202, Clonliffe Road, Drumcondra , Dublin 3
7. In advance of works commencing on site, the applicant shall arrange a meeting on site with the Conservation Section to formally agree the following outstanding conservation information that shall be submitted to the Planning Authority. a) A conservation expert with proven and appropriate expertise shall be employed to design, manage, monitor and implement the works to the building and to ensure adequate protection of the retained and historic fabric during the works. In this regard, all permitted works shall be designed to cause minimum interference to the retained building and facades structure and/or fabric; b) In advance of works commencing on site, the applicant shall arrange a meeting with the Planning Authority to agree in writing, the elevational treatment, detail and materials for the proposed extension as this element are considered by the Conservation Officer (CO) to remain unresolved. c) In advance of works commencing on site, once the scaffold has been erected on site, and safe access is provided, the applicant shall arrange a site visit with the CO so that the building can be inspected. The CO shall agree the scope of conservation work and extent of conservation repair that will be required at this building. d) In advance of works commencing on site, in order to ensure protection and conservation of the remaining features of historic and architectural significance in the building, the applicant shall submit the following information: i. Following the site visit, the applicant shall submit a detailed survey of all historic fabric on site – including remnants of original timber floorboards, floor joists, walls, ceilings, joinery, plasterwork, fireplaces, chimney breasts, decorative plaster, roof materials window joinery etc. to provide a record of the remaining historic fabric on site. ii. Revised fully detailed information, informed by good conservation practice, on how new work and how conservation repairs shall be carried out. iii. Detailed drawings that co-ordinate structural intervention, services installation and general upgrading and repair works to the fabric of the Protected Structure. e) The applicant shall submit the following information to the Planning Authority for their written agreement in advance of works commencing: i. Details of the materials, colours, and textures of all external finishes shall be submitted to the Planning Authority in advance of work commencing on site. ii. We recommend the use of a bronze frame to the proposed link in lieu of aluminium. The applicant shall provide 1:5 details of the revised junction detail between the glazed link and the historic building and shall provide revised elevations at a scale of 1:25 of the new glazed link element identifying the colour of the glazing, the articulation of the fenestration and the proposed materials of the framing elements. The applicant shall provide precedent images of the intended supplier of the glazed link. The glazed link supplier shall have experience working with Protected Structures. iii. The applicant shall submit a specification and a selection of samples of new brick to clad the new extension to the planning authority for their written agreement. The new brick shall be to the highest quality and in terms of its texture, colour, and pigmentation shall complement the material character of the wider area and the special character of the Protected Structure. iv. The applicant shall further revise the design and articulation of the façades of the extension in order to ensure that it shows respect for its immediate historic context. We recommend that the applicant reconsiders the articulation of the windows so as to provide relief to the facades of this extension and improve its overall architectural character. v. The height and width of the new extension shall be reduced such that it remains subservient to the Protected Structure. The extension shall be reduced in height by a storey to be a two storey building. the extension shall be reduced in width so that there remains a relationship between the principle historic rooms and the rear garden. vi. A detailed window survey shall be carried out demonstrating the condition of all original timber sash 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 should be outlined in a conservation method statement. Where windows are clearly shown to be beyond repair, any proposed replacements must be historically correct timber sash windows, which are accurately based on originals. vii. Details of the proposed new windows and glazing should be submitted. Please note that in the case of historic windows which retain historic glazing, new replacement windows will not be permitted. These shall be repaired. The original windows that are proposed for demolition shall be clearly identified on the drawings and described within the AHIA and justification for their removal / replacement shall be provided. All proposed replacement windows must be historically correct timber sash windows to be selected under the supervision of an accredited Conservation Architect and shall be crafted by a specialist joiner. (Suitably qualified and experienced joiners are listed on the Irish Georgian Society website and the Register of Heritage Contractors). The new windows shall be of appropriate material, design and detail. 