Site planning risk brief

Torchglen Limited, intend to apply for planning permission for development at 13 Trinity Street and St. Andrew's Lane, Dublin 2. The proposed development is seeking permission for amendments to the previously granted application for a 30-bedroom tourist hostel, granted under Reg. Ref. 3312/23 at the subject site. The amendments include internal work including a revised internal lift and stair cores to comply with Fire Regulations resulting in a minor extension of the upper floors from the 5th Floor to roof floor, extending out towards Trinity Street. This will result in a revised elevations with associated new windows and doors fronting onto St. Andrews Lane. The proposed development would also include reconfiguration of the plant and lift overrun at lower roof and roof levels. The subject application is not seeking any amendments to the total number of bedrooms within the building.

Permission for upgrading and refurbishment of the existing 4-storey over basement (5-storey) building and its change of use (including an extended basement) from retail/office to tourist hostel accommodation with licensed restaurant and bar and associated ancillary facilities. The proposal will involve the demolition of the 2-storey annex building to the rear and replacement with a new 8-storey over basement level (9-storeys) building with additional roof plant structure to accommodate a 30-bedroom tourist hostel with a basement consisting of a licenced restaurant and bar, kitchen and utilities and a ground floor consisting of reception and lobby area with bedroom accommodation on 1st to 7th floor; internal modifications and works to the existing 4-storey over basement (5-storey) building at 13 Trinity Street to accommodate the new tourist hostel development along with associated elevational changes to the Trinity Street and St. Andrew's Lane elevations. The proposal will include plant room at 8th floor level and plant at roof level along with signage, drainage, bicycle parking and all associated site development works.

Planning permission for retention, upgrading and refurbishment of the existing 4 storey building and its change of use (including an extended basement) from retail/office to tourist hostel accommodation and associated ancillary facilities. The proposal will involve the demolition of the rear 2 storey annex building and replacement with a 9 storey building with additional roof plant structure to accommodate a 35 bedroom hostel with a basement consisting of a restaurant bar, kitchen and utilities and a ground floor consisting of reception, lobby area and bedroom accommodation with further accommodation on upper 8 floors. The proposal will include drainage works and all associated site development works.

Development to consist of: Alterations to shopfront on St. Andrew Street increasing the shopfloor area by (0.25m2) and constructed to details matching adjacent shopfront at No. 12 Andrew Street, plus lowering of basement floor by circa 300mm to provide min. head height of 2.4 metres throughout plus provide new staircases, plus remove and adjust windows in rear elevation at ground floor level to accommodate relocated incoming gas and electrical meter-box locations, plus replace pyramidal rooflight to rear flat roof, plus retrofit insulation throughout, plus all associated works.

Planning permission for a mid-terrace building consisting of three storey office use over retail use at ground floor and basement. Development to consist of: alterations to shopfront and office entrance on St. Andrew Street, increase in floor areas of office (2.5m2) and retail (0.5m2) at ground floor and formation of new office lobby plus adjustments to ground floor door opening on rear elevation, plus new flat roof access door and provision of parapet railings at first floor plus all associated works.

The proposed development will consist of amendments to the previously permitted development granted under Dublin City Council Reg. Ref. 2421/20 and An Bord Pleanala Reg. Ref. ABP-309400-21. The proposed amendments include reconfiguration of the permitted development as follows: (i) Basement Level: Reconfiguration of the shape and structure of the basement level from that permitted, resulting in a reduction of the proposed area by c.48.65 sqm to an overall c. 326.58 sqm. (ii) Ground Floor Level: Reconfiguration of the permitted ESB Substation/Switchroom (c. 14 sqm) to a Double Substation (c.27.74 sqm) resulting in a relocation of the associated doorway to the north elevation onto Dame Lane; relocation of the main entrance doorway; reduction in the area for the permitted Restaurant from c. 447.8 sqm to c. 375.92 sqm; change of use of part of the permitted Office area to Cafe/Reception area c. 74.14 sqm. (iii) First to Eight Floor Levels: Reconfiguration of the internal core area to accommodate a unisex WC arrangement; an increase of the office areas on these floors by a total of c. 174.4 sqm; minor changes to the external facade to facilitate these amendments. (iv) Roof Level: Reconfiguration of the proposed roof level plant area to align with Passivhaus compliance, including the provision of 2 no. high efficiency Air Handling Units, resulting in a minor increase in height to c. 36.279m above ground (44.129m ODM, including lift overrun). (v) All associated site development works.