Protected structure, 10 Clanbrassil Street Upper, Dublin 8, D08R6KK - Planning Application 5006/26Sub01

Development Description

2. The following requirements of the Conservation Division shall be adhered to: (c) In advance of works commencing on site, the applicant shall submit the following for the written agreement of the Planning Authority: (i) The proposed opening to the rear wall at upper ground level shall be reduced to a maximum of 3m, with a wall nib retained on either side. The 500mm step to the south elevation of the proposed extension shall be omitted. The width of the proposed extension shall be consistent along the south side. Revised drawings shall be submitted. (ii) The applicant shall examine the layout of the WC at basement level and the family. bathroom/bedroom at first floor. If feasible, the proposed wall partitions shall be relocated so as to avoid bisecting the chimney breasts. Revised drawings shall be submitted to the Planning Authority. (iii) If there are issues with damp in the Protected Structure, the CO recommends removing any existing dry lining (which the CO considers can give rise to damp issues and conceals defects) and identifying the cause of the damp issue. Any damp issues shall be dealt with in accordance with best conservation practice, noting that the most suitable methods of addressing damp in these areas include the introduction of French drains directly adjacent to the building, addressing any open joints in a lime-based mortar, ensuring that the internal space is adequately ventilated, removing any gypsum based internal plasters and non-breathable paints and the use of sacrificial plasters such as lime/clay. Where relevant, extant dry lining shall be removed from the external walls of the Protected Structure in order to facilitate the drying out process. A revised methodology shall be submitted. (iv) A structural engineer’s report for the boundary wall with No. 9 shall be prepared by a suitably qualified engineer with conservation expertise. The report shall include a drawn, photographic and condition survey of the existing walls and shall clarify the impact that the proposed works may have on their historic fabric, legibility and structural capability. To avoid the need to underpin historic structural fabric, minimum intervention solutions should be considered and presented. (v) Drawings of the proposed staircase. As the original staircase has been completely removed, the CO recommends that a contemporary style stair be reinstated to avoid a pastiche approach, unless access to the immediately adjoining houses may be provided so as to facilitate an accurate drawn and photographic survey of the historic staircases therein, to provide an accurate reflection of what would likely have been there originally and to facilitate reconstruction. (vi) A detailed window and external door survey shall be undertaken demonstrating the condition of all windows and external doors. The window survey should include a detailed description and photographs of the existing windows and detail any surviving historic glazing. The loss of historic glazing is not permitted. Details of the extent of the required repairs should be outlined in a method statement. A full set of drawings at 1:10 and specification for each of the timber windows (both to be retained and proposed) shall be submitted to the local authority describing the window replacement in detail. All proposed replacements must be historically correct timber sash windows, which are accurately based on surviving originals. The use of standard double glazed units is not permitted as they are considered too bulky for historic windows. The installation of slim profiled double glazing may be considered where well detailed and where original frames do not require modification. The new frames should have a traditional putty finish to the exterior. Details of the proposed new glazing should also be submitted. New slim-line glazing units which have visible spacers, plant on bars, micro pillars or fritted glass will not be accepted as such features would have an adverse visual impact on the character of the Protected Structure and wider terrace. The applicant shall be satisfied that any proposed slim-line glass replacements conform to EU directives. (vii) A specification and methodology for the lime repairs to the rear elevation shall be submitted. An NHL 2 mix shall be used.

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