3640/24
Planning permission for development at 74-75 Baggot Street Lower, Dublin 2, bounded by Baggot Street Lower to the east and Wilton Terrace (and beyond it, the Grand Canal) to the south. The proposed development seeks to amend a permission granted under Reg. Ref 4166/16 (ABP 29S.248884) as previously amended under Reg. Ref 3543/19 (ABP 29S.305602) and Reg. Ref. 4528/23 and includes an overall increase over the permitted gross floorspace of c.136 sq m (from c.6,943 sq m to C. 7,079 sq m) (the additional floorspace will be in office use). There will be no increase in parapet height or any alterations to the permitted external facades. The increase in floorspace arises from infilling of the atrium at first and second floor levels reaching an additional c. 136 sq m of office space.
Core Refusal Reason
The Planning Authority originally refused permission due to the reduction in atrium height and floor plate infilling, which they argued would reduce architectural quality and negatively impact the public realm; however, the Inspector recommends granting permission as the works are entirely internal, maintain a high standard of employee amenity, and improve building viability.
Decision Maker's Conclusion
- The internal nature of the proposed alterations ensures that there is no perceptible change to the building's external facade or negative impact on the character and appearance of the surrounding Conservation Area.
- While the atrium height is reduced from three storeys to two, the remaining 4-meter floor-to-ceiling height still provides a high-quality, welcoming entrance space and adequate internal amenity for future occupants.
- The additional 136sqm of floorspace represents a modest 2% increase that enhances the commercial viability and floorplate efficiency of the permitted office scheme without over-intensifying the site.
Cited Policies (CDP)
Decision Document Summary
This proposal seeks to amend previous planning grants (4166/16 and 3543/19) for a six-storey office building currently under construction at 74-75 Baggot Street Lower, Dublin 2. The key change involves infilling a triple-height atrium at the first and second-floor levels to provide an additional 136sqm of office floorspace. The site is located at a prominent junction overlooking the Grand Canal and is situated within a Conservation Area. Dublin City Council initially refused permission, citing a...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
Search for case on ABP