Site of former No. 2 Brewery, which incorporates the Brew Hall Building and connected Front Wing Building, and which is part of the existing Guinness Brewery lands to the South of James's Street, Dublin 8

• Permission for development at a site of 0.7 ha at the former no. 2 brewery, which incorporates the brew hall building and connected front wing building, and which is part of the existing guinness brewery lands to the south of james's street, dublin
• The site is bound by the open gate brewery to the north-west, former front offices (protected structures) along james's st to the north, st. James's church (a protected structure) and echlin street to the west, grand canal place to the south west and the guinness brewery site to the east and south. The development consists of the redevelopment and repurposing of the former no. 2 brewery to accommodate a commercial office, of c. 16,413 sq. M with associated facilities and the demolition of the adjacent unused former brewhouse water tank building, unused wet grain silos, which form part of the former guinness flavour extract plant 1 (known as gfe1), and partial demolition of former no. 3 brewery to the west and south of the no. 2 brewery building (total demolition of c. 12,923 sq. M). To facilitate the redevelopment of the buildings as commercial offices the following works are proposed: the height of the existing front wing building is extended by 2 no. Floors above the existing masonry enclosure in a modern pattern of framed openings, set back at the uppermost level increasing the existing building from a current height of 3 storeys plus mansard roof (c. 40.09m od) to 5 storeys (max height of c. 39.33m od). The height of the existing no. 2 brewery building is extended by 2 no. Floors above the existing masonry enclosure in a modern pattern of framed openings, set back at the uppermost level, level increasing the existing building from a current height of c. 5 storeys equivalent (c. 44.84m od) to 7 storeys (max height of c. 51.35m od). External roof terraces are provided at 3rd, 4th and 5th floor level on the southern elevation, 4th and 6th floor level on the northern elevation and 5th floor level on the eastern elevation. The existing buildings are retained and the external elevations are cleaned and refurbished in line with best conservation practice. The interior structure is replaced with a modern structure to support the proposed use of the building as a commercial office. The space is provided with a central top lit glazed atrium space, which rises from level 00 to roof level. The central atrium space features a new steel structure recreating the spirit and aesthetic of the original industrial structure. The interior elements for retention include the distinctive internal tiling to the inside face of external walls, the existing cast iron and jack arch construction of the front wing and the ground floor staircase of the front wing from level 00 to level 01 and the existing staircase of the front wing from level 00 to level 01 is proposed to be relocated to the base of the proposed atrium to link in with proposed levels. The roof of the brewhouse building is provided with a northlight profile plant screen which recreates the profile of the original existing structure at a higher level, screening roof mounted plant and forming a roof mounted photovoltaic array. The modern pastiche southern elevation of the front wing is removed and replaced with a modern metal clad façade which extends to the south, recreating the pattern of the existing façade in a striking contemporary material and aesthetic the modern party wall of the southern elevation of the no. 2 brewery is removed and replaced with a contemporary metal framed façade, providing shading and depth to this elevation. The core located to the south west is clad in a profiled precast concrete, which returns to the newly formed western elevation. The redundant industrial interior structures, roof structure (including the modern structure and finishes to the mansard of the admin building), redundant copper and modern finishes/ cladding elements are carefully removed. The intention is to retain the existing structural elements and copper structure for reuse in the site landscape scheme as part of a future masterplan application. Existing timber and metal windows are proposed to be retained and refurbished in line with best conservation practice. Externally the existing spiral stair to the north elevation is proposed to be retained and conserved in place and the ground level glazed openings are replaced with modern glazing and frames and an integrated metal lining is added to the proposed reception area entrance to demarcate the entrance zone. A new extended basement level with appropriate retention structures is formed to the building, expanding east and west from the existing part basement at a slightly lower level to accommodate staff changing facilities and plant rooms. The basement also contains space for future car parking space (currently in accessible under this plan which will be subject to future interconnection with wider masterplan basement). The guinness brewery lands contains protected structures, the proposed development does not comprise work to any protected structure

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.

1. Application received19 May 2022
2. Decision due6 January 2023
3. Decision issued13 December 2022
4. Permission expiry18 March 2028

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

• Invalid50 m away

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  2747/18·Dublin City·Lodged 16 Apr 2018Commercial

• Granted50 m away

  The proposed development will consist of the continuation of the previously permitted use(Planning Reg. Ref.…

  Site is within Guinness Brewery Lands, Lands to the south of James's Street Bound by James's Street to the north, existing brewery areas to the south and east and St. James's Church/Echlin Street to the west

  3092/18·Dublin City·Lodged 23 May 2018Change of use

• Part granted, part refused50 m away

  Planning Permission for development at the Experimental Brewery building, which is part of the existing…

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  3196/18·Dublin City·Lodged 7 Jun 2018Commercial

• Granted60 m away

  The development consists of new external signage as follows — 2no. 1500mm diameter circular illuminated…

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• Granted60 m away

  The description of development is as follows: alterations to the northern facade of the Open Gate Brewery as…

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  4499/22·Dublin City·Lodged 19 Jul 2022Alterations

• Invalid60 m away

  The development consists of new external signage as follows — 2no. 1500mm diameter circular illuminated…

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  WEB1381/23·Dublin City·Lodged 5 May 2023Commercial

• Granted70 m away

  PROTECTED STRUCTURE: Application for a ten year planning permission for development at a site of 4.58 ha at…

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  4588/22·Dublin City·Lodged 29 Jul 2022Other

• Granted70 m away

  The development will consist of alterations to existing masonry wall adjacent to Gate 112 on James Street…

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

• GrantedOther

  PROTECTED STRUCTURE: Application for a ten year planning permission for development at a site of 4.58 ha at…

  Lands at Guinness Brewery to the South of James Street, Dublin 8

  4588/22·Dublin City·Lodged 29 Jul 2022

• Part granted, part refusedCommercial

  Planning Permission for development at the Experimental Brewery building, which is part of the existing…

  Guinness Brewery lands at St. James's Gate, James's Street and Victoria Quay, Dublin 8

  3196/18·Dublin City·Lodged 7 Jun 2018

• GrantedDemolition

  The subject site is within the Guinness Brewery Lands to the North of James's Street. Bounded by Victoria…

  Guinness Brewery Lands to North of James's Street, Dublin 8

  3818/18·Dublin City·Lodged 29 Aug 2018

• GrantedIndustrial

  We, Diageo Ireland, intend to apply for planning permission for development within the existing Diageo…

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  4358/19·Dublin City·Lodged 4 Nov 2019

• GrantedIndustrial

  Planning permission for development within the existing Diageo brewery production facility at St. James's…

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  4530/19·Dublin City·Lodged 25 Nov 2019

• InvalidCommercial

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  Site at the Experimental Brewery building, which is part of the existing Guinness Brewery lands to the south of James's Street, Dublin 8

  2747/18·Dublin City·Lodged 16 Apr 2018