Planning precedent report

IPUT plc. Intends to apply for planning permission to amend a previously permitted development (DCC Reg Ref 4077/23) at a site comprising Deloitte House, 29 Earlsfort Terrace, Dublin 2 (formerly Teach Earlsfort/Earlsfort House) and Garryard House (formerly 25-28) Earlsfort Terrace, Dublin 2 (and including a 2-level carpark to the rear of both office blocks). The site abuts No. 24 Earlsfort Terrace (a Protected Structure). The proposed development includes the following elements: Changes to all permitted facades, including changes to façade design, solid-to-void rhythm & proportion, materials, door relocations etc (with associated internal layout changes); Changes to the northern elevation including omission of a permitted colonnade on Hatch Street Upper and associated change to building footprint; Facade moved north by 1000mm at Level 07 & 08; Omission of a mezzanine level (at Basement -1); Change of use (c.300 sq. m.) at Lower Ground Floor (from stairs/wc/parking to staff wellness suite); Additional roof terrace at Level 5 (facing north & east), with associated landscaping; Relocation of ESB sub-station (from Earlsfort Terrace to the western facing façade); Relocation and enlargement of permitted café (now to be accessed from Hatch Street Upper); and parapet lowered at 7th Floor setback. There will be a slight reduction in overall floorspace (from c.30,955 sq. m to c. 30,945 sq. m) with no change in the permitted overall height.

Planning permission for development at a site comprising Deloitte House, 29 Earlsfort Terrace, Dublin 2 (formerly Teach Earlsfort/Earlsfort House) and Garryyard House (formerly 25-28) Earlsfort Terrace, Dublin 2 and including a 2 level carpark to the rear of both office blocks. The site abuts No 24 Earlsfort Terrace ( a protected structure). The intention is to demolish all existing structures on the site and to construct an exemplar replacement building, predominantly office workshop along with a dedicated arts & cultural facility incorporating a retail cafe. Demolition - the demolition of the existing office buildings (c.9,829m2 including basements) comprising a 7 storey (+basement) office block (Deloitte House), fronting onto Hatch Street Upper and Earlsfort Terrace (c.24.18m high + setback plant), an adjoining 5 storey & basement office block (Garryyard House), fronting onto Earlsfort Terrace (c. 17.55m high & setback plant), and a 2 level car park (c. 2,474m2) to the rear of both office blocks. Construction: the construction of a single new office development (c.31,577m2) on the site of the demolished structures, accommodating a dedicated arts & cultural facility (c. 464m2 including a retail cafe). The proposed development will range in height from 2 storeys to the south (facing protected structures along Earlsfort Terrace/Adeladie Road), through setback floors of 6 and 7 storeys to an 8 and 9 storey setback level towards the north/northeast of the site (facing Hatch Street Upper and Earlsfort Terrace), giving an upper parapet height of c.36,855m above ground (with roof plant above). The scheme includes external terraces facing south (at 3rd, 6th, 8th and 9th storey), facing east (at 6th 7th and 8th storey) facing north (at 8th storey) and a pedestrian colonnade onto the Hatch Street Upper frontage. The existing 130 car space will reduce to 20 spaces, accommodated at basement level, accessed off Earlsfort Terrace. 350 bicycle spaces will be provided (including cargo bike and accessible spaces). The proposed development includes associated plant, landscaping and ancillary development and site works above and below ground, including realignment/resurfacing works to parts of the public footpaths boundary the site (along Hatch Street Upper and Earlsfort Terrace).

Alterations to the planning permission for the refurbishment and extension of the buildings under Register Reference 3706/21; An Bord Pleanála Reference ABP-312494-22 to provide an additional 1,433 sq. m. GFA of office accommodation (to 17,544 sq. m. GFA; an additional 7,672 sq. m. GFA to the existing building) comprising: 1) Rearrangement of permitted basement layout reducing car parking spaces from 16 no. (including 1 no. disabled space) to 6 no. (including 2 no. disabled spaces); increasing cycle parking spaces from 174 no. to 238 no.; repositioning of cycle parking areas, staff showers, changing rooms and lockers, cycle repair area, plant and tank areas, bin storage areas and provision of 1 no. motorcycle parking space; 2) Reconfiguration of layout of ground floor on the Hatch Street Upper frontage including incorporation of permitted office space for collaborative working into building reception area and repositioned ESB substation and switchrooms and on the Adelaide Road frontage to provide for extended building reception area; 3) Construction of an extension (147 sq. m.) to the permitted sixth floor office floorplate on the Hatch Street Upper frontage; 4) Construction of an extension (97 sq. m.) to the permitted seventh floor office floorplate on the Hatch Street Upper frontage including provision of a 44.5 sq. m. roof terrace; 5) Reconfiguration of the permitted roofterrace and green roof on the seventh floor on the Adelaide Road frontage including provision of a plant enclosure and extension of the area of the roof terrace from 136.8 sq. m. to 223 sq. m.; and 6) Construction of an additional office floor (1,158 sq. m.) set back from Hatch Street Upper frontage with two new roof terraces – 87 sq. m. to the north and 192 sq. m. to the south.

