Planning precedent report

Planning permission for development at a 0.06 Ha site at Nos. 35 and 36 Abbey Street Upper and Abbey Cottages, Dublin 1. Permission was previously granted for the demolition of the 3 no. storey commercial unit located on the subject site under DCC Reg. Ref. 2954/18. The development will principally consist of modifications to the previously permitted development (DCC Reg. Ref. 2971/17 / ABP Ref. PL29N.249037, DCC Reg. Ref. 2954/18, DCC Reg Ref 2928/19 and DCC Reg Ref 3804/19 / ABP Ref PL29N.305853) resulting in the addition of an eleventh and twelfth floor, each with 16 no. rooms, a gross floor area of 380.5 sq m and set back from the building line; the removal of 3 no. bedrooms at ninth floor level to facilitate a lounge area (60.5 sq m), the provision of a 51 sqm external terrace at ninth floor level with an east facing aspect, the relocation of the domestic hot water pump and external condensers from the previously permitted roof level (part 9 no. to part 11 no. storey building permitted under DCC Reg. Ref. 3804/19 / ABP Ref. PL29N.305853) to roof level of the proposed part 9 no. to part 13 no. storey building, and all associated elevational changes and site development works above and below ground. The proposed development will result in a part 9 no. to part 13 no. storey building with increase in the total number of rooms from 151 no. to 184 no. rooms and an increase in the gross floor area from 5,355 sq m (permitted under DCC Reg. Ref. 3804/19 / ABP Ref. PL29N.305853) to 6,116 sq m.

Permission for development at a 0.06 Ha site at Nos. 35 & 36 Abbey Street Upper and Abbey Cottages, Dublin 1. Permission was previously granted for the demolition of the 3 No. storey commercial unit located on the subject site under DCC Reg. Ref. 2954/18. The development will principally consist of modifications to a previously permitted development (DCC Reg. Ref. 2971/17/ABP Ref. PL29N.249037, DCC Reg. Ref. 2954/18) resulting in the omission of the previously permitted basement level -3 and resultant reconfiguration of the remaining 2 no. basement levels; the installation of double height glazing at ground and first floor level of the northern elevation and part of the eastern elevation; the removal of the previously permitted mezzanine to the first floor level; the removal of first floor guest bedrooms and their replacement with dining spaces, food preparation area, circulation and toilets; amendments to the fenestration resulting in the addition of 5 no. opaque windows per floor on the western elevation from the first to the tenth floor and the use of clear glazing instead of the previously permitted opaque glazing at 2 no. windows on the first floor and 4 no. windows on the second floor of the eastern elevation; the repositioning of the facade at seventh and eighth floor levels to align with a recently granted scheme at the neighbouring Nos. 31 to 34 Abbey Street Upper (DCC Reg. Ref. 3172/18); the construction of 2 no. additional floors each measuring 380 sq.m; the relocation of the previously permitted condensers from eighth floor level to the roof level; the removal of previously permitted solar panels at roof level and their replacement with a domestic hot water heat pump; and all associated elevational changes and site development works above and below ground. The proposed development will result in the increase of the total number of rooms from 127 no. (permitted under DCC Reg. Ref. 2954/18) to 151 no. rooms and an increase in the gross floor area from 4,927 sq.m (permitted under DCC Reg. Ref. 2954/18) to 5,355 sq.m, all provided in an 11 no. storey over 2 no. levels of basement building.

Permission for development at a 0.06 Ha site at Nos. 35 & 36 Abbey Street Upper and Abbey Cottages, Dublin 1. Permission was previously granted for the demolition of the 3 no. storey commercial unit located on the subject site under DCC Reg. Ref. 2954/18. The development will principally consist of modifications to a previously permitted development (DCC Reg. Ref. 2971/17 / ABP Ref. PL29N.249037 and DCC Reg. Ref. 2954/18) resulting in: omission of the previously permitted basement level -3 and resultant reconfiguration of the remaining 2 no. basement levels; the installation of double height glazing at ground and first floor level of the northern elevation and part of the eastern elevation; the removal of the previously permitted mezzanine to the first floor level; the removal of first floor guest bedrooms and their replacement with dining spaces, food preparation area, circulation and toilets, amendments to the fenestration resulting in the addition of 5 no. windows per floor on the western elevation from the first to the eighth floor; the repositioning of the facade at seventh and eighth floor levels to align with a recently granted scheme at the neighbouring nos. 31 to 34 Abbey Street Upper (DCC Reg. Ref. 3172/18); the relocation of the previously permitted condensers from eighth floor level to the roof level; the removal of previously permitted solar panels at roof level and their replacement with a domestic hot water heat pump; and all associated elevational changes and site development works above and below ground. The proposed development will result in the reduction of the total number of rooms from 127 no. 119 no. rooms and a reduction in the gross floor area from 4,927 sq.m (permitted under DCC Reg. Ref. 2954/18) to 4,530 sq.m.

PREMISSION & RETENTION: Retention permission is sought for: the change of use of the unit (c. 47.71 sq m) from storage to part workshop, part storage; and the construction of a wall towards the north-west boundary separating the workshop/ store room from a corridor. Permission is sought for elevational changes to the Abbey Cottages frontage including the provision of a new window; internal alterations to the existing layout; and all associated site and development works.

1) Revisions to existing elevation at 39 Abbey Street Upper, 2) New 3 floor extension at 39 Abbey Street Upper and 3) New 2 floor extension and a communal roof terrace (total 4 levels) at the rear of 38 and fronting onto Abbey Cottages, together with associated site works, providing 3 no. 1-bedroom units and 4 no. studio units.

The development will consist of the refurbishment and change of use of the upper floors of Nos. 38-39 Abbey Street from its permitted use as storage and office ancillary to the restaurant use, but currently in use as residential, to 8 no. short stay apartments comprising 4 no. studio apartments and 4 no. 1 bedroom apartments. A new access will be provided from Abbey Street Cottages, a new lightwell is proposed to the roof along with 6 no. windows to the south elevation, 2 at each of the first, second and third floors, and all ancillary site works and service connections.