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Inspector's Report An Bord Pleanála Inspector’s Report CASE REF: 29S.PA0012 Development: Redevelopment of Tara Street Station comprising a new and enlarged concourse and a commercial air rights development over. Tara Street Station, Tara Street, Dublin 2. Planning application: Planning Authority: Dublin City Council. Applicant: Iarnrod Eireann Type of Application: Application to Board under Section 37A of the Planning and Development 2000 as amended by the Planning and Development (Strategic Infrastructure) Act, 2006. Submissions from Prescribed Bodies • Department of Environment, Heritage and Local Government. • Dublin Docklands Development Authority. • Rail Procurement Agency. • Railway Safety Commission. • Dublin Transportation Office. • Department of Communications, Energy and Natural Resources. Submission from Obervers • Mr. John Kennedy, Kennedy’s Taverns Ltd. • Mr. Colm Moore, Dublin Cycling Campaign (Oral Hearing only). • Mr. Damien Cassidy, National Conservation and Heritage Group Date of Site Inspection : 28th May 2009, 04th September 2009 and 11 th September ‘09. Inspector: Karla Mc Bride. PL 29S .PA0012 An Bord Pleanála Page 1 of 38 1.0 BACKGROUND 1.1 Pre-Planning Consultation with An Bord Pleanala As provided for under section 37B of the Planning and Development Act 2000, (as amended by the Planning and Development (Strategic Infrastructure) Act 2006), the applicant, Iarnrod Eireann, entered into discussions with An Bord Pleanala in relation to the proposed development (Case Ref. PC0047). Two meetings were held between An Bord Pleanala and Iarnrod Eireann on 27 th March 2008, and 25 th June 2008. The Board informed the applicant of its decision that the proposed redevelopment of Tara Street Station, Tara Street, Dublin 2 would be strategic infrastructure within the meaning of section 37A(2) (a) and (b) of the Act. The current application to An Bord Pleanala is made on foot of that decision. Oral Hearing An oral hearing was held in respect of this application on Tuesday 28 th July and Wednesday 29 th July and a summary of the proceedings is attached. 2.0 SITE AND DEVELOPMENT DETAILS 2.1 The site. The site is located in the Georges Quay area of Dublin City Centre, to the south of the River Liffey, to the east of O’Connell Bridge and to the south east of Butt Bridge. The site is bounded by Tara Street, Georges Quay, Luke Street, Poolbeg Street and the existing loop railway line. Liberty Hall, the Custom House and the IFSC are located on the opposite side of the River Liffey while the pyramidal Pricewaterhouse Copper and Ulster bank buildings are located to the east of the site. Kennedy’s public house, which is a protected structure, is located to the northwest of the site on the corner of Tara Street and Georges Quay. Photographs and maps in Appendix 1 serve to describe the site and location in some detail. 2.2 Proposed Development. A 10-year planning permission is being sought to redevelop Tara Street Station: • Demolish a number of existing structures: o Nos. 2, 4, 6, & 8-16 Tara Street. o Station ticket office and ancillary accommodation. o The Sub Lounge (formerly O’Reillys) under the existing arches. • Construct a new 20,990sq.m. 15-storey development comprising: o A glazed triple height concourse /office entrance from Tara Street with granite flank wall to west of Kennedy’s public house (Protected Structure). PL 29S .PA0012 An Bord Pleanála Page 2 of 38 o Increased station concourse (1,800sq.m.) with access from Tara Street and Georges Quay. o New station ancillary accommodation. o 342sq.m of retail floorspace for commuters. o Escalator, lift and stair access to platform level. o 14,990sq.m. of offices on 10 levels over the station concourse and northbound platform with an entrance from the corner of Tara Street and Poolbeg Street (16,355sq.m. inclusive of office and plant areas). o Mechanical plant on 13 th and 14 th floors (1,365sq.m.) o 10 disabled car parking and 150 cycle spaces for office users at basement level. o Basement level accessed by car lift off Poolbeg Street. o Glazed roof over platforms between Georges Quay and Poolbeg Street. 2.3 Environmental Impact Statement The EIS submitted with the planning application was prepared in accordance with Part X of the Planning and Development Regulations. The impact of the proposed development was assessed under all the relevant headings with respect to human beings, flora and fauna, landscape and visibility, cultural heritage, soils, water, services, transportation, noise, air quality, waste management, interactions and alternatives. The content and scope of the EIS is considered to be adequate and in compliance with Planning Regulations. No likely significant adverse impacts were identified and mitigation measures were proposed where moderate impacts were identified. 