3617/21
PROTECTED STRUCTURE: For development at this site: 77-80 King Street North, Smithfield, Dublin 7, D07 TP22. The subject site encompasses an area of 0.0896 hectares. The development will consist of: The demolition of the existing modern extensions to no. 77, the total demolition of no. 78 and 79 North King Street and the retention and alteration of the protected structures at no. 77 and 80 King Street North to facilitate the construction of a 8.9m - 28m (above ground level) part-3 to part-9 storey 5,818 sq.m. hotel building comprising: (i) linen stores, a luggage store, toilets, and comms room at basement level; (ii) a lobby, reception area, bar/restaurant facilities (including the retention of the existing Cobblestone Public House), toilets, a bar store, housekeeping store, food preparation area, a bin store and switch room at ground floor level; (iii) kitchen, and cold storage area, ancillary offices, staff facilities including locker area, a break area and toilet and shower facilities, at first floor level; (iv) 114-bedrooms arranged over floors 2-9 with maintenance and a cleaners storage areas located at third and fourth floor level; (v) plant room located at fifth floor level; and (vi) lift overrun, plant room and green roofs at roof level. The development also includes the following works to no. 77 and 80 King Street North: No. 77 King Street North - New independent structure to be installed to rear and side of existing original house, existing staircase from ground to second floor to be removed, new opening to be formed in west elevation (former party wall), existing (non-original) openings in west elevation at first and second floor level to be blocked up and hotel bedrooms with En Suite bathrooms to be installed at first and second floor level in the Protected Structure. No 80 King Street North - Existing brick facades (main house and rear outbuilding) to be repaired and restored, stone parapet capping to front and rear of main house to be repaired and restored and new historically accurate timber sliding sash windows with slimline double-glazing to be installed to original window openings front and rear of main house. The development also includes SuDS drainage, piped and other services, and all ancillary site development works necessary to facilitate the development. The development to be applied for includes a number of buildings on the Dublin City Council Record of Protected Structures including the following: the Cobblestone Pub, no. 77 King Street North, Dublin 7 (ref: 4263) and no. 80 King Street North, Dublin 7 (ref: 4264).
Core Refusal Reason
The proposed nine-storey development was refused due to its excessive scale and height relative to protected structures, the loss of significant historic fabric, negative impacts on residential amenity, and the removal of a vital cultural space.
Decision Maker's Conclusion
- The nine-storey height and scale are overbearing and represent substantial over-development that would overwhelm the protected structures and cause an unacceptable loss of historic fabric and character.
- The design fails to respond to the existing urban grain and provides an abrupt transition in scale, resulting in a visually dominant and incongruous addition to the Smithfield streetscape.
- The proposal would cause serious injury to the amenities of neighboring residents through loss of light and would negatively impact the cultural character of the area by removing a significant traditional music venue.
Cited Policies (CDP)
Decision Document Summary
The proposal sought to develop a nine-storey over basement building at 77-80 King Street North, Smithfield, a site containing protected structures and located within a conservation area. Dublin City Council refused permission because the development's excessive scale and height would overwhelm the historic buildings and streetscape, while the demolition of historic elements would cause irreparable harm to the site's heritage. Additionally, the project was deemed to negatively impact the daylight...PDF Document Missing
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