WEB1604/25

The proposed development will consist of: The demolition of the existing one to three storey buildings at Nos. 15-16 Baggot Street Lower (2,619 sqm); and the construction of a six-storey building over basement (703 sqm) with roof level plant room (65 sqm) (total gross floor area 5,550 sqm). The proposed development will accommodate a mixed-use development comprising: a 113 no. bedroom hotel with associated terraces on north and south elevations at fourth floor level and on all elevations at fifth floor level, reception and ancillary café/restaurant located at ground floor and lower ground floor level accessed from Baggotrath Place with secondary entrance from Baggot Street Lower (4,998 sqm); and retail unit at ground floor level accessed from Baggot Street Lower (457 sqm); with ancillary cycle parking at basement level, plant room, bin storage, water tank, signage, SuDs features including green and blue roof provision, substation and all ancillary site development and excavation works above and below ground.

Refused

Core Refusal Reason

The proposed development is refused due to its inappropriate scale and massing, which would result in an overbearing impact on the adjacent Protected Structure at No. 17 Baggot Street Lower, and would be injurious to the architectural character, legibility, and setting of the Georgian Core and surrounding Conservation Area.

Decision Maker's Conclusion

  • The proposed six-storey height and massing represent a significant deviation from the established height of the surrounding Georgian terrace, resulting in a visually obtrusive and overbearing impact on the adjoining Protected Structure.
  • While the demolition of existing structures may be justified from an embodied carbon perspective, the loss of the historic facades along Baggotrath Place and Fitzwilliam Lane fails to protect the architectural character and legibility of the Georgian Core.
  • The proposal fails to meet the performance criteria set out in the Dublin City Development Plan for enhanced building height, as the design is considered jarring and incongruous with the established symmetry and patterns of the streetscape.

Cited Policies (CDP)

Policy CA6Policy BHA2 (a), (d) and (e)Policy BHA9 (4) and (6)Policy BHA14Policy SC11Policy SC13Policy SC16Policy SC17Policy SC19Policy SC20Policy SC21Policy SC22Policy CCE28Appendix 3 (Height Strategy)Appendix 9 (Basement Development)Appendix 16 (Sunlight and Daylight)Section 15.14.1Section 15.15.2.2

Decision Document Summary

The proposal involves the demolition of existing 1-3 storey buildings at a prominent 0.09 ha corner site at 15-16 Baggot Street Lower to facilitate the construction of a 6-storey, 113-bedroom hotel with ancillary retail and cafe units. The site is situated at the interface of Z4 and Z8 zoning objectives within Dublin's Georgian Core. While the Inspector accepts the principle of hotel use and acknowledges the applicant's efforts to justify demolition via carbon assessment (Policy CA6), the core o...
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