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Irish Times
20-07-2025
- General
- Irish Times
Dublin's new tallest building: This tower of darkness should never have been allowed
The random tower that has reared up on Tara Street in Dublin photobombs itself into almost every important vista in the city centre. It intrudes into the historic precincts of Trinity College as well as College Green and looms up behind O'Connell Bridge House in views along the Liffey quays. It can also be seen from Lower Grafton Street, Parnell Square East, St Stephen's Green West and numerous other locations. Although some high-rise cheerleaders are no doubt thrilled by such a brazen jump in scale within the city's historic core, there is nothing elegant about Marlet Property Group 's vertical slab of build-to-rent apartments rising from the top of Longstone House, an 11-storey office block opposite Mulligan's pub on Poolbeg Street. It's a dark and brooding alien edifice redolent of a sci-fi portal of darkness and as menacing as Darth Vader in The Empire Strikes Back. Why it presents such a black picture is a story in itself. As originally designed by Henry J Lyons Architects , it was light in colour and intended to have 'a calm presence ... to reflect and converse with the Dublin sky'. But the three members of An Bord Pleanála who dealt with an appeal by An Taisce against Dublin City Council 's decision to grant permission decreed that it should be redesigned – to have more impact. Light or dark, the new tower should never have been built. There was no provision for it either in the Dublin city development plan 2016-2022 or in the 2009 George's Quay local area plan. While this local plan envisaged that there might be a 'mid-rise marker building' at the corner of Tara Street and Poolbeg Street, it clearly specified that any such building on the site 'shall not exceed a maximum of 12 storeys in height'. READ MORE What Dublin got instead is now the city's tallest building, at 82m – 3m higher than the dreary brick-clad Capital Dock tower on Sir John Rogerson's Quay, designed by O'Mahony Pike Architects for Kennedy Wilson. But that tower created its own environment at the nether end of Docklands, whereas Marlet's erection – part of its College Square development, of which Longstone House forms two sides – has been inserted into the Georgian city, between the Custom House and Trinity College. The only tall building envisaged by the George's Quay local area plan was for a site directly adjoining Tara Street station, specified to be 'a maximum of 22 storeys (88 metres)' in height. These were the precise dimensions of a tower proposed by the developer Johnny Ronan – also designed by Henry J Lyons Architects – that An Bord Pleanála finally approved in April 2019 after it had been refused twice by Dublin City Council and once by the board itself. Using this as a precedent, and apparently emboldened by the promulgation in December 2018 of ultraliberal building-height guidelines by Eoghan Murphy, as minister for housing, Pat Crean's Marlet subsidiary Atlas GP opened pre-application consultations with Dublin City Council planners in June 2019 on its audacious proposal to diversify the redevelopment of Apollo House, Hawkins House and College House by adding a 10-storey 'vertical extension'. [ From the archive: Hawkins House to be knocked, but what about its ugly neighbours? Opens in new window ] Marlet's planning consultant Brady Shipman Martin referenced a High Court judgment by Mr Justice Garrett Simons on May 30th, 2019, to suggest that the planners could 'rely on the guidelines to disapply objectives of the local area plan'; in fact, Mr Justice Simons found exactly the opposite: that the building height guidelines 'do not authorise a planning authority to disapply the criteria prescribed under a planning scheme…' Crean's approach paid off. Instead of being treated as a material contravention of both the Dublin city development plan 2016-2022 and the George's Quay local area plan – which would require the approval of city councillors – Atlas GP's tower proposal was evidently welcomed by one of the council's senior planners, Garrett Hughes, who had previously condemned Ronan Group 's tower as 'unacceptably conspicuous' in its context. Tower of darkness: plans for the redesigned, blue-black residential tower at College Square. Illustration: HJL/Marlet While noting that Marlet's proposal 'will have a visual impact' on College Green and Trinity College, he considered this 'acceptable given the inventive nature of the design', with a scale that was intended to 'sit in tandem' with Ronan Group's still unbuilt tower at Tara Street station. 