Planning permission for the development will consist of the refurbishment and extension of the buildings comprising: 1) reconfiguration of the layout of the basement to provide for 16 no. car parking spaces (including 1 no disabled car parking space); 174 no. cycle parking spaces; 2 no. motorcycle parking spaces; staff showers, changing rooms and lockers; bicycle repair area; plant and tank areas and bin storage areas; 2) reconfiguration of the existing office floorplates and construction of extensions on the eastern and western sides of the buildings at first, second, third, fourth and fifth floors to provide an additional 6,239 sq. m. GFA of office accommodation (to 16,111 sq. m. GFA) including office space for collaborative working at ground floor in Hardwicke House and an ESB substation and switchrooms at ground level; 3) construction of two additional setback floors resulting in an eight storey Hardwicke House, setting back to a seven storey Montague House; 4) removal of all existing external cladding and replacement with a new stone frame structure framing double height glazed openings; 5) provision of roof terraces at sixth and seventh floor level on Montague House and at the sixth floor level on Hardwicke House; 6) provision of a 541 sq. m. plant area enclosure and 85 sq. m. solar photovoltaic ('PV') modules at roof level; 7) upgrading of pedestrian route along the eastern boundary, reconfiguration of the disabled ramp and widening of the access steps to the front of Hardwicke House.

PROTECTED STRUCTURE: PERMISSION: The buildings are Protected Structures. (R.P.S. No.2422 and 2423). The development consists of the following external works to 22, 22A and 23 to include: 1) replacement of non-original uPVC windows throughout with double glazed, painted timber windows to match historic fenestration pattern, 2) reinstatement of diagonal slate finish at mansard level to replace non original rubber roof finish (No.22-22A), 3) reinstatement of decorative timber surrounds to mansard level windows to Nos.22-22a, 4) the provision of universal access to premises through the formation of an opening in existing balustrade at pavement level on Adelaide Road, the provision of lightweight bridge (2.8m in length) over existing lightwell (House No.22) and removal of existing railings to same, 5) reconfiguration of existing porch entrance at No.22 by way of formation of new Portico to match that at No.23, 6) provision of new entrance door screen to No.22, 7) modifications to and upgrade of external balustrading throughout, 8) replacement of non-original external finishes, 9) demolition of existing non original five storey stair core and lift to rear of 22A (90sqm) and replacement with five storey extension (80 sqm) to include full height four storey naturally ventilated glazed atrium, 10) modifications to existing rear return (House No.23) to include the demolition of a series of miscellaneous non original extensions (72 sq.m in extent) at the rear of No.23 and the formation of a landscaped garden of 77 sq.m for both office and residential use. This garden will contain a bicycle parking facility. The adjoining laneway to the rear will not be interfered with, but the current access door onto the laneway will be relocated. 11) removal of non-original rooflight to No.22 and provision of new Automatic Opening Vent (AOV) in the roof of No.23; The following internal alterations are proposed. (a) Internal alterations to facilitate universal including access, the provision of new internal passenger lift (House No.22); (b) Creation of openings at ground, first, second and third floor so as to permit the offices in number 23 to operate in association with the existing offices in No. 22/22A. (c) Modifications to non-original basement stair (House No.22); (d) Minor alterations to original stair at ground floor and first floor levels (House No.22); (e) Removal of non-original floors to facilitate the reinstatement of original stair hall (House No.22) and provision of new stair to same, from first to third floor; (f) Removal of non-original stairs at basement and ground floor levels (House No.23); (g) Removal of internal walls, non-original boxing out and services on all levels, across all buildings; (h) Modifications to internal walls and openings on all levels, across all buildings; (i) Provision of some new internal partitions on all levels, across all buildings; (i) Provision of larger meeting rooms at first and second floors (House No.22a); (k) Removal, at ground and first floor, of disused chimney breast (House No.22a); (1) Removal of section of floor to House No.22a to facilitate formation of double height hall; (m) Provision of new WCs and kitchenettes; (n) Upgrade fire and acoustic performance of floors throughout; (o) Provision of new services throughout including new services risers and all ancillary works necessary to facilitate the development. Nos. 22 and 22A have been in single operation as offices and will continue to do so. Number 23, currently vacant, was used as a wide variety of uses such as offices and residential, and is now proposed to be used for residential at basement level with offices on the upper 4 floors.

The site abuts No. 18 Earlsfort Terrace, Dublin 2 (D02 HR23) a protected structure (RPS2421) and is bounded by Earlsfort Terrace, Adelaide Road and to the rear by Hatch Place. The proposed development consists of amendments to a totem sign permitted under planning application Ref. 3440/21 and involves a reduction in the height of the permitted totem sign (from c.4m to c.3m) and modifications to its design. The application includes all associated and ancillary development and site works above and below ground.