RefusedAlterationsDecided 10 October 2019

35-36, Abbey Street Upper and Abbey Cottages, Dublin 1

Modifications to a permitted development on Abbey Street Upper, including omitting a basement level.

3804/19 · Dublin City Council · Lodged 16 August 2019

Reference: 3804/19
Authority: Dublin City Council
Register status: Appealed
Type: Permission
Received: 16 August 2019
Floor area: 24 m²

Summary

AI-generated

The proposal seeks to modify a previously permitted development by omitting basement level -3 and reconfiguring the remaining two basement levels. It also includes installing double-height glazing, removing a mezzanine, replacing first-floor guest bedrooms with dining and food prep areas, and making various fenestration amendments.

Alterationshotelbasementglazing

Generated from the description above by an AI model and may contain mistakes. The council’s description is the authoritative record.

Official record

Development description

Permission for development at a 0.06 ha site at nos. 35 & 36 abbey street upper and abbey cottages, dublin
Permission was previously granted for the demolition of the 3 no. Storey commercial unit located on the subject site under dcc reg. Ref. 2954/18. The development will principally consist of modifications to a previously permitted development (dcc reg. Ref. 2971/17/abp ref. Pl29n. 249037, dcc reg. Ref. 2954/18) resulting in the omission of the previously permitted basement level
3 and resultant reconfiguration of the remaining 2 no. Basement levels; the installation of double height glazing at ground and first floor level of the northern elevation and part of the eastern elevation; the removal of the previously permitted mezzanine to the first floor level; the removal of first floor guest bedrooms and their replacement with dining spaces, food preparation area, circulation and toilets; amendments to the fenestration resulting in the addition of 5 no. Opaque windows per floor on the western elevation from the first to the tenth floor and the use of clear glazing instead of the previously permitted opaque glazing at 2 no. Windows on the first floor and 4 no. Windows on the second floor of the eastern elevation; the repositioning of the facade at seventh and eighth floor levels to align with a recently granted scheme at the neighbouring nos. 31 to 34 abbey street upper (dcc reg. Ref. 3172/18); the construction of 2 no. Additional floors each measuring 380 sq. M; the relocation of the previously permitted condensers from eighth floor level to the roof level; the removal of previously permitted solar panels at roof level and their replacement with a domestic hot water heat pump; and all associated elevational changes and site development works above and below ground. The proposed development will result in the increase of the total number of rooms from 127 no. (permitted under dcc reg. Ref. 2954/18) to 151 no. Rooms and an increase in the gross floor area from 4,927 sq. M (permitted under dcc reg. Ref. 2954/18) to 5,355 sq. M, all provided in an 11 no. Storey over 2 no. Levels of basement building

Land-use zoning

What this land is zoned for

Z5: City CentreUC

“To consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design character and dignity.”

National zoning type: City/Town/village Centre, central area

Objective set by the Development Plan 2022-2028 (2022–2028). The planning authority decides each application on its own merits — this is the zoning context, not a compliance assessment.

Read the zoning objectives in the development plan

Built & sold

What happened next

Beyond the decision: whether this development was built, and what property here has sold for.

Built — construction complete

A commencement notice records works starting on 18 September 2018. A completion certificate was lodged on 18 December 2023.

Notified floor area: 946 m²

4 commencement notices are linked to this development.

Recent sales nearby

within 500 m

Residential Property Price Register sales within 500 metres of this site
Address	Date	Price	Distance
198 Bachelors Walk, Dublin 1, Dublin	Mar 2026	€260,000	93 m
201 Bachelors Walk Apts, Liffey St Lower, Dublin 1	Jul 2026	€400,000	93 m
Apt 307, Bachelors Walk, Dublin 1	Mar 2026	€293,500	93 m
265 Bachelors Walk, Dublin 1, Dublin	Mar 2025	€305,000	102 m
213 Bachelors Walk, Dublin 1, Dublin	Apr 2025	€262,000	108 m
Apt 215 Bachelors Walk, Norths Lotts, Dublin 1	Jul 2026	€257,000	111 m
219 Bachelors Walk Apts, Dublin 1	Oct 2025	€254,000	115 m
Apt 1, 38 Lower Ormond Quay, Dublin 1	Dec 2025	€2,100,000	117 m

Nearby properties, not this site — a guide to local values.

Sources: Building Control Management System (commencement notices) and the Residential Property Price Register, licensed under CC BY 4.0. Records are matched to this application by location and may not be exhaustive; always confirm against the official source before relying on them.

Key dates

Timeline

Application received16 August 2019
Decision due10 October 2019
Decision issued10 October 2019
Grant issued24 March 2020
Appeal submitted12 November 2019
Appeal decided24 March 2020

In the area

Applications near this site

Other planning applications within about 500 m — what else is being proposed or built nearby.

Related developments

Similar applications

Ranked by what these developments actually propose, not by matching words — so you can see how comparable applications were decided.

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