Planning precedent report

PROTECTED STRUCTURE: The proposed development comprises: a) façade alterations at ground level Nos. 30 & 29 Parliament Street with new proposed door to existing shop front, b) change of use from first to fourth floor of the existing north facing stairwell to 4 no. hotel bedrooms (one at each of the floor level),and c) change of use at fifth floor level linen store to hotel bedroom and small internal reconfigurations of linen and cleaner store around the eastern stairwell. The total amount of change of use floor space equates to 68 sqm. The hotel bedroom count will increase from previously approved 117 bedrooms (as permitted with Reg. Ref. 3778/17) to 122 bedrooms over 6 storeys.

PROTECTED STRUCTURE: Permission for development on lands at Nos. 27-32 Parliament Street (nos. 27, 28 & 31 being protected structures) Dublin 2, 1-2 Essex Gate (both protected structures) Dublin 8, 7-10 Exchange Street Upper (nos. 9 & 10 being protected structures) Dublin 8. The proposed development comprises the following: (a) change of use from office to hotel at 31 Parliament Street (a protected structure) and from vacant restaurant and residential use to hotel at 32 Parliament Street. The hotel use will integrate nos. 31 and 32 into the existing Paramount Hotel and will comprise a new hotel entrance on Parliament Street, a foyer and reception at ground floor level, administration areas at basement level and the collective amalgamation of both properties with Paramount Hotel at all existing floor levels to provide 28 no. new bedrooms from first to fourth floor levels and the addition of 5 no. bedrooms in a new setback floor behind exiting roof hips at fifth floor level; (b) the proposal involves the reconfiguration of the internal layout of 29-30 Parliament Street to incorporate a new opening in the existing wall with 31 Parliament Street resulting in a change from a double bedroom to a single bedroom and reconfiguration of the store room with the addition of hallway doors from first to fourth floor level; (c) demolition of the single storey rear extensions of nos. 31 and 32 Parliament Street and addition of a new courtyard with fully glazed roof extending across the rear of nos. 31 and 32; (d) reconstruction of the existing front facade of nos. 31 and 32 Parliament Street from first to fourth floor level (no changes proposed to existing protected bay window and ground floor shop front of no. 31); (e) internal alterations at basement and ground floor levels in all properties except for nos. 27-30 Parliament Street where no changes are proposed; (f) extension of existing setback of 7-8 Exchange Street Upper at fourth floor level to the street front to match the existing frontage to include the reconfiguration of the internal layout to provide 4 no. bedrooms and lobby; (g) addition of a setback fifth floor level with the provision of a terrace enclosed by a glass balustrade at 7-8 Exchange Street Upper to include the addition of 3 no. bedrooms, lobby, lift and new staircase. New flat roof over fifth floor with setback louvred plant area in centre of roof to be provided; (h) provision of 10 no. signage zones on frontages of Parliament Street, Essex Gate and Exchange Street Upper. The overall development will result in a hotel bedroom count of 108 no. bedrooms (66 existing and 42 proposed) and includes all associated alterations to the existing hotel services and all associated site development works above and below ground.

PROTECTED STRUCTURE: Planning permission for the proposed development comprises the following: (i) change of use from office to residential apartments on first to fourth floors with office use retained at ground floor and basement level (storeroom); (ii) permission is sought for internal alterations on each floor to remove non-original partition walls and to erect new partition walls to create an open plan office at ground floor and 4no. 1 bed apartments on first to fourth floors. Each apartment will be provided with a lliving/dining/kitchen area, bathroom and double bedroom. The proposed works include the refurbishment of the existing staircase and the incorporation of trickle vents into all sash windows including original sash winows at first floor; (iii) removal of the non-original decorative cornice at ground floor and replacement with a sympathetic run in-situ moulded cornice; (iv) formation of an 800mm wide opening through the original wall on first to fourth floors to create a new access point to the front room of each apartment; (v) upgrading fire and acoustic performace of existing suspended timer floors; (vi) provision of new stairwell connecting the ground floor office to the basement level storeroom. The existing stairwell will serve the apartments only, with access provided to the rear yard and Essex Gate. Access to the office will be provided via a existing entrance on Parliament Street, all comply with part B of the Building Regulations; (vii) removal of existing security bars to the Parliament Street entrance door and the first floor window on rear facade; (viii) replanning the existing WC at ground floor level for disable access; (ix) removal of existing of roof light and reinstating rafters and natural slates to match the existing; (x) provision of a 1m2 automatic air opening vent of area to the roof over the existing stairs; (xi) roof repair and maintenance works; (xii) removal of all non-orignal boxing out and services throughout; (xiii) provision of a new service riser by the lobby to each apartment; (xiv) provision of vents in the rear (west) facade to the yard as well as at roof level to satisfy contemporary ventilation requirements; (xv) provision of a shollow dropped ceiling to the corridor and secondary rooms at ground floor level and locally to the lobby and hall of apartments at first to fourth floors to accommodate ventilation ductwork runs; (xvi) removal of the existing redundant cast iron branch discharge pipe at first floor level on the Essex Gate facade; (xvii) removal of the existing industrial ventilation pipework and the small flat roofed structure in the yard; (xviii) drainage and all associated site development and ancillary works necessary to facilitate developement.

