Site planning risk brief

Permission to amend the permitted development at No. 1 Adelaide Road, Dublin 2 (Reg. Ref. 3136/23) (now incorporating No's 5-7 Albert Terrace, Dublin 2) (Site 1) and to apply for associated development at No. 13 Abbey Street Lower, Dublin 1 (the former Salvation Army building - Site 2). Site. 1 (1 Adelaide Road/5-7 Albert Terrace): The development will consist of amendments to Reg. Ref.3136/23 and additional development, including the following elements: Set back in facade line facing Albert Place West at levels 0, 1, 2, 3 and terrace above (resulting in a reduction of c. 95 sq m of permitted office space); infilling of a void at level 6 (creating an additional c. 60 sq m of office space at level 7); Increase of footpath width on Albert Place West; Additional planting and landscaping on Albert Place West and on Albert Terrace; Setback of the external service entrance off Albert Place West; Introduction of opaque glass fins at 45-degree angle within external façade depth in facade to Albert Place West at levels 1, 2 and 3; Changes to planting on 4th Floor terrace facing Albert Place West; Change of use (from community to office of c. 378 sq m within the main Level -1 basement (with a portion of this community use to relocate to Site 2 (see below); Reduction in basement footprint and lowering (by 1.5m) of part of the Level -2 basement; changes to landscaping in the central sunken courtyard; Separate fire-fighting lift and passenger lifts to the main core, and change to facade line of glazing to west elevation at ground floor level; Change in site boundary to include No's 5-7 Albert Terrace (to be used to accommodate artists/writers in residence); Single-storey Ground Floor extensions (c.20 sq m in total) to the rear of No's. 5-7 Albert Terrace (with roof-terrace above), new window in south gable of No 7 and creation of a community garden at the corner of Albert Terrace and Albert Place West. The amendments will result in an overall increase in gross internal areas on the site of c. 114 sq m (with no changes to upper roof level or to overall height of the development permitted under Reg. Ref 3136/23). Site 2 (13 Abbey Street Lower): The development will consist of a change of use of No. 13 Abbey Street Lower (currently vacant - c, 345 sq m) and associated external yard (c. 32 sq m) from hostel/church hall to community use (to accommodate the relocated portion of the community/cultural floorspace previously permitted within No. 1 Adelaide Road). The application does not propose any works to No. 13 Abbey Street Lower.

Permission for minor amendments to planning grant reg ref: 3180/19 for external signage. The proposed amendment comprises of replacement of permitted 1no. High level sign on the east elevation with an illuminated high level sign 2m wide x 1.5m high at the same location.

Permission for the erection of 1 no. high level sign 2M wide x 1.35M high on the east elevation; 1no. street level tenant signage board made up of individual signs totalling 2.065M wide x 2.75M high on the west facing side of the north elevation undercroft; 1 no.sign 2.5M wide x 0.54M high over the entrance door on the north elevation; and 3no. flagpoles 5.4M high on the level 8 terrace to the north elevation.

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: Planning permission for development at a site located at One and Two Park Place, Hatch Street Upper, Dublin 2, including the adjoining plaza and vaulted foundations of the Platform Building of the former Harcourt Railway Station. A protected structure is partly situated within the application site (RPS Ref. 3514: a former station roof and facade), with no works proposed to same. The development consists of the following: (i) The removal of the brise soleil treatment to the western elevation which oversails the plaza area; (ii) All ancillary and associated works to the existing building.