'Overall, the impact is considered to be positive given the modern and assertive design and the overall upgrading of the existing urban block'. Hughes also noted that the 'perceived height' would be 'moderated by the architectural treatment of the upper and lower parts of the building', with the office-block element having a blue-black terracotta frame, 'whereas the upper residential tower adopts a comparatively lighter character with the use of fritted glass and white ceramic fin detailing' – the facade finishes that Henry J Lyons Architects suggested would give it a 'calm presence'. [ From the Irish Times archive: The little known architectural firm that is transforming Dublin Opens in new window ] Dublin City Council's decision to grant permission in December 2019 was appealed by An Taisce , which warned that Dublin was 'heading toward an incoherent Manchester or Brussels-type townscape with modern high-rise towers randomly inserted into the historic urban structure'. The Irish Georgian Society said it would also 'exacerbate the negative impact' on the skyline of the tower approved at Tara Street station. The Bord Pleanála planning inspector Irené McCormack, in her 40-page report to the board, said Marlet's building would not be 'dominant or uncharacteristic with its surrounding built context', as it was 'notably slender in form and light in colour and reflective'; on the contrary, it 'would generate a strong sense of place through the diversification of the skyline and make a positive contribution to the urban character of the area'. The board triumvirate that dealt with the case consisted of its only architect members – the former deputy chairman Paul Hyde , who would later be convicted on two counts of failing to make full declarations of his property interests, and Michelle Fagan , a former president of the Royal Institute of the Architects of Ireland – along with Terry Prendergast, previously senior planner with Grangegorman Development Agency. The new Longstone House/College Square building development over the Dublin skyline. Photograph: Chris Maddaloni The new Longstone House/College Square building development over the Dublin skyline seen from College Green. Photograph: Chris Maddaloni The new Longstone House/College Square building development over the Dublin skyline seen from inside Trinity. Photograph: Chris Maddaloni As 'presenting board member' in charge of the case, Hyde convened a meeting with Fagan and Prendergast to discuss it three days after McCormack submitted her report. The trio were apparently so unhappy with the scheme that they decided to issue a rare notice under section 132 of the 2000 Planning Act to Atlas GP requesting significant design revisions to respond to 'this pivotal and highly visible location' in the city centre. In sending the Henry J Lyons team back to their designs, the board bluntly stated that the reason for doing so was that 'the proposed development, due to its architectural design quality and materiality, does not successfully address the opportunities provided by the site, does not protect or enhance the skyline at this location nor does it, in its present form, make a positive contribution to the urban character of the area'. It considered that the design and materiality of the tower 'contrasts negatively with that of the lower blocks' on Marlet's huge site while its 'horizontal emphasis ... and lack of facade articulation provides an unsatisfactory response to its context'. But matching the 'materiality' of the build-to-rent tower with the dark-terracotta frame of the office block beneath it inevitably meant that its skyline impact would be more strident. [ Dublin's disappearing venues: A promised 500-seat theatre is shrouded in mystery Opens in new window ] In its response, submitted in July 2020, Henry J Lyons did exactly what it was told by redesigning the tower 'using the same materials, profiles and rhythm of the base building', as it explained, while also giving it a 'strong vertical emphasis' with a frame of blue-black terracotta fins – similar to the office floors below – reinforced by a 'double order' expression, meaning that horizontal profiles occur at every second floor. Henry J Lyons claimed that its darker finish would contrast with the lighter stone of historic buildings in Trinity College, allowing these to be 'read independently and not to be confused with the backdrop'. Does that sound like grasping at straws? A revised townscape assessment by the Paul Hogarth Company conceded that the tower would be 'more noticeable' on the skyline and would also have a 'heavier' presence in views along the Liffey quays. After holding two further meetings to consider the case, the board's triumvirate decided unanimously on September 14th, 2020, to grant permission for the proposed development 'as superseded and/or amended by the plans and particulars submitted in response to the section 132 request', with the order signed by Paul Hyde. It was, to paraphrase Yeats, 'all changed, changed utterly: A terrible beauty is born ...' In March 2022 Dublin City Council approved Marlet's plan to add a floor, increasing the number of build-to-rent apartments from 54 to 58, including a large penthouse on the 21st floor; this raised the tower's overall height to 22 storeys, topped by a 'crown' that appears peculiarly unresolved. One can just imagine how discordant this high-rise luxury tenement will look at night, with light in some windows and not in others. The view from Lower O'Connell Street towards Burgh Quay, originally designed by the Wide Streets Commission as a uniform composition, has been so spoiled by uncoordinated redevelopment in recent decades that it resembles the urban-design equivalent of a dog's dinner – now trumped by a tower of darkness on Tara Street that will sadly stand for decades as a monument to developer-led 'planning' in Dublin.
