Planning precedent report

PROTECTED STRUCTURE: change of use of a vacant medical centre to a hotel which will serve as an extension to the Uppercross Hotel located at No. 26-32 Upper Rathmines Road, The proposed development comprises the following: the demolition of: (a) 2 no. detached sheds to the rear of the property (6.45sq.m and 25.6sq.m); (b) Part of the rear northern boundary wall between the existing hotel and subject site; (c) The middle link section of the building connecting the northern and southern elements of the building; and (d) part of the rear wall of the existing building; (ii) the change of use of the existing part 2, part 3 storey building (Block A) to provide short stay hotel accommodation comprising the following works: (a) construction of 3-storey middle link section between northern and southern elements of existing building to provide a link between the original building and a new 3 storey block to the rear (Block B). (b) Construction of 2 storey extension to the rear of the original building on the northwestern site boundary; (c) Relocation of main entrance and reconfiguration of internal layout to create a reception area and 3 no. en-suite bedrooms at ground floor, 3 no. en-suite bedrooms and 1 no. suite at first floor, and 2 no. en-suite bedrooms at second floor; (d) restoration of front and rear façades to original condition; (e) replacement of existing sash windows with new like-for-like windows (f) relocation of stairs to original position in house; (g) restoration of existing ramp leading up to the front of house; (iii) construction of 3-storey extension to the rear of the original building to be known as Block B which will be connected via the 3-storey middle link section. The extension will contain 3 no. en-suite bedrooms (1 no. on each floor), lift shaft, and a fire escape stairwell on southern façade. The external facade will be in keeping with the original building and will contain contemporary glazing with metal fins; (iv) construction of 2-storey mews-style building comprising 2 no. 2 bedroom self-catering family suites (73 sq.m. each) with living/kitchen/dining area and bathroom. The suites will provide hotel accommodation and will not be provided with balconies/terraces; (v) primary access will be provided via Rathmines Road Upper with a vehicular access being provided to the existing hotel car park to the rear which is accessed via Rathmines Road Upper (north of subject site). Internal pedestrian access to the existing hotel will be provided via the landscaped outdoor seating area; vi) drainage, landscaping including provision of outdoor seating area to rear of the site and adjacent to existing hotel building, boundary treatments and all associated site development and ancillary works necessary to facilitate the development including lighting, signage and roof top plant enclosure.

PROTECTED STRUCTURE: Permission for a temporary period of 3 years. The proposal involves: (i) change of use of part of 36 Rathmines Road Upper's front garden to an outdoor dining area (100sq.m in area). The outdoor dining area will be accessible from the street and will be operational between the hours of 12 noon and 9.30pm; (ii) installation of 6 no. picnic benches and associated parasols, temporary astro turf ground treatment; and (iii) all ancillary works necessary to facilitate the development.

PROTECTED STRUCTURE: Planning permission is sought at the Uppercross House Hotel, 26-30 Rathmines Road Upper, Rathmines, Dublin 6 (D06 H5Y4 and D06 Y2P9) and 36 Rathmines Road Upper, Rathmines, Dublin 6 (D06 P2X9) (a Protected Structure) for a temporary period of 3 years. The proposal involves: (i) change of use of part of 36 Rathmines Road Upper rear courtyard to an outdoor dining area (84 sqm in area) associated with the Uppercross House Hotel. The outdoor dining area will be accessible from the Uppercross House Hotel and will be operational between the hours of 12 noon and 9.30pm; (ii) installation of 6 no. picnic benches and associated parasols, temporary astro turf ground treatment and temporary 2 metre high fencing; and (iii) all ancillary works necessary to facilitate the development.

The development consists of a two storey extension to the side and rear of the existing part two storey, part single storey semi-detached dwelling; consisting of a study at ground floor level and a bedroom suite at first floor level; plus the provision of a new rooflight over the existing single storey extension to the rear.

PROTECTED STRUCTURE: The development will consist of the erection of a contemporary, flat roofed, 2 storey, 1 bedroom, single mews dwelling with south west facing balcony/terrace on first floor. This is to be built on the footprint of an existing modern structure, which is to be demolished, to the rear of 43 Rathmines Road Upper, which is a protected structure.

PROTECTED STRUCTURE:RETENTION/PERMISSION: the development consists of 1. retention for alterations to the rear of the first floor & second floor of the previously permitted rear three-storey extension (Ref: 3054/00) to include amendments to the internal layout which separates the single first & second-floor duplex unit, into two separate accommodation units on each floor, each accessed from common circulation space. 2. retention sought for the 14.4m2 single-storey extension to the rear which will become a communal laundry and storage area. 3. permission sought for a reduction of existing units from 10 to 8. The reduction will be achieved by combining two existing units into one unit and by turning the rear ground floor apartment into the communal laundry and storage area. The pre-63 agreement is for 9 units.