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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.

Permission was sought for the change of use of a vacant office building at the corner of Fitzwilliam Square and Pembroke Street from  offices to a 130 bedroom hotel with associated ancillary facilities such as bar and  restaurant. The Council Reference was 2845/13.

The Management Company acting for the  adjoining Windsor Place office and residential development objected on the grounds of,

Excessive site development in terms of height and massing, overshadowing, diminishing of

natural light, breach of privacy, Windsor Place roadway does not have the capacity to service additional vehicular access

Additional vehicular access will cause a substantial safety hazard

Windsor Place does not have the capacity to provide 4 no. operational car parking spaces and a

loading bay in an area where parking and vehicular movement is already constrained.

The City Council did not accept these grounds of objection. Its planner stated ,

Having regard to the location of the proposed development, in close proximity to the Georgian architectural conservation area, height & and proposed use of the  development it is considered that the proposed development, subject to the following conditions is in accordance with the zoning objective for the area and the proper planning and development of the area.

Accordingly Dublin City Council decided to grant permission. The Windsor Place Management wanted to appeal this decision and with only a few days to go, engaged the services of Manahan Planners. We argued,

It is submitted that this proposal is completely oversized and inappropriate in the context of this conservation area, populated by protected structures, within one of the most architecturally sensitive areas of the city.

The proposal itself is unacceptable in the context of the site but in addition it would if permitted cause serious traffic congestion and hazard on the only approach road to our client’s office and residential development. It would thereby cause serious nuisance to our clients going about their daily business.

The proposed development will be seriously injurious to the amenities of the area and inconsistent with the proper planning and sustainable development of the area and accordingly we request that An Bord Pleanala refuse permission for this unacceptable development.

In response, the Inspector agreed with our arguments and recommended that permission be refused and  An Bord Pleanala decided to refuse permission, in  part because,

“Notwithstanding the general acceptability of the proposed use,

having regard to the location of the proposed development in the

internationally important Georgian core of Dublin and within a

designated Conservation Area, it is considered that by reason of its

overall scale and bulk and lack of separation distance from adjoining

buildings, the proposed development would constitute

overdevelopment of this site and would, therefore, adversely impact

upon the character of the Conservation Area and the setting of

nearby Protected Structures.”