The Journal
11-07-2025
- Business
- The Journal
Please don't object any further against Greater Dublin Drainage Project, appeals Taoiseach
TAOISEACH MICHEÁL MARTIN has urged the public not to object further to the Greater Dublin Drainage Project, stating it is urgently needed. During the week, the project was given the green light after seven years of uncertainty caused by legal challenges. The major wastewater treatment plant, which will have the capacity to serve 500,000 people, is to be located on a 30-hectare site in Clonshagh in Fingal. Uisce Éireann says people in north Dublin, as well as parts of Meath and Kildare will benefit from it. Objections to the development over environmental concerns had slowed the planning process, and had knock-on effects for housing projects in the area. The cost of the project has doubled over the last seven years, now sitting at €1.3 billion . Advertisement Speaking this morning in Cork city, Martin said: 'I'm not sure that people are as aware of the urgency of all of this.' 'I would appeal to people not to object any further. I would appeal to people not to engage in judicial reviews of that An Bord Pleanala planning decision in terms of the drainage project, because the people of Dublin need it and surrounding counties need it,' he added. He went on to state that as a society, there is now a need to 'balance our concerns about particular projects with the overall common good in society'. Water supply is the most fundamental common good of all, said the Taoiseach. 'We do not have the luxury or the capacity for extended judicial review mechanisms and processes anymore. Because the situation, in respect of the most fundamental of all, infrastructure, is serious,' said Martin. Investment in infrastructure will be a key pillar in this year's budget, he said, stating that if it is not done now, future generations 'will not forgive us'. Readers like you are keeping these stories free for everyone... A mix of advertising and supporting contributions helps keep paywalls away from valuable information like this article. Over 5,000 readers like you have already stepped up and support us with a monthly payment or a once-off donation. Learn More Support The Journal
The Irish Sun
01-07-2025
- Business
- The Irish Sun
Staggering 5-figure sum forked out over ‘completely unnecessary' renaming of State's planning watchdog after scandals
THE contentious renaming of An Bord Pleanala to An Coimisiun Pleanala has cost just under €77,000. New figures provided by the State's planning watchdog show an outlay of €22,045 on new signage. 2 The €76,921 outlay also included a spend of €18,450 on architect consultancy Credit: Getty Images - Getty This includes an external over-entrance sign and two corner projection signs with the new name at the agency's Marlborough Street HQ in The €76,921 outlay also included a spend of €18,450 on architect consultancy which provided design, coordination and project management services for internal ground floor signs and external signage. The spend also included €18,450 on a radio ad campaign; €5,380 on a new sign installation cancellation fee; €6,363 on newspaper notices and €3,637 on the change of name on the corporate seal and rubber stamps. Read more in News When first mooted in 2023 in the wake of scandals at the agency, trade union Forsa opposed plans to change the name as it would amount to a 'collective punishment'. In correspondence with then Housing Minister McDonnell said that the proposed change 'reflects negatively on all who work in the organisation' and is akin to 'collective punishment of all (past and present) in the organisation. O Broin said that as a member of the Oireachtas Housing Committee he tabled an amendment to the then Planning and Development Bill to have the name of An Bord Pleanala retained but this was rejected by Government. Most read in Irish News Asked about staff's attitude to the name change, a spokesman for An Coimisiun Pleanala said: 'In terms of staff feeling on the name change, while there was some unhappiness about the changing of the name when it was first suggested in early 2023, now the name change has taken place, the staff and planning commissioners of the Commission have embraced and accepted the name change." He stated that 'good developments are built on solid foundations and An Coimisiun Pleanala is built on the most solid of foundations, which is down to the part played by all former staff and Board members who have served with An Bord Pleanala over the last 48 years'. REDUCING BACKLOG As part of the bid to reduce the backlog in appeals, the number of senior planning inspectors at An Coimisiun Pleanala totals 60 at the end of June 2025 compared to 45 at the end of December 2023. The appeals board now has two Directors of Planning while the number of planning inspectors has reduced from 39 at the end of last year to 35 now though five new appointees are due to start in July and August. The most recent quarterly figures show that the number of cases on hand at the end of March this year was 1,369 which was down 878 or 39 per cent on the 2,247 cases on hand at the end of March 2024. 2 Renaming An Bord Pleanala to An Coimisiun Pleanala cost just under €77,000 Credit: Getty Images - Getty
BreakingNews.ie
01-07-2025
- General
- BreakingNews.ie
Planning permission approved for Slane bypass
