2587/21
The development will consist of: (i) Demolition of Nos. 73-74 Francis Street and demolition of No. 72 Francis Street with the exception of this building's original front (western) facade; (ii) The refurbishment of the front (western) facade of No. 72, the construction of a replacement facade to the front of No.74 to match the height of No. 72 and the construction of a replacement facade to the front of No.73 (from first to third floor level) to match the height of Nos. 72 and 74; (iii) The redevelopment of Nos. 72-74 from basement to third floor level (No. 74 will be of similar height to Nos. 72-73 whilst containing three levels over basement only); (iv) The amalgamation of the redeveloped Nos. 72-74 and the construction of a three storey contemporary extension above; (v) all ancillary works necessary to facilitate the proposed development. The works will allow for the provision of a seven storey over basement level mixed-use building comprising (a) 24 no. apartments (6 no. studio, 6 no. one bedroom, 9 no. two-bedroom and 3 no. three bedroom) each served by private amenity space and provided with access to a first floor level communal garden and cycle parking at ground and basement floor level; (b) 505sq. m of commercial space, in the form of a cafe (156sq.m), 3 no. retail units (184sq.m) co-working space (73sq.m) and a multi-purpose space for education exercise and community uses (92sq.m), served by cycle parking at ground floor level; (c) basement level storage/plant room.
Core Refusal Reason
Refusal is based on the inappropriate demolition of significant early 18th-century buildings (Nos. 73 and 74 Francis Street) and the overdevelopment of the site through excessive scale, massing, plot ratio, and site coverage, which would negatively impact the character and setting of the Thomas Street and Environs Architectural Conservation Area.
Decision Maker's Conclusion
- The demolition of Nos. 73 and 74 Francis Street is unjustified as these are significant early 18th-century structures of regional importance that make a positive contribution to the historic character and understanding of Dublin's urban development.
- The proposed development constitutes a significant overdevelopment of a constrained site, with a plot ratio of 4.51 and 100% site coverage representing a substantial infringement of the standards set out in the Dublin City Development Plan.
- The scale, height, and massing of the seven-storey 'Tower' element would be visually obtrusive and would cause serious injury to the setting and amenity of the designated Architectural Conservation Area and the nearby Protected Structures.
Cited Policies (CDP)
Decision Document Summary
The applicant, Richard Smyth, appealed the decision of Dublin City Council to refuse permission for a seven-storey over basement mixed-use building at 72-74 Francis Street, Dublin 8. The proposal involves the demolition of Nos. 73 and 74 and the partial demolition of No. 72 (retaining only the facade) to provide 24 apartments and 505 sq.m. of commercial space. The site is located within the Thomas Street and Environs Architectural Conservation Area (ACA) and features buildings recorded on the NI...PDF Document Missing
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