0563/25

Description

EXPP: PROTECTED STRUCTURE: 'List of proposed works' at 32 Chelmsford road, Ranelagh D06 FV05. The following is a list of the proposed works that the Applicants wish to have carried out at the house to include maintenance ,repair ,refurbishment and restoration work in order that the house can meet current standards of accommodation. The outlined works include proposals for low energy retrofitting measures to be carried out to improve the energy efficiency there. The works also include minor remodelling of rooms that were formerly reconfigured to accommodate a number of tenants living and sharing facilities in the house . The modified layout is designed to meet the requirements of a single family dwelling. The works are described in more detail on the drawings and in the written description and method statements included in the Architectural Heritage Impact Assessment. The proposed works to include the following: 1. External masonry walls to main house - Internal face: 1.1 The removal of wallpaper / lining paper with care from the internal face of the external walls at ground floor and first floor levels. 1.2 The repair of the lime plaster finish beneath, as necessary and the removal of any former repairs carried out with gypsum or sand/cement based material . 1.3 The preparation of the wall area and the application of an insulating lime render ,approx.. thickness 55mm to improve the thermal insulation of the walls to 0.5w/m2K min. 1.4 An application of a smooth lime plaster skim to be applied to the insulating lime render 1.5 The lime plaster to be painted in a suitable breathable paint. 2. External masonry walls to the rear of the main house, return + annex - External face: 2.1 The removal of damaged and bolstered lime render from the rear walls. Removal of any cementitious material used for previous repair work . Removal of render that is wet and black with mould from the base of the walls. 2.2 Preparation and localised repair of the existing lime render to take an application of an insulating lime render to all external wall areas in order to improve the thermal insulation of the walls as part of low energy retrofitting works and to improve the appearance and condition of the render finish to the rear of the house. 2.3 A finishing lime plaster to be applied over the insulating lime render. A breathable paint to a selected colour to be applied, to finish. 3. Brick finish to front external masonry wall: The repointing of the whole façade with a lime based mortar is proposed for a later date but given this is a material alteration and will require a planning permission, localised repair only is proposed at this time. 3.1 The removal of the concrete plinth at the base of the brick faced wall and replacing it with a similar sized plinth, formed in situ in a lime based render applied to the brick surface at the base of the wall. 3.2 Raking out the cementitious mortar joint beneath the granite cill and carrying out more suitable weathering measures here. 3.3 Routing out a drip channel in the 3 x granite cills to prevent water running beneath the cill and possible ingress of water through the brick beneath the cill. 3.4 Fitting an Air brick at a suitable position at the base of the brick wall to provide ventilation to the suspended floor joists at ground floor. 3.5 The application of 2 x coats of a clear, water repellent coating to the brick e.g.: Diasen BKK eco. 4. Internal masonry walls : 4.1 The removal of wallpaper / lining paper with care from all internal wall areas. 4.2 The localised repair of the lime plaster finish beneath, as necessary. 4.3 The preparation of the wall area and the application of a finishing lime plaster, the same as applied to the insulating lime render finish. 4.4 An application of breathable paint to selected colour to finish 5. Removal of all Floor coverings: 5.1 The removal of all existing floor covering and underlay at the house to include the following: • The red patterned wool carpet to the hall , stairs and landings. • The green patterned wool carpet in the front reception room. • The thin brown coloured carpet to the rear reception room , utility room, bathroom at first floor and the bedrooms. • The linoleum floor finish in the kitchen + dining room at first floor. • The porcelain tile finish to the shower room in the rear annex. 6. Floorboards: 6.1 Carrying out a full inspection of the condition of the floorboards once the floor coverings are removed. 6.2 Whilst retaining the floorboards in place throughout the house, carrying out any necessary localised repairs . 6.3 Cleaning down all floorboards . 6.4 Lightly sanding the boards in preparation for the application of a selected finish. 6.5 Applying an oil or water based varnish with or without stain to protect the boards and provide an attractive and durable finish. 7. Window replacement: 7.1 The replacement of all non-original aluminium windows at the house with timber sash windows with slim, double glazed units in a two over two style and spiral balance. 7.2 The maintenance ,repair + restoration of the original timber windows : W.11 to bathroom in rear return at first floor,W.12 to first floor landing and W.9 to small W.C. in the rear return. 7.3 The replacement of the existing Velux rooflight above the first floor landing with a Velux heritage roof window to existing ope. 8. Shutter box and shutters: 8.1 The fabrication of timber shutter box housing with timber panelled shutters to fit within the presumed gap behind the sheeting on either side of the windows in the front and rear reception rooms. Fabrication too of the window architrave surrounds. 9. Ceiling material + finish 9.1 The preparation of all ceilings in the house for painting to include the removal of any damaged lining paper, the filling of any cracks and holes ,making good the lime plaster skim. 9.2 Carrying out localised repairs on the existing timber lath + plaster ceilings where required. 