'A great day for road safety and good news for commuters,' is how the news that planning permission for the long-awaited Slane bypass has been approved has been described. An Bord Pleanala approved the project for the construction of a 3.5km bypass around the Meath village, including a dual carriageway as well as a 258 meter long bridge over the historic River Boyne. Advertisement The development has been welcomed by Cathaoirleach of Meath County Council Wayne Harding who has long been campaigning for a new route to replace the road which takes about 17,000 vehicles daily and has taken 23 lives over the years. A previous application was refused 13 years ago amid claims by An Bord Pleanala that it would affect the World Heritage site of Bru na Boinne. Cllr Wayne Harding said: "The announcement that the Slane bypass has finally received planning permission has been met with great excitement. For decades there has been a campaign to get the very dangerous N2 out of Slane village. "The road through the village has bee scene of countless accidents causing the deaths of 23 people. Advertisement " A 2012 decision to refuse the bypass was met with deep anger and frustration. But since then an application has been painstakingly rebuilt by Meath County Council and Transport Infrastructure Ireland. This decision today is not just on the N2 north/south bypass, but will also see millions of investment in a public realm plan which will completely transform Slane." "All aspects of village life across all generations are impacted by the road. "Every child in Slane village must use the road to enter their school, as do the members of the very popular Slane men's shed. The campaign has gone on that long that different people from the community picked up the baton to keep the need for the bypass at the forefront of all national decision makers over many years. I want to particularly mention John Ryle and Michele Cullen Power today. " "The approved project will also include a village park and interpretive centres."
Irish Daily Mirror
20-06-2025
- Irish Daily Mirror
Red light for new service station on site of Creeslough disaster
An Bord Pleanala has overturned planning permission for a new filling station on the site of the explosion in Creeslough, Co Donegal in which ten people were killed. Donegal County Council granted permission to Vivo Shell Limited to redevelop a service station and shop at the site in February. The decision was appealed by a number of family members of those killed in the October, 2022 blast. Today An Bord Pleanala revealed that they are turning down the application. The planning authority said the proposed plan was "out of character" with its surroundings in the village. The body said "Having regard to the existing character and the prevailing pattern of development in Creeslough, it is considered that the proposed development (as amended), by reason of its overall architectural treatment, scale and design, would be out of character with its surroundings, would seriously detract from the architectural character and setting of Creeslough and the streetscape and approach from Letterkenny generally. The Irish Mirror's Crime Writers Michael O'Toole and Paul Healy are writing a new weekly newsletter called Crime Ireland. Click here to sign up and get it delivered to your inbox every week "It is considered therefore, that the proposed development would be contrary to Policy ED-P-9, of the County Development Plan, 2024 2023 being of inappropriate layout and building design in the context of the existing landscape. "To permit the proposed scheme (as amended) at this prominent location could have such a negative effect on the visual amenity and local character of Creeslough as to negatively impact on the wider , long-term regeneration and renewal of the village. "The proposed development would, therefore, seriously injure the visual amenities of the area and the proper planning and sustainable development of the area." The proposed rebuild had allowed for the demolition of the existing building and the construction of a new structure that includes a shop, post office, deli, off-license, and fuel forecourt. A memorial garden and light-based sculpture with ten metal poles commemorating those who perished in the tragedy was also planned for the site. However, many of the families who lost loved ones in the tragedy said this was an insult to their memory considering they died in the metal and rubble of the blast. One of the family members who lost a loved one in the tragedy said "This is terrific news. When we got the news yesterday that there would not be an oral hearing we were so disappointed and feared the worst. "This is tremendous news. We simply do not want a new service station on the site in which our loved ones died." In a statement, relatives of those who died said: "The families affected by the Creeslough tragedy welcome the decision to quash the application for a new building on the site where this devastating event occurred. Phoenix Law made detailed submissions to the planning panel on behalf of the families, which were accepted by the panel, granting the appeal. "Proposing development on this site while a criminal investigation is still ongoing was deeply inappropriate. The families believe the ground should be treated with dignity and respect, given the scale of loss and trauma suffered. The initial decision to grant planning permission rubbed salt in the wounds of the families." Darragh Mackin of Phoenix Law said - 'Today's decision has restored faith in the rule of law, where victims are treated with dignity and respect. We continue to call for a full public inquiry into the circumstances surrounding the tragedy. The families remain committed to seeking truth, accountability and justice.'