2.4 Need for development The applicant submits that the proposed development is needed to improve facilities for passengers using Tara Street Station. The station is a central station along the DART line which runs from Malahide in North Dublin to Greystones in Co. Wicklow as well as serving suburban rail. They state that this station is one of the busiest in the network, it is the closest station to the City Centre and it also serves the Docklands area which includes the IFSC on the opposite side of the River Liffey. Iarnrod Eireann identified several objectives for the redevelopment of the station: • To double passenger capacity of Tara Street DART by improving all station operating facilities and amenities. • To greatly improve pedestrian spaces associated with the station at all levels, establishing views between the platforms and the street. • To create a distinctive landmark building which will identify the new station and add to the modern cityscape of Dublin. • To facilitate greater interchange of transport (bus/rail). PL 29S .PA0012 An Bord Pleanála Page 3 of 38 3.0 PLANNING HISTORY Reg. Reg. 0158/00 – PP sought for a new station concourse with a mixed use air rights development, AI request not complied with. Reg. Ref.0948/01 – PP granted for a new station concourse with a 10-storey office development with restaurant over station concourse, decision upheld following a Third Party appeal under PL 29S 128164. Reg. Ref. 2813/01 – PP granted for a new station entrance off Townsend Street. 4.0 NATIONAL AND REGIONAL PLANNING POLICY Extracts of the relevant policy documents are contained in Appendix 2 to this report. 4.1 National Development Plan The National Development Plan involves a major economic investment by the Government to invest in the infrastructure of the State in a coherent manner in line with other policy initiatives and transport infrastructure is a key element. The Plan acknowledges the economic importance of the Greater Dublin Area and envisages further development in this area “in a more compact and sustainable manner” by promoting “higher density development around a strengthened public transport grid.” It is a key objective of the Plan to radically upgrade public transport systems particularly in the Greater Dublin Area by providing increased investment in public transport expenditure which will in turn facilitate increased use of public transport. 4.2 National Spatial Strategy 2002-2020 The NSS sets out a national planning framework to co-ordinate future development and planning throughout the country in a sustainable manner and to consolidate the physical growth of Dublin while recognising its national and international importance. 4.3 Regional Planning Guidelines for the Greater Dublin Area. The Guidelines, which provide a long term planning framework for the development of the Greater Dublin Area, seek to consolidate development, increase overall densities and facilitate the provision of improved public transport. 4.4 Dublin Transport Office – A Platform for Change 2000-2016 This strategy comprises two main elements. The first element seeks to reduce the growth in travel while maintaining economic progress which would be largely achieved by a shift from private to public transport plus greater numbers either walking or cycling. The second element involves infrastructure and service improvements including the development of Metro North, the DART Underground (Interconnector) and better public transport facilities together with better use of M50 and national routes. The strategy identifies Tara Street Station as a suitable site for an interchange between DART/suburban rail and the proposed METRO. PL 29S .PA0012 An Bord Pleanála Page 4 of 38 4.5 Transport 21 Transport 21 is a capital investment framework under the National Development Plan through which the transport system in Ireland will be developed between 2006 and 2015. This framework will address the twin challenges of past investment backlogs and continuing growth in transport demand. The projects and programmes that make up Transport 21 will aim to: • Increase accessibility. • Ensure sustainability. • Expand capacity. • Increase use. • Enhance quality. Transport 21 is made up of two investment programmes – a national programme and a programme for the Greater Dublin area. The main objectives of the GDA programme are which are of relevant to the proposed development are set out below: • To develop Metro North and Metro West. • To construct the Suburban Rail Interconnector providing a tunnelled link between Heuston Station and the Docklands, via St. Stephen’s Green and linking with the Northern line. • To extend the LUAS network to the Docklands, Citywest, Bray and construct a new line from St Stephen's Green to Liffey Junction
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