3012/23
The site is bounded by St. Stephen's Green West to the east, King Street South to the north, Glovers Alley to the south (in part) and Mercer Street Lower to the west on a site area of 1,452 ha. The proposal is for the rejuvenation of the Stephen's Green Shopping Centre, involving the internal reconfiguration and partial redevelopment of the centre, while maintaining a number of existing retail units and elements of the existing building structure. The proposal will result in a building of up to 8 no. storeys over basement of retail, cafe/restaurant/bar and office uses (excluding mezzanines in retail/cafe/ restaurant/bar units at ground floor and basement and car park level). The proposal includes the construction of three storeys of offices over the existing car parking structure (with the omission of the existing uppermost car park level). The proposal includes retail and office uses at first floor and the provision of office use at proposed 2nd to 7th floor levels. There is a general increase in height across the development over the existing shopping centre and multi-storey car park, which varies across the site. The maximum height increase over the existing multi-storey car park (which includes plant screen parapets and when measured from the low point on King Street South) is 11.18 metres (existing 30.59m to a proposed 41.77m). The maximum height increase over the existing shopping centre (excluding the multi storey car park) (which includes plant screen parapets/glazed atrium roof and when measured from the low point on King Street South) is 13.27 metres (existing 25.5m to a proposed 38.77m). A total gross floor area of 87,932 sq.m. is proposed, which includes a net reduction of retail floor area to 19,049 sq.m. a net reduction of the existing cafe/restaurant uses to 1,740 sq.m. and a net reduction of bar (public house) uses to 789 sq.m. 35,043 sq.m. of offices and ancillary spaces (including existing floor area where retained) are proposed. The overall net increase in GFA over the existing development is 21,419 sq.m. The proposal will include a reconfigured internal mall opening onto St. Stephen's Green providing access to new and existing retail and cafe/restaurant units at ground and first floor. Retail, cafe/restaurant and bar (public house) units and office entrances area provided on the King Street South frontage and on the St. Stephens' Green West frontage. The