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Manahan Planners,

38 Dawson Street,

Dublin 2,    Ireland.



SKYPE.- Contact Tony.Manahan

The Section below contains a Portfolio of  past projects.

Dublin City Council decided to grant permission for the demolition of an existing three storey building containing retail uses such as Butlers Chocolates and restaurant uses such as Steps of Rome at ground floor and 9 no. apartments at first and second floors) and the construction of a 6,208 sq. m five storey offices over double basement  parking replacement building on the south side of Chatham Street just off Grafton Street in Dublin.

Manahan Planners  appealed to An Bord Pleanala on behalf of our long time client, Butlers Chocolates, and argued that

“Butlers are part of a terrace of shops and restaurants that add vitality and liveliness to the public realm in this part of Dublin city centre.  This row of fine grain shop-fronts, accommodating a variety of predominantly independent and unique café’s, restaurants and small retail units provides visual interest and charm which creates a rich and distinct user experience as one traverses along Chatham Street. The removal of these 7 small units will significantly diminish the character of the street.”

In relation to the loss of residential use, we argued, “This will significantly impact on the vibrancy of the street and contribute to the ‘hollowing out’ of the city centre after working hours….residential accommodation on upper levels improves the perception of safety in city centre areas, with the passive surveillance provided by the windows fronting onto Chatham Street providing a deterrent to anti-social behaviour.”

An Bord Pleanala refused permission on 26th July 2016 as they decided,

“The existing development on Chatham Street proposed for demolition-while not of any particular architectural merit- includes a mix of small scale commercial units fronting the street, and these contribute positively to the diversity, vitality and character of the street. The residential use of the upper floors apartments also contribute positively to the mix of uses and vibrancy of the area. By reason of its scale and monolithic form, the failure to recreate and animated and diverse street frontage or mix of uses on Chatham Street, and its failure to maintain any residential use at upper floor levels, it is considered that the proposed development would be detrimental to the character of the area, would fail to integrate successfully with the pattern of development in the area and would detract from the civic design character and sense of place of the street.”

In our view “a good victory for sensitive planning responding to a sense of place”.