Catholic University School (CUS), 89, 90, 91 & 92, Leeson Street Lower, Dublin 2
16. The developer shall comply with the following Conservation requirements of the Planning Authority: c) The Applicant is requested to submit the following information, with the input of the Conservation Professional, for the written agreement of the Planning Authority in advance of the works commencing: Nos. 89, 90, 91, 92: • Comprehensive and cross referenced room-by-room photographic record (cross referenced to the plans and part-elevations) • Updated floor plans following soft strip of all modern materials to identify/annotate all surviving historic floor finishes in the Protected Structures • Scales on A3 and A2 plan drawings to be corrected and revised drawings submitted • CAD drawings colour conventions to be omitted from drawings for clarity and only contrasting colour codes/hatches that illustrate e.g. whether an item is proposed new construction, proposed demolition etc. • Door Schedule : A3 summary door schedule that conveys the provenance/significance of each historic door and its architrave/linings, whether it is to be retained/repaired or replaced. The Applicant shall clearly state in a summary for each level where doors/linings etc. of significance survive. E.g. is Door 03, Elevation 4, R-002 an historic, albeit modest door. • It is the preference of the Conservation Officer that historic doors remain in situ even where these are no longer in use rather than the blocking-up and relocation of door leafs – 1 : 20/1 : 10 details to be provided. Consideration shall be given to reinstating historically appropriate doors to original door openings, templated from surviving examples, where unsympathetic later door leafs have been installed to provide a restoration of character in key locations. • Photographs shall be provided on both sides for all internal and external historic doors where missing: e.g. external entrance door 08 is not photographed on the external (panelled) side of the door, the drawing provided is basic and no drawing is provided on the internal side of the door; no drawing or photograph is provided of External Entrance Door 12. • Anomalies in numbering of doors shall be corrected/coordinated between key A3 plan drawings and individual sheets for each door (e.g. on the A3 Key Plan Door G5 is referred to as Door 05 (with no reference to the level it is located on). Drawing title blocks should indicate in which building number each door is located. • Staircases: The 3D diagrams/drawings provided indicate that handrails between flights are disconnected. Whilst acknowledging the complexity of designing a detail which provides a satisfactory junction or connection between the historic staircase and handrail and the contemporary intervention, the Conservation Officer considers that the disconnection indicated on the 3D drawings is unsatisfactory and requests the Applicant to submit Architect’s drawings to indicate a satisfactory high quality contemporary detail that provides a continuous handrail, as per the historic arrangement – this pertains to the new staircases also. 1:50 GA long and short section drawings(bottom to top) shall be provided for all staircases • No. 89 - Principal Staircase: Complete and accurate 1:5 detail from stringer to handrail (ref. drawing MGS51172-MS_FPG) – confirm whether there are decorative scrolls missing on the sectional elevations of the balustrade, and whether some have been altered in their position – missing items to be reinstated shall be indicated in a contrasting colour • No. 90: Fully annotated drawings with revised newel design, including details of the proposed handrail (section) and details of the junction between the proposed new staircase and the existing staircase at first and second floor level, and a section through proposed new stair flights and existing historic landings to clearly indicate the junction between existing and new fabric. • No.91: Fully annotated drawing(s) for the proposed new stair flights, and a section through proposed new stair flights and existing historic landings to clearly indicate the junction between existing and new fabric, designed to address the comments noted in relation to the design in No. 90. • No. 92: Fully annotated drawing(s) of the new flight between basement and ground floor, and details of the junction between the proposed new staircase (from basement to ground floor) and the historic staircase, which extends from ground to third floor, and a section through proposed new stair flights and existing historic landings to clearly indicate the junction between existing and new fabric and detail of handrail, revised newel post and balusters addressing the concerns regarding the proposed new contemporary staircase in No. 90 . • Residential units – pods: The materiality of the proposed timber framed pods and island units are described by the Applicant as timber veneer. As noted in the Conservation Officer report of 22/11/2023, it is important that these elements are addressed as bespoke joinery panelling and that finishes reflect