PROTECTED STRUCTURE: (i) change of use at the basement, ground floor (no.25 and part no.24) and first floor (no.24 only) from restaurant to uses ancillary to the existing guesthouse comprising of additional 4 no. suites with bathrooms, a kitchen, a dining room, a reception area, a lobby, stores, and an accessible W.C.; change of use from restaurant at ground floor level (part no.24) to café with accessible W.C. (ii) External Modifications: (a) The removal of the non-original shopfront at ground floor level to No.25. (b) refurbishment of the shopfront to No.24 including the removal of the non-original elements to the facia board; refurbishment of the entrance lobby to No.25. (c) The provision of a contemporary glazed shopfront to No.25 composed finished a select colour. (d) The cleaning of the re-exposed granite window cills at first floor level to No.25 (following shopfront height reduction). (e) Removal of the non-original rear return to No.25 and reinstatement of the sash window to the rear façade off the 1st floor half landing. (f) Amending the existing door opening in No.25's rear façade to form a window; forming a new door serving the rear yard. (g) Removal of redundant mechanical ventilation ductwork and electrical trays to the rear façade and return and making good opes associated with same (h) Repair of existing cracks to the front and rear façades (j) Removal of redundant signage and electrics to the front façades. (k) Provision of bench to rear façade incorporating ventilation. (l) Repainting of the front façades to select colour. (m) Repair of the cracked stone window surrounds at first floor level of Nos.24 & 25. (n) Repair cracked window cill to No.24 at second floor level. (o) Making good, cracked window reveals to the front façades. (p) Removal of paint from the window cills and cill courses to the front façades. (iii) Internal Modifications: (1) Replacement of the 2no. non-original stairs in No.24 serving basement level with a new staircase in No.25. (2) The demolition of existing walls including the existing plant room and the forming of new ones at ground floor level to accommodate 2 no. suites to the rear of the two buildings; a café to the front of No.24, a reception and lobby to front of No.25, and a new courtyard. (3) The demolition of existing walls and the forming of new ones at basement level to accommodate a dining space, modified kitchen, and the new basement level staircase in No.24 and stores in No.25. (4) Upgrading of the existing sanitary ware installation and finishes to bathroom WCs. (5) The demolition of existing walls and existing bathroom and the forming of new ones at first floor level to accommodate 2 no. suites containing a bedroom and bathroom each and new ensuite bathroom for the existing bedroom. (6) Upgrading and adaption of mechanical and electrical services to accommodate the revised layout. (7) Removal of modern wall linings at basement level and rendering of same. (8) Upgrading of the existing floors to achieve the appropriate acoustic and fire rating per the Building Regulations. No works proposed at the Second, Third, Fourth and Fifth Floor. (iv) all associated ancillary works necessary to facilitate the proposed development. The subject properties, 24-25 Parliament Street, Dublin 2, D02 X971, (RPS. No.s 6336 and 6337) are protected structures.

PROTECTED STRUCTURE The development consists of: (i) change of use at the basement and ground floors (nos.24-25) from restaurant to uses ancillary to the existing guesthouse comprising an additional 3 no. guest bedrooms with ensuites, kitchen, dining room, lounge, office, reception area, stores, and 3 no. W.C.s. The existing kitchen and dining room will be relocated from 1 st floor (No. 24) to the basement and replaced with 2 no. guest bedrooms (5 no. new guest bedrooms in total); (ii) External Modifications inclusive of: (a) The removal of the non-original shopfront at ground floor level and associated entrance lobbies, (b) The provision of a contemporary shopfront composed of painted metal cladding to select colour and glazing, (c) The cleaning of the re-exposed granite window cills at first floor level (following shopfront height reduction), (d) The provision at ground floor level of a single-storey extension to the rear of No.25 to accommodate a suite containing a bedroom and en-suite bathroom around an enclosed yard, (e) Amending the shared rear courtyard door to No.25 to form a window; forming a new door on the north side of the rear extension, (f) Removal of redundant mechanical ventilation ductwork and electrical trays to the rear façade and return and making good opes associated with same, (g) Removal at second floor level of the non- original metal clad portion of the rear return to No.25 and reinstatement of the sash window to the rear façade, (h) Repair of existing cracks to the front and rear façades and (i) Removal of redundant signage and electrics to the front façades. i) Internal Modifications inclusive of (1) The removal of the 2no. non-original stairs in No.24 serving basement level; partial demolition of an existing wall at basement level to accommodate a new staircase in an alternative location, (2) The demolition of existing walls and the forming of new ones at ground floor level to accommodate 3 no. suites and a WC to the rear of the two buildings; an Office to the front of No.24 and a guest lounge to front of No.25, (3) The demolition of existing walls and the forming of new ones at basement level to accommodate a dining space in No.24 and a kitchen in No.25 along with associated store rooms and WCs, (4) The demolition of existing walls and the forming of new ones at first floor level to accommodate 2 no. suites containing a bedroom and bathroom each, (5) Upgrading of the existing floors to achieve the appropriate acoustic and fire rating per the Building Regulations. No works proposed at the Third, Fourth and Fifth Floor, (vi) Existing basement floor slab to be replaced, and (vii) all associated ancillary works necessary to facilitate the proposed development. The subject properties, 24-25 Parliament Street, Dublin 2, D02 X971, (RPS. No.s 6336 and 6337) are protected structures.

PROTECTED STRUCTURE: The development will consist of the installation of an ATM machine to the existing shop front to the East elevation. No.24/25 Parliament Street, Dublin 2 is listed in Dublin City Council's Record of Protected Structures-ref. no. 6336/6337.