Johnny Ronan group refused permission to build 17-storey block in Dublin docklands
The scheme involves the demolition of Citigroup's existing six-storey office building and the development of four buildings in its place, ranging in heights of nine storeys to 17. The RGRE firm NWQ Devco Ltd sought a 10-year planning permission
Dublin City Council comprehensively rejected the scheme in April, however, prompting NWQ Devco Ltd to appeal the case to An Coimisiún Pleanála (ACP).
Now, in refusing planning permission, the planning appeals board has found that the scheme's excessive height, bulk, massing and form would constitute an overly dominant and isolated tall building, one that would be at odds with the surrounding context and would seriously injure the amenity of the Liffey quays and views along the river corridor.
The ACP refusal order pointed out that the planned site is a prominent and sensitive location which fronts onto the river Liffey, is within the Liffey quays conservation area, and is in close proximity to neighbouring properties.
ACP found that the proposed development would result in significant adverse impacts to residential amenity due to the unacceptable and unjustified loss of daylight and sunlight, and overshadowing of a principal shared amenity space.
The planning appeals body also ruled that the scheme did not meet the criteria for exceptional circumstances for enhanced height, density and scale that are set out for landmark tall buildings.
In the second part of its order, signed off by planning commissioner Mary Henchy, it says that having regard to the age, form and condition of the existing office building and the result of the whole carbon assessment, the wholesale demolition of the existing building would be both premature and unjustified and would set an unwelcome precedent for similar sites in Dublin.
As a result, the commission found that the scheme was contrary to a policy in the City Development Plan, which is to support and promote the retrofitting of existing buildings.
Clarion Quay Management (CQE) Company CLG was a third party appellant in support of the council refusal, and its appeal to ACP was aimed at protecting the residential amenity of dwellings and maintaining and improving safe and uncongested access in the area.
The RGRE appeal included a claim that the application meets the criteria for 'exceptional circumstances' that would allow planning permission to be granted for a landmark building. The company's submission stated that it appears the City Council did not engage in any analysis or consideration of the 'exceptional circumstance' and whether it is met by the development.
Henry J Lyons, the architects, contended that the scheme as submitted was appropriate for the context of the site.
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