4148/23
PROTECTED STRUCTURE: Permission for development at a site of 0.22 ha generally bounded by Richmond Street South to the west, Richmond Street Villas to the north and east and by 18/19 Richmond Street South, Dublin 2 (now demolished) to the south. The site contains 11-12 Richmond Street South, D02, HX76, 13 Richmond Street South and 17 Richmond Street South (now demolished). The site is to the west of the Charlemont Square scheme. The application site contains a protected structure, 11-12 Richmond Street South (former Bernard Shaw Public House, RPS Ref. 7361). The development consists of the following: (i) Demolition of non-original extension to the protected structure and demolition of No. 13 Richmond Street South; (ii) The provision of a new mixed-use building of up to 8 no. storey with setback at 2nd, 4th and 6th Floor levels; (iii) Repair and refurbishment of protected structure (11-12 Richmond Street South) including removal of non-original features; (iv) provision of 9,347 sq.m. office space from basement to 7th floor level with lobby/informal meeting space at ground floor level; (v) provision of 3 no. cafe/retail/restaurant units (370 sq.m.) over ground and first floor level; (vi) provision of 362 sq.m. of arts/cultural space at basement level; (vii) provision of atrium terrace with external terrace at 2nd floor level; (viii) provision of 2 no. external terraces on the western elevation fronting Richmond Street South at 6th floor level; (ix) provision of 1 no. lightwell on the eastern elevation at ground and basement level and 1 no, lightwell on the southern elevation from basement to roof level; (x) the provision of 7 no. car parking spaces at ground floor level accessed from Gordon Place and 184 no. bicycle parking spaces including 4 no. cargo bike spaces at ground and basement level with associated shower and changing facilities; (xi) provision of 568 sq.m. of green roof at roof level; (xii) all ancillary and associated site development, demolition, works, site clearance, landscaping, public realm works, substation, infrastructural works, hoarding during construction and provision of plant; The overall development consists of 14,314 sq.m. gross floor area.
Core Refusal Reason
The proposed eight-storey development would physically overwhelm and subsume the on-site Protected Structure due to its scale, massing, and proximity, while the extensive internal demolitions would represent an unacceptable loss of historic fabric and cause serious injury to the building's architectural character and legibility.
Decision Maker's Conclusion
- The development is considered compliant with the Z10 zoning objective regarding land-use mix when assessed across the wider landholding rather than on an individual site basis, contradicting the Planning Authority's primary reason for refusal.
- The proposed scale and massing fail to provide adequate 'breathing space' for the Protected Structure, which would be diminished to the status of a 'retained facade' by being physically incorporated into the new office atrium.
- The proposed internal alterations, including the removal of floors to create a double-height void, constitute an excessive and injurious loss of original historic fabric that contravenes established conservation principles.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for an 8-storey office-led mixed-use development (14,314sqm) at the site of the former Bernard Shaw pub on Richmond Street South. The proposal involves surrounding the existing 19th-century Protected Structure with a new building and incorporating it into a glazed atrium. The site context is defined by the high-density Charlemont Square regeneration project to the east and south. While the Inspector disagreed with the Planning Authority on zoning and sunlight/day...PDF Document Missing
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