1: 10 drawings and details of all proposed new windows and glazing should be submitted to the planning authority. We recommend that as much detail as possible is submitted with the application - including drawings, photographs and a conservation methodology in order to facilitate assessment. The use of standard double glazed units may not permitted as they are considered too bulky for the historic window profile. The installation of slim profiled (6mm-6.5mm) double glazing may be considered where well detailed. The new frames should have a traditional putty finish to the exterior. Details of the proposed new glazing shall be submitted. The applicant shall ensure that any proposed slim-profiled glass replacements conform to EU directives and shall confirm this in writing to the Planning Authority. viii. The proposed replacement door must be an historically correct panelled timber entrance door to be selected under the supervision of an accredited Conservation Architect and shall be crafted by a specialist joiner. ix. Any new damp proof proposal for the Protected Structure shall be submitted to the Planning Authority for their written agreement. A methodology based on an assessment of the levels of existing damp shall be provided. The CO would prefer that the applicant considers means of addressing damp that shall be of minimal intervention, that shall retain breathability and primary fabric and shall be confirmed in writing to the Local Authority based on the level of damp/water ingress evidenced in the site. The most suitable methods of addressing damp include the introduction of French drains within the landscaping directly adjacent to the building, ensuring that the lower ground floor space is adequately ventilated, exposing the base of the wall fabric externally (removing cementitious render and any non-breathable paints), and the use of sacrificial renders internally such as lime / hemp / clay, and / or the introduction of a calcium silicate board. x. All new plaster shall either be a hot lime mix or NHL 2 as a maximum. The use of NHL 3.5 is not supported as its hardening characteristics are considered to be too strong for use with historic brickwork; xi. In advance of works commencing on site, the applicant shall prepare and submit a record drawing cross-referenced where required to marked-up rectified photographs of the masonry façades on all sides from close quarters from a scaffold, to record the condition of the brickwork / stonework and all repairs required, including defects, joints, coursing, cracking, boast plaster, bulging masonry, lost bricks, brick repair etc. The applicant shall identify by inspection of the façade for any remnants of original pointing to inform the appropriate re-pointing method for the building based on remnants observed. It is assumed by the CO that the original pointing is a wigged joint. New pointing shall match the original. The CO shall be given the opportunity to inspect the brick façades prior to construction works commencing on site in order to identify brick pointing defects at close quarters and to agree a preferred solution to the structural repairs to the facades and any brick pointing repairs commencing, which shall be led by best conservation principles. Samples of materials and site exemplars of site workmanship shall be provided for inspection by and written approval of the CO in advance of the works commencing. The applicant shall submit details of five recent examples of specialist brick re-pointing works carried out by the proposed contractor on protected structures of similar architectural significance in Dublin and associated references to ensure that the contractor has the requisite expertise for these works. xii. If cleaning of the façade is proposed, the CO would prefer that an alternative low-intensity cleaning method such as steam cleaning is considered for the cleaning of the brick facades subject to approval of sample. Samples of materials and site exemplars of site workmanship shall be provided for the inspection by and written approval of the CO. xiii. 1:10 details of the proposed new entrance gates shall be submitted. f) All works to the protected structure shall be carried out in accordance with best conservation practice and the Architectural Heritage Protection Guidelines for Planning Authorities (2011) and Advice Series issued by the Department of the Environment, Heritage and Local Government. Any repair works shall retain the maximum amount of surviving historic fabric in situ. Items to be removed for repair off-site shall be recorded prior to removal, catalogued and numbered to allow for authentic re-instatement. g) All existing original features, in the vicinity of the works shall be protected during the course of the refurbishment works. h) All repair of original fabric shall be scheduled and carried out by appropriately experienced conservators of historic fabric. NOTE: We advise that the applicant considers applying to DCC for upcoming BHIS grant funding to help subsidise these necessary conservation works. The deadline for submissions will be January 2022. Reason: To ensure that the integrity of this protected structure is maintained and that the proposed repair works are carried out in accordance with best conservation practice with no unauthorised or unnecessary damage or loss of historic building fabric.