high quality seamless design and consistency, with minimal visual clutter (e.g. push release mechanisms rather than handles) – refer to similar proposals under Planning Reg. Ref. 2099/13 for No. 23 Northumberland Road. It is not clear why a dark coloured door is indicated on the 3D drawings and not on the plan drawing. The step up into the bedroom area is noted – this will facilitate distribution of services to the pod units. The Applicant is requested to indicate where historic skirtings survive in these rooms, and provide and detail that retains surviving historic skirtings and accommodates the new raised floor. • The Applicant shall submit any revisions to the proposed scheme that arise from the requirements of the Fire Safety Officer, for the written agreement of the Planning Authority. • 1:20 details shall be provided of the closing up of the existing door in the rear room, the proposed new door in the front room, the proposed new opening between the front entrance hall and stairhall and reflected ceiling plan for the new arrangement for the written approval of the Planning Authority. • The Applicant is requested to submit 1:50 and 1:20 annotated and dimensioned drawings (to include pods) for all residential units in Nos. 91 and 92. • Services: Ref. Drawing No. 2202-BL 89-92-201 P Proposed vertical service duct: Coordinated 1:50 elevation drawing showing all fixtures on the rear elevation soil vent pipes/new painted metal services containment/cast iron rainwater downpipes. • Ventilation from kitchen in pod unit: Proposal for alternative approach to ceiling-mounted charcoal filter unit – e.g. swap the hob and sink location and place the ventilation filter unit under the upper cabinets in the pod unit (the Conservation Officer acknowledges this would extend water supply and drainage beyond the pod unit), or create an extension of the pod to incorporate and close off the hob from the front reception room so that the ventilation filter unit can be located above the hob, or another proposal and submit drawings for same. • Plan drawings indicating ventilation details/services routes for shower rooms • New openings Thus, the creation of openings between front and rear rooms should be as similar in width as possible to the existing ope in No.92 at ground floor level. Revised dimensioned drawings shall be submitted to reflect this, ensuring the provision of a downstand that creates an opening of an acceptable proportion and allows the continuation of historic cornices where these exist. • No. 92 Platform lift and steel staircase to basement lightwell Detailed fully annotated and dimensioned 1:20 plan, long and short section drawings shall be provided of the proposed platform lift unit serving the basement lightwell, new steel staircase and modifications to the historic railings/gate and plinth, including control panels and services routes to same. Consider the alignment of the unit parallel to the front railings to increase the distance between the unit and the historic window at basement level (if possible). • Glazed Link Bridge: Detailed plan, elevation and section drawings at a scale of 1.20 demonstrating high quality design and showing the proposed glazed link bridge having particular regard to the interface detailing with both No.90 and the former chapel/oratory. Location of downpipes shall be indicated. • External Landscaping: Incorporate French drains within the landscaping along the existing buildings to avoid dampness in the external walls. • The cleaning and repointing of the wall to the Classroom Block will be subject to the agreement of a method statement and samples, based on a close up inspection of the wall to determine the pointing method and any repairs required. • Nos. 89 & 90 • Floor Loadings:-A structural assessment providing commentary on the loading limits and the capacity of the upper floors of No.89 to provide archival storage shall be submitted. A structural engineer with proven expertise in building conservation shall ensure that upper floors can accommodate storage use without disruptive upgrading – detailed drawings and method statement to be submitted of any structural strengthening works. • Lobbied Entrance Corridor : The Planning Design Report refers to the lobbying of the entrance corridor (both ends) at ground floor of No.90. Lobbies have not been shown on the proposed plan drawings. Detailed 1:20 drawings shall be submitted of any new lobbies and shall reflect high quality contemporary design. Former Chapel/Oratory (Block C) • Structural Considerations – Structural statement accompanied by drawings as required to demonstrate that the structural implications of constructing Block A, (which includes a basement), adjacent to the former chapel/oratory has been adequately considered ensuring the structural stability of the former chapel/oratory. • Stained Glass Windows- The fourteen stained glass windows designed by Early of Camden Street Art works are to be retained in situ within the former chapel/oratory building. Any repairs to the stained glass windows shall be agreed in advance with the Planning Authority following the submission of a detailed method statement, and drawings of windows indicating proposed repairs, accompanied by record photographs. • Former Choir Gallery - The Conservation Officer notes the revised layout beneath the choir gallery but considers the provision of toilets in this location as a missed opportunity to reinstate the original spatial arrangement, noting that the area below the choir gallery was likely to have originally been open to the nave. It would be preferable for the proposed toilet facilities to be relocated to the proposed new-build Canteen Block (Block A). • Detailed methodology and specification shall be provided for the repair and refurbishment of the timber panelling, staircase and gallery rail. Cleaning and repointing of historic façades and granite steps: • The Conservation Officer shall be given the opportunity to inspect the brick façade from the scaffolding prior to raking out of the brick pointing when any additional defects are identified at close quarters in advance of the works commencing, and while the re-pointing works are in progress. • The applicant shall prepare and submit to the Conservation Officer record drawings cross-referenced where required to marked-up photographs of the brick façade to record the condition of the brickwork and any repairs required, following a detailed inspection from the scaffold at close quarters, and a detailed specification and methodology prior to commencing the re-pointing works – preferably using NHL2. 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. The building join with the adjoining buildings will require special attention in the re-pointing works. • Site exemplars for cleaning, the removal of pointing, raking out, , patch repairs, re-facing and repointing for the building to be agreed on site with the Conservation Officer prior to works commencing. • The Conservation Officer would prefer that an alternative low-intensity cleaning method such as steam cleaning shall be considered subject to approval of sample. • 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. Window Schedule for all windows within the historic buildings: A detailed window survey shall be carried out and schedule prepared indicating the condition of all windows and proposed repairs. The window survey shall include a detailed description of the existing timber windows and detail any surviving historic glazing and include detailed photographs of the existing windows. 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. Detail 1 : 20, 1 : 10 drawings of the proposed new windows and glazing shall be submitted. Please note that historic windows which retain historic glazing shall be repaired in accordance with best conservation practice. No. 91, 92 External render to rear elevations The use of flexible sealant in the repair of cracks in the render is not acceptable. A detailed method statement shall be submitted for the written agreement of the Planning Authority. The Applicant is requested to bring to the attention of the Conservation Officer any previously unknown matters that arise on site during the works that would alter the proposed works. Fire Safety and Upgrading Works The Applicant shall bring to the attention of the Conservation Officer any fire safety requirements that would alter the proposed works or historic fabric in advance of commencing such works e.g. introduction of additional lobbies, alterations to door openings, floors etc. The specification of ironmongery e.g. door closers shall be specified to ensure the minimum impact on the historic doors. Internal Conservation Repairs The Applicant is requested to submit comprehensive 1:50 plans, reflected ceiling plans, sections and elevation drawings of all the historic buildings that identify where conservation repairs are required to walls, floors, ceilings, historic joinery, etc. Damp proofing The Conservation Officer would prefer that the applicant considers alternative means of addressing damp such as the introduction of French drains within the landscaping directly adjacent to the building, ensuring basement spaces are adequately ventilated, exposing the base of the wall fabric externally (removing cementitious render and non-breathable paints), and the use of sacrificial renders such as lime/hemp/clay, and / or the introduction of a calcitherm system. Roof and rainwater goods When the roofs have been inspected at close quarters, the Applicant shall submit a comprehensive roof layout indicating existing finishes and proposed areas of new slating in Bangor Blue slates to match the size, texture, colour and coursing of the existing historic materials where it is necessary to replace unsound material. All new rainwater goods shall be good quality cast iron, and all inappropriate goods shall be replaced with cast iron. Reason : To ensure that the integrity of the protected structures is maintained and that the structures are protected from unnecessary damage or loss of fabric and to safeguard the special architectural interest of the protected structures.