Planning precedent report

Permission for development to amend a previously permitted hotel scheme (Dublin City Council Reg. Ref. 2245/16 & An Bord Pleanala Ref. PL29S. 246463; as extended by Dublin City Council Reg. Ref. 2245/16X1; and as amended by Dublin City Council Reg. Ref. 4264/18 & An Bord Pleanala Ref. ABP-303942-19) at a 0.138 ha site at Nos. 16-18 Pembroke Street Lower and Windsor Place, Dublin 2, D02 EC63. The site is principally bounded to the: northwest by buildings on Windsor Place; northeast by No. 15 Pembroke Street Lower and buildings on Mackies Place, and Windsor Place; southeast by Pembroke Street Lower; and southwest by Nos. 51-52 Fitzwilliam Square West, Dublin 2. The proposed development, which provides for alterations to the permitted hotel development with related hotel facilities including restaurant, public bar, reception and seating areas, storage, administration and staff facilities, other hotel-related back-of-house areas, plant (including substation with associated switch room), waste storage area and cycle parking, will consist of: replacement of the existing (84 sq m) storage room at Fourth Floor Level with the construction of a 411 sq m Fourth Floor Level accommodating hotel bedrooms and a new plant enclosure with set backs from the front (southeast) and (northwest) facades; and alterations at the Third Floor Level to accommodate access to the floor above. The proposed development will result in an increase in floor area of 313 sq m and 9 No. additional hotel bedrooms, resulting in a 6 storey (including mezzanine level) over basement and lower ground floor level hotel building with 111 No. bedrooms and a total gross floor area of 5,833 sq m. The proposed development also consists of associated hard and soft landscaping; and all other associated site excavation, infrastructural and site development works above and below ground including changes in level, boundary treatments and associated site servicing (foul and surface water drainage and water supply).

Permission for development to amend a previously permitted hotel scheme (Dublin City Council Reg. Ref. 2245/16 & An Bord Pleanala Ref. PL29S. 246463; as extended by Dublin City Council Reg. Ref. 2245/16/X1; and as amended by Dublin City Council Reg. Ref. 4264/18 & An Bord Pleanala Ref. ABP-303942-19) at a 0.138 ha site at Nos. 16-18 Pembroke Street Lower and Windsor Place, Dublin 2, D02 EC63. The site is principally bounded to the: northwest by buildings on Windsor Place; northeast by No. 15 Pembroke Street Lower and buildings on Mackies Place, and Windsor Place; southeast by Pembroke Street Lower; and southwest by Nos. 51-52 Fitzwilliam Square West, Dublin 2. The proposed development, which provides for alterations to the permitted hotel development with related hotel facilities including restaurant, public bar, reception and seating areas, storage, administration and staff facilities, other hotel-related back -of-house areas, plant (including substation with associated switch room), waste storage area and cycle parking, will consist of: demolition of the front (southeast) facade and the construction of a new front (southeast) facade to include juliet balconies and revised pedestrian entrances; demolition of the remaining existing floor plates from Basement Level to Fourth Floor (1,305 sq m) previously to be retained and the construction of replacement floor area (1,305 sq m) from Basement Level to Fourth Floor with revised finished floor levels; further revisions to floor plates includiing the: extension (15 sq m) to the southeast and the provision of a new lightwell (29 sq m reduction in floor area) at Basement Level, provision of a lightwell and courtyard (44 sq m reduction in area) at Lower Ground Floor Level, alterations to entrance (resulting in a 7 sq m reduction in area) at Ground Floor Level, extension to provide a full floor (189sq m) and further recess at the southeast facade of the rear block (reduction of 2 sq m) at Mezzanine Level, further recess at the southeast facade of the rear block (reduction of 2 sq m) at both First and Second Floor Levels, the floor area of the permitted Third and Fourth Floor Levels to remain unaltered; alterations to internal layouts at Basement Level to replace meeting rooms and a hotel gym with additional hotel bedrooms and at Lower Ground Floor Levels to replace part of the dining room/bar, circulation and back of house areas with additional hotel bedrooms; and internal alterations to the layout of the Ground Floor Level reception, lobby and cafe/bar. The proposed development will result in the net increase in floor area of 118 sq m and 23 No. additional hotel bedrooms, resulting in a 6 storey (including a roof level store room) over basement and lower ground floor level hotel building with 125 No. bedrooms and a total gross floor area of 5, 638 sq m. The proposed development also consists of associated hard and soft landscaping; and all other associated site excavation, infrastructural and site development works above and below ground including changes in level, boundary treatments and associated site servicing (foul and surface water drainage and water supply).

The development will consist of: a) No.6 - change of use from office to residential use to include 2 studio apartments, including internal modifications and external terraces within the existing building envelope, along with associated façade changes.; b) No. 7 - change of use from office to residential use to include a two-bedroom + study townhouse, including internal modifications and the modification of the existing dormer roof to accommodate a new residential level and external terrace along with associated façade changes; c) - No. 8 change of use from office to residential use to include 3 one-bedroom apartments including internal modifications and external balconies within the existing building envelope, along with associated façade changes; d) all associated site works and services.

PROTECTED STRUCTURE: Permission for development at Hambleden House (19-26 Pembroke Street Lower and 53 Fitzwilliam Square North, Dublin 2), a Protected Structure (RPS2848). The proposed development consists of the installation of an external platform lift on the Pembroke Street Lower frontage (from street/ground level to lower ground floor level) to facilitate disabled access to Hambleden House and comprises the following elements: 1) The removal of part of the existing railing and plinth on the Pembroke Street Lower frontage and its replacement with a new gate to match the existing railings. 2) The installation of an external platform lift behind existing railings and an adjacent lift access platform, accessed via the new gate. 3) The relocation of an existing dry riser from the west elevation (19-26 Pembroke Street Lower), to the south elevation (beside 53 Fitzwilliam Square North, Protected Structure RPS2848) to facilitate the installation of the platform lift and the adjacent lift access platform. 4) The relocation of an existing entrance at the lower ground level to facilitate access to the interior of Hambleden House by wheelchair users and the replacement of the existing entrance with a new window; and 5) All associated site works above and below ground including raising part of the lower ground level adjacent to the new entrance by c. 420mm.

PROTECTED STRUCTURE: The proposed development consists of: the demolition of a two storey structure, 75sq.m in size, in commercial use at the rear of 10 Ely Place, Dublin 2, and the removal of 10 no. parking spaces, the construction of a replacement 2 storey, 3-bedroom mews dwelling 178 sq.m in size, with 2 no. gated parking spaces and associated open space. The proposal will include roof lights, green roof and all associated site development works.

The proposed development will consist of the addition of a fire escape staircase to the rear of the building, serving the uppermost two floors of the building.