9.3 Removing the ceiling finish in the rear Annex and fitting a new ceiling board at a height to meet current building regulations for this area. Applying a ceiling board to the existing rafters for that part of the sloped ceiling that will be exposed. 9.4 Fitting a plaster ceiling rose in a similar style to the original ceiling rose in the Hall to the ceilings in the front and rear reception rooms. 10. Cornicework: 10.1 The painting of the cornicework in the entrance hall area, front reception room , first floor landing and the two front bedrooms. 10.2 The replication of the cornicework in the front reception room for fitting in the rear reception room. 10.3 The replication of the cornicework in the front bedrooms and the fitting of the cornice at the head of the partition wall on each side to provide a complete cornice to each room. 11. Wood trim - Skirting boards, Dado rails, Picture rails, Architrave: 11.1 The repair of any damaged wood trim 11.2 The replacement of missing sections of skirting board, dado rail etc with similar profile. 11.3 The removal of any sockets ,switches or electric cables fitted to skirting board, dado rail or architrave pieces. 11.4 The painting of all prepared, wood trim in a satinwood paint to selected colour. 11.5 The fitting of a length of new skirting board, matching that for the style in the house along the base of the partition wall dividing Bedrooms 2 and 3, replacing the modern length of bull nosed skirting fitted there. 12. Installation of a W.C. beneath the stair. 12.1 The installation of a small bathroom beneath the stair in what is currently a storage space. Works to include the erection of a timber stud partition beneath the stair against which a wall hung W.C. pan can be fixed with a concealed cistern in the space behind. The erection of a timber stud partition wall in line with the current line of timber panelling beneath the stair. Reuse of the current plain boarded door to the utility room, door D.5 as the door to the W.C. fitting it within the new stud partition. 12.2 Making good the timber panelling beneath the stair following the fitting of board panelled door D.5. within it. 12.3 Mech+Elec: Plumbing for hot + cold water feeds and waste pipes for a new W.C and wash hand basin. Fitting a surface mounted ceiling light to ceiling there. 13. Reconfiguration of the floor plan for the Rear Return + Annex - Ground Floor level 13.1 The reconfiguration of the floor plan here removing the utility room and shower room, opening up the two rooms to form one space to accommodate a kitchen + dining area. 13.2 The removal of a section of wall and the utility room door to incorporate the small lobby area by the rear door to the garden, into the kitchen + dining space. 13.3 Replacing the rear door D.2 with a new ,painted, timber glazed door to fit within the existing ,modified door frame to allow for the slight raise in floor height for the return. 13.4 The removal of a section of the wall between the utility room and the shower room and the removal of the non-original glazed door there. 13.5 The modification of the window ope size ,W.3., following the removal of the aluminium Window and the raising the cill height to suit the height of a kitchen worktop that will run in front of the window. Original granite cill to be retained and refitted in new position. New timber sash window to be fitted here 13.6 The modification of Window ope W.4.,lowering the cill height to provide a tall window to suit the Dining area. Removal of the non-original aluminium window and replacement with a timber sash window. 13.7 The removal of the raised, tiled hearth set within a metal frame and the painted brick surround to the fireplace. The blocking up of the fireplace. 13.8 Laying a new floor finish in selected tile on an insulated floor substrate build up, laid Over the existing solid floor thus raising the floor level by approx. 130mm 13.9 Removal of the existing ceiling finish and ceiling joists from the former shower room in order to provide a new ceiling to the dining area to meet min.regulation room height . 13.10 Fitting a Velux heritage roof window, size 550 x 978 mm within the slope of the pitched roof to the annex to provide more natural light to the Dining area. See 19.2 also 13.11 Removal of bathroom ware from the Shower room including dismantling the hot press. See Appendix B. and Dwg. No. SK-1002-Ground Floor plan. 14. Reconfiguration of the floor plan for the Rear Return - First Floor level It is proposed to reconfigure the first floor layout of the rear return, removing the kitchen and small bathroom currently there and installing a main bathroom for the house with some utility elements like the washing machine and tumble dryer . 14.1 The reconfiguration of the floor plan here removing the kitchen+ dining room and bathroom and opening up the two rooms to form one space to accommodate a main bathroom with some utility elements. The change of use of the small W.C. to a linen store 14.2 The stripping out of kitchen units and bathroom ware from the two rooms. 14.3 The removal of the W.C. and associated services from this small room. 14.4 Remodelling work to the small W.C. to include the refurbishment of the existing window W.9, painting of the walls and ceiling and wood trim, fitting of shelves and a pull down ironing board to the walls. 14.5 The disconnection of the H.W. cylinder and its removal from cupboard in the bathroom. 14.6 The removal of the sliding door to the bathroom and the taking down of the non original timber partition there, making good the ceiling finish above. 14.7 The maintenance and repair of the original timber sash window W.11. 