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Report Template Normal Planning Appeal Inspector’s Report ABP 302980-18 Development Demolition of office building and construction of a 22 storey office and hotel building. Location Tara House, 2-16 Tara Street Dublin 2. Planning Authority Dublin City Council. Planning Authority Reg. Ref. 3794/18. Applicant(s) Tanat Ltd. Type of Application Permission. Planning Authority Decision To Refuse Permission. Type of Appeal First &Third Party. Appellant(s) Tanat Ltd. An Taisce. Observer(s) Kennedy Taverns Ltd. Ciaran Kennedy. Alstead Securities Ltd Date of Site Inspection 28th January, 2019. Inspector Breda Gannon ABP 302980-18 Inspector’s Report Page 1 of 83 Contents 1.0 Site Location and Description .............................................................................. 3 2.0 Proposed Development ....................................................................................... 3 3.0 Planning Authority Decision ................................................................................. 5 3.1. Decision ........................................................................................................ 5 3.2. Planning Authority Reports ........................................................................... 5 3.3. Prescribed Bodies ......................................................................................... 7 3.4. Third Party Observations .............................................................................. 8 4.0 Planning History ................................................................................................. 10 5.0 Policy Context .................................................................................................... 12 6.0 The Appeal ........................................................................................................ 17 7.0 Assessment ....................................................................................................... 42 7.1. Introduction ................................................................................................. 42 7.2. Principle of the development ....................................................................... 43 7.3. Design, height, scale and mass of the building ........................................... 45 7.4. Visual Impact ............................................................................................... 47 7.5. Impact on Protected Structure ..................................................................... 52 7.6. Roads & Traffic ........................................................................................... 54 7.7. Other matters .............................................................................................. 56 8.0 Environmental Impact Assessment .................................................................... 57 9.0 Appropriate Assessment .................................................................................... 76 10.0 Conclusion .................................................................................................. 82 11.0 Recommendation ........................................................................................ 82 12.0 Reasons and Considerations ...................................................................... 83 ABP 302980-18 Inspector’s Report Page 2 of 83 1.0 Site Location and Description 1.1. The site is located between the city centre to the west and the docklands to the east and to the south of the River Liffey in Dublin 2. It comprises an urban land block (c 0.2 ha) that is bounded to the north by George’s Quay, to the east by Tara Street and to the south by Poolbeg Street. The site lies immediately adjacent to Tara Street station and includes part of the station concourse. 1.2. The site accommodates Tara House, a former office block that is now vacant. The building has a low single-storey frontage onto Tara Street/Poolbeg Street rising to three-storeys. The building would be demolished as part of the proposal. The central portion of the site is an empty yard which is accessed off Poolbeg Street 1.3. The site includes the lands immediately east and west of Kennedy’s public house, (trading as the ‘workshop’). The four-storey building and Protected Structure which fronts onto George’s Quay is not part of the application site. It stands as an isolated structure with its gable walls exposed on both sides. 1.4. The wider area is one which is evolving and regenerating with new uses and taller buildings occurring alongside more traditional buildings. To the east lies the George’s Quay Plaza and the Ulster Bank Group Centre, with Ashford House and the Irish Times Building to the south. The Loop Line Bridge with its elevated rail line spans the River Liffey and dominates the streetscape in the immediate vicinity of the site. At a further remove, the 17-storey Liberty Hall building occupies an imposing landmark position on the opposite side of the Liffey to the northwest, with the eighteenth century Custom House addressing the waterfront to the north. 2.0 Proposed Development The development comprises the following; • the demolition of the existing Tara House building and associated buildings at 2-16 Tara Street Dublin, • the construction of a 22 storey (88m) landmark office and hotel development with a rooftop restaurant over two levels of basement accommodation with an overall gross floor area of 16,557 sq.m. The new building would accommodate hotel accommodation in a podium element extending from the ABP 302980-18 Inspector’s Report Page 3 of 83 1st to 4th floor. Office accommodation would be provided in the higher element from the 5th to 20th floor. A rooftop restaurant is proposed at 21st floor level. At ground floor level, the hotel restaurant, entrance foyer and office entrance foyer are accommodated, • the development also proposes 2 no. triple height structures to either side of the adjoining Kennedy’s Public House, with no physical works to the protected structure. The additional flanking structures accommodate café/restaurant/retail floorspace of c.74sq.m. • the upgrade to the hard and soft landscaping of the existing public concourse to Tara Street station entered from George’s Quay as well as the replacement of the existing ticket booths with new ticket machines within the existing station concourse area, • the provision of a new public thoroughfare linking the existing station through to Tara Street, significant upgrade of the public realm including public footpaths on George’s Quay, Tara Street and Poolbeg Street. Surface bike parking is proposed along the new widened public footpath to Tara Street. • the basement level would provide 16 no. car parking spaces, 151 no. bicycle spaces, showers/lockers, plant and storage area. Vehicular access to the basement will be via a car lift from Poolbeg Street. An ESB substation and switch room would be provided onto Poolbeg Street. • outdoor terrace of c.225sq.m. to be provided at 5th floor (6 storey) of the podium element of the building. A roof terrace is also proposed on the southern elevation of the 18th floor (19th storey) and on the western elevation of the 21st floor (22nd storey) to serve the restaurant. The application is supported by a range of documents which includes a letter of consent from CIE and Dublin City Council’s Environment & Transportation Department raising no objection to the inclusion of land within their control for the purpose of the application. The application is also supported by an EIAR. ABP 302980-18 Inspector’s Report Page 4 of 83 3.0 Planning Authority Decision 3.1. Decision The planning authority decided to Refuse permission for the development for the following reason; Having regard to the prominent and sensitive location of the subject site, by reason of its important location within the historic City core fronting onto the River Liffey, its proximity to the Custom House and having regard to Policy SC7 and SC17 of the Dublin City Development Plan 2016-2022, which seeks to protect and enhance the skyline of the inner city and to ensure that all proposals for mid-rise and taller buildings make a positive contribution to the urban character of the inner city, the proposed tower will have a significant detrimental impact due to its scale and bulk on the setting and character of the Custom House, the River Liffey Conservation Area, and the O’Connell Street and Environs Architectural Conservation Area. Furthermore, the proposal would, by reason of visual intrusion, have a significant and detrimental impact on a number of important views and vistas in the city including College Green and the Trinity College Campus, as well as Lord Edward Street, the Five Lamps, Granby Row, Frederick St North, Parnell St North, Henrietta St, Kildare St and Harcourt Street. The proposed development would, therefore, seriously injure the urban character and visual amenities of the historic city core and would be contrary to the proper planning and sustainable development of the area. 3.2. Planning Authority Reports 3.2.1. Planning Reports The Planning Officer’s report of 18/10/18 notes the highly sensitive location of the proposal within the historic City core, fronting onto the River Liffey, its proximity to the Custom house and its strategic importance as a major public transport node in the City centre. Whilst it is considered that there are many positive aspects associated with the proposed development including enhancement of the public realm, economic benefits arising from the regeneration of a brownfield site, the increase in permeability with the creation
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