GrantedAlterationsDecided 24 January 2024

22, 22A AND 23 Earlsfort Terrace with part-frontage to Adelaide Road, Dublin 2, D02E277, D02FK33

External restoration and alterations to protected structures on Earlsfort Terrace, including window replacement and stair core demolition.

4351/23 · Dublin City Council · Lodged 22 August 2023

Reference: 4351/23
Authority: Dublin City Council
Register status: Decided
Type: Permission
Received: 22 August 2023

Summary

AI-generated

The proposed works to these protected structures include replacing non-original uPVC windows with timber double-glazed windows, reinstating slate finishes and decorative surrounds, providing universal access via a new bridge, and demolishing a non-original five-storey rear stair core.

Alterationsrestorationheritagedemolition

Floor area: 90 m²

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

Protected structure: permission: the buildings are protected structures. (r. P. S. No. 2422 and 2423). The development consists of the following external works to 22, 22a and 23 to include
Replacement of non-original upvc windows throughout with double glazed, painted timber windows to match historic fenestration pattern
Reinstatement of diagonal slate finish at mansard level to replace non original rubber roof finish (no. 22-22a)
Reinstatement of decorative timber surrounds to mansard level windows to nos. 22-22a
The provision of universal access to premises through the formation of an opening in existing balustrade at pavement level on adelaide road, the provision of lightweight bridge (2.8m in length) over existing lightwell (house no
And removal of existing railings to same
Reconfiguration of existing porch entrance at no. 22 by way of formation of new portico to match that at no. 23
Provision of new entrance door screen to no. 22
Modifications to and upgrade of external balustrading throughout
Replacement of non-original external finishes
Demolition of existing non original five storey stair core and lift to rear of 22a (90sqm) and replacement with five storey extension (80 sqm) to include full height four storey naturally ventilated glazed atrium
Modifications to existing rear return (house no
To include the demolition of a series of miscellaneous non original extensions (72 sq. M in extent) at the rear of no. 23 and the formation of a landscaped garden of 77 sq. M for both office and residential use. This garden will contain a bicycle parking facility. The adjoining laneway to the rear will not be interfered with, but the current access door onto the laneway will be relocated
Removal of non-original rooflight to no. 22 and provision of new automatic opening vent (aov) in the roof of no. 23; the following internal alterations are proposed. (a) internal alterations to facilitate universal including access, the provision of new internal passenger lift (house no. 22); (b) creation of openings at ground, first, second and third floor so as to permit the offices in number 23 to operate in association with the existing offices in no. 22/22a. (c) modifications to non-original basement stair (house no. 22); (d) minor alterations to original stair at ground floor and first floor levels (house no. 22); (e) removal of non-original floors to facilitate the reinstatement of original stair hall (house no
And provision of new stair to same, from first to third floor; (f) removal of non-original stairs at basement and ground floor levels (house no. 23); (g) removal of internal walls, non-original boxing out and services on all levels, across all buildings; (h) modifications to internal walls and openings on all levels, across all buildings; (i) provision of some new internal partitions on all levels, across all buildings; (i) provision of larger meeting rooms at first and second floors (house no. 22a); (k) removal, at ground and first floor, of disused chimney breast (house no. 22a); (1) removal of section of floor to house no. 22a to facilitate formation of double height hall; (m) provision of new wcs and kitchenettes; (n) upgrade fire and acoustic performance of floors throughout; (o) provision of new services throughout including new services risers and all ancillary works necessary to facilitate the development . Nos. 22 and 22a have been in single operation as offices and will continue to do so. Number 23, currently vacant, was used as a wide variety of uses such as offices and residential, and is now proposed to be used for residential at basement level with offices on the upper 4 floors

Land-use zoning

What this land is zoned for

Z8: Georgian Conservation Areas

“To protect the existing architectural and civic design character, and to allow only for limited expansion consistent with the conservation objective.”

National zoning type: General

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 16 September 2024.

Notified floor area: 1,222 m²

Recent sales nearby

within 500 m

Residential Property Price Register sales within 500 metres of this site
Address	Date	Price	Distance
9 Earl Court, Adelaide Rd, Dublin 2	Dec 2025	€385,000	75 m
12 Earl Court, Adelaide Rd, Dublin 2	Sept 2025	€411,000	75 m
2 Harcourt Terrace, Dublin 2, Dublin	Apr 2026	€3,340,000	94 m
5 Peter Place, Adelaide Rd, Dublin 2	Jan 2025	€654,000	107 m
2 Hilton Mews, Harcourt Terrace, Dublin 2	Feb 2025	€775,000	141 m
27 Peter Place, Saint Kevin'S, Dublin 2	Apr 2026	€665,000	142 m
23 Earlsfort Court, Hatch St Lower, Dublin 2	Apr 2026	€325,000	151 m
17 Harcourt Terrace, Dublin 2	Jan 2025	€2,075,000	157 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 received22 August 2023
Decision due26 January 2024
Decision issued24 January 2024
Permission expiry17 April 2029

In the area

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