex building/extension connected to existing Protected Structure via link at upper ground floor. The proposed annex/extension provides for 11 no. residential units (6 no. one-bed units and 5 no. two-bed units) each provided with private open space in the form of a balcony or terrace; (xi) bin store at lower ground floor; (xii) 12 no. bicycle spaces at upper ground floor level; and (xiii) site and infrastructural works inclusive of SuDS, landscaping, boundary treatments, and all associated site development works necessary to facilitate the development.

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.

PERMISSION & RETENTION: The development will consist of: (a) the retention of alterations to the front and rear elevations, the change of use to a respite care facility at 1st, 2nd and 3rd floor and the associated alterations to the internal layout. (b) permission for the change of use of the ground floor retail unit to ancillary office accommodation serving the respite care facility above to include alterations to the rear elevation and internal layout.

PROTECTED STRUCTURE: RETENTION PERMISSION sought for a stainless steel extractor fan on the rear flat roof.

PROTECTED STRUCTURE: Proposed development to existing 3 storey mid terrace derelict dwelling house at 23 James Street, Dublin D08 V3P2 (PROTECTED STRUCTURE). 1. Works to front façade to include cleaning and repointing of brickwork, cleaning granite cills, coping and door surrounds, repairs to painted timber sash window at ground floor, replacement timber sash windows at first and second floor, replacement timber moulded panelled front door, painting to repaired sash window and replacement windows and front door, frame and fanlight moulding, provision of 50mm Calcitherm insulation to the inside face of the front wall. 2. Demolition works to remaining 3 storey derelict structure behind front facade (under advice from structural engineer) to include removal of steel support structures to front and rear, 3. Proposed (replacement) 3 storey structure with new roof to include partial single storey, partial 3 storey extensions to rear, 4. Boundary treatments and associated site works all to provide for a 4 bedroom (single unit) replacement dwelling house.