14.8 The replacement of the aluminium window W.10 with a new, fixed, painted timber window to existing ope. 14.9 The installation of new bathroom ware as indicated on Dwg. No. SK-1003 utilising existing hot and cold water pipe feeds and waste runs to minimise interventions. Final room layout and positions of bathroom ware subject also to advice from a Mechanical Contractor on the optimum positions for minimum disruption . 14.10 The installation of a washing machine and tumble dryer with associated mechanical and electrical work . 14.11 The slight repositioning of the kitchen + dining room door D.8 ,to facilitate the location of a W.C. in the alcove behind the door. 15. Insulation of the Attic spaces in each pitched roof 15.1 The insulation of the attic spaces beneath the double pitched roofs for the main house with insulation being laid between and above the ceiling joists. 15.2 The forming of 2 x openings in the ceiling finish to facilitate access to each of the attic Spaces for the house which are currently inaccessible. 15.3 The fitting of 2 x insulated access hatches to these openings to allow future access. 15.4 Localised repairs and/or maintenance work to be carried out to any roof timber, sarking felt, battens etc as required following a full inspection of the attic spaces. 15.5 The insulation of the attic space within the pitched roof of the rear return, existing access hatch located in the ceiling above the current bathroom. 15.6 The insulation of the modified ceiling and attic space to the rear Annex. See dwg.-SK-1003 for proposed locations for forming of access points. 16. Staircase: 16.1 The stripping of the white coloured paint finish from the turned handrail to the stair to reveal the hardwood. 16.2 The preparation for and painting of the treads, risers and balusters. 17. Fireplaces 17.1 The removal of a mid-20th century tiled fireplace from the front bedroom . 17.2 The removal of the raised tiled hearth with metal surround from the fireplace in the Utility room and the taking down of the painted, brick surround to the fireplace 17.3 The retention of the remaining 4 fireplaces and their surrounds and hearths with the fitting of chimney balloons within the flues to prevent warm air escaping and cold draughts coming in. 18. Timber Panelled doors, Boarded doors + flush panelled doors 18.1 The refurbishment of the 3 original timber, 4 panelled doors at the house to include rehanging within their frame as necessary, applying a paint finish in satinwood to prepared wood and the removal of redundant locks and bolts. Refurbishment too of door D.8 a glazed, panelled door to the kitchen + dining room at first floor ,return. 18.2 The replacement of non-original doors D.11 and D.12 with new, timber 4 panelled doors to existing door opes with architraves ,matching the panelled door style in the house. 18.3 The replacement of the rear external timber door with new ,timber, glazed door to fit within the existing refurbished ,modified frame. 18.4 The removal of Door D.5 and its reuse as door D.4 to the new W.C. beneath the stair. 19. Roof finish-Natural slate 19.1 The carrying out of maintenance and repair work as required subject to access being arranged and a full inspection of the natural slate and artificial slate finishes, flashings, valleys, ridge tile, chimneys and pots carried out. 19.2 Creating an opening, size approx. 600 x 1000mm in the pitched roof of the annex for the fitting of a roof window there. 20. Rainwater goods 20.1 The temporary removal of all downpipes, hopper heads, gutters , SVP and timber fascia to the rear walls of the house, return + annex to facilitate the application of the insulating lime render to the full extent of the external wall area. 20.2 The refitting of the rainwater goods . 20.3 The replacement of the cast iron SVP with a more appropriately sized aluminium SVP, coloured black and positioned to suit remodelled bathroom. 21. Granite Cills 21.1 The forming of a drip channel on the underside of each of the existing granite cills at the front and rear of the house to prevent water running back on to the wall and potential damage to brick, and render finish. 21.2 The cleaning of the granite cills to remove engrained dirt, paint and algae. 22. Electrical work 22.1 An upgrade of the electrical systems at the house to current regulatory standards. 22.2 The rerouting of electric cables currently running over/through existing wood trim and wall areas, without interfering with existing fabric and features. 22.3 The fitting of more energy efficient light fittings. 22.4 The fitting of an LD2 fire safety and alarm system 23. Mechanical Work 23.1 An upgrade of the heating system at the house to include the replacement of the gas fired boiler with a new, energy efficient one with Time and Temperature heating controls. Replacement of existing radiators, as necessary. New boiler to be located on the external wall of the rear annex . 23.2 The Installation of appliances in the kitchen area and bathroom and the plumbing for new bathroom ware and a kitchen sink. 23.3 The removal of the boiler vent from the side wall of the rear return. 24. Drainage system 24.1 The carrying out of a CCTV survey of the existing drainage system to inform on the condition of the pipes, outlets, gulley traps ,AJs ,manholes etc.that make up the system. 24.2 The modification of the concrete hardstanding finish to the rear courtyard by forming a French drain along the perimeter of the rear external walls of the house, rear return and rear annex in order to allow surface water drain away from the hard surfaces and prevent the water sitting against and causing damage to the render finish at the base of the walls.

Council Website

Address

32, Chelmsford Road, Ranelagh, Dublin 6

Coordinates

53.325516239581795, -6.252957219216956

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