35 Harcourt Street, Dublin 2 (Protected Structure) extending to 35 Camden Place Dublin 2, (with connections to the yards (front & rear) of the Dean Hotel at 34 Harcourt Street/Camden Place, & to the rear block of the new hotel at No 36 Harcourt Street.
16. The following planning requirements of the DCC Conservation Department shall be complied with c) The applicant shall submit the following architectural conservation details/revisions for the written approval of the Planning Authority prior to the commencement of development: i. Confirmation that the proposed spa facility locations have been considered such as that they cause minimal harm to the historic fabric and that sufficient ventilation has been provided to offset the large volume of moisture generated by steam rooms and saunas. Details of the proposed ventilation and confirmation of the uses within specific spaces are to be provided. ii. Updated floor plans showing the following: - A revised layout of the ground floor demonstrating the retention of nibs to either side and a downstand to the new ope in the rear wall leading from the Restaurant through to the Service Area. The height of the opening is to be confirmed. - A revised layout of the first floor retaining the historic interconnecting double doors and architraves to both rooms and ensuring the opening is legible. The provision of fire/acoustic board to the ope in the rear room to provide required separation would be considered. The locations of the ensuites to these two rooms are to be reconsidered to ensure legibility of these two important rooms within the historic planform. - A revised layout of the second floor revising the position of the ensuite to the rear room so that the full legibility of the historic chimneybreast is retained. - A revised layout of the third floor. Room 21 as illustrated is very narrow, with little space around the bed. Furthermore, the proposed location of the ensuite to Bedroom 19 is not acceptable, with a partition wall truncating the chimneybreast. The third floor layout is to be revised, providing improved bedroom spaces with greater consideration given to the placement of ensuites. iii. Justification for the chosen location of the new stairs from second to third floor, including any evidence for its chosen location. Methodologies for the insertion of the new stairs including all structural interventions to ceilings and floor joists are to be provided. 1:20 drawings of the proposed stairs are to be submitted. iv. the provision of grilles to the front elevation to vent the ensuites is not supported. An alternate means of venting the ensuites is to be provided. v. Revised drawings showing the omission of the connection through the basement wells of No. 35 and No. 34 and retention of the connectivity between the basement well of No.35 and the street. vi. A detailed window survey shall be submitted demonstrating the condition of all windows. The window survey should include a detailed description of the existing timber windows and detail any surviving historic glazing. It should include detailed photographs of the existing windows. Details of the extent of any required repairs shall be provided. vii. Confirmation as to whether the uPVC windows are to be retained is to be provided. It is recommended that consideration be given to replacing these windows with historically correct timber sash windows. If replacement windows are to be installed, 1:10 details of the proposed windows including 1:5 dimensioned details of glazing bars are to be submitted demonstrating that historically dimensioned glazing bars will be provided. The new frames should have a traditional putty finish to the exterior. Details of the proposed new glazing should also be submitted. viii. A detailed method statement for the repointing is to be provided (this was not included with the Conservation Method Statement) including confirmation of the proposed pointing finish, which should be wigged. ix. Confirmation of all works to the rear elevation, such as repointing, including methodologies for same are to be provided. It is suggested that the removal of this later addition be considered which would allow the reinstatement of the historic round-headed stair window. This would contribute to the reinstatement of the rear elevation and represent a conservation gain for the Protected Structure.