36, Rathmines Road Upper, Dublin 6, D06 P2X9
6. The following requirements of the Conservation Office shall be strictly complied with: The proposed development shall be revised according to the requirements of the Conservation Section below, with details of the revisions to be submitted for the written approval of the Planning Authority prior to the commencement of development: a) Ground Floor: the principal entrance ope into the existing central link between the 2-storey north ‘pavilion’ and 3-storey main house shall be retained and the side entrance (albeit existing) into the reception area omitted. Drawings at a scale of 1:20 of proposed timber panelled front door shall be submitted. b) Revised Bedroom Layouts in the principal block of the Protected Structure: the bedhead shall be placed against the chimney breasts (allowing for legibility of the chimney breasts) and en-suites contained within pods placed opposite and on the centre line of the bed/chimney breast. The ensuites shall be as compact as possible and designed to resemble a piece of high-quality furniture/joinery within the room, and preferably should not extend full height to facilitate the legibility of the room volume (with the exception of the second floor where the ceiling is coombed/coved) – possibly using a sliding door rather than a conventional hinged door opening (indicative layout attached). This will avoid the obscuring of windows by the proposed ensuites as submitted, which would affect the quality and character of the new bedrooms. 1:20 details to be submitted of the ensuite pods. c) Rear bedroom (new extension) ground and first floors: the proposed undercroft below the first floor extension shall be omitted and the rear walls of the ground and first floor extension shall be aligned and sufficiently set back from the rear elevation of the existing ‘central link’ to facilitate its legibility. The width of the proposed rear bedroom extension could be increased from c.3.5m to c.4m. d) First Floor principal protected structure: the void in the existing central link shall be omitted and the bedroom arrangement in the north ‘pavilion’ amended – refer to sketch layouts submitted. e) Windows: 1:10 details of proposed 1-over-1 timber sash windows to be submitted for the approval of the planning authority. f) Boundary walls: The Applicant is requested to ensure that as much of the existing reconstructed modern boundary wall between No. 36 and Uppercross Hotel shall be retained and the external landscaping design for the external garden courtyards around the proposed development shall ensure the legibility of the two distinct historic plots. The developer shall submit 1:50 elevations of all surviving historic boundary walls between the subject Protected Structure and the Uppercross Hotel and No. 38 Rathmines Road Upper, identifying defects and proposed conservation repairs/consolidation. g) Works to external walls: Revised drawings to reflect the proposed works – repointing of brickwork to front and rear elevations of the principal block of Protected Structure (NHL 2), and existing render finish retained on north ‘pavilion’ to front and rear elevations. h) The new corridor link to the central 3-storey bedroom and lift block should be expressed as a light-touch glazed element up as far as the lift enclosure, and should extend the same distance on the opposite side adjacent to the new escape stairs, using obscure or fritted glass or other screening if necessary to avoid overlooking into the adjoining residential property. i) The glazed link between the new 3-storey 3-bed extension and the 2nd floor bedrooms in the principal Protected Structure shall be omitted. Details of these revisions (5a to i) shall be submitted by the developer for the written approval of the planning authority prior to the commencement of development. Reason: In the interest of protecting the special character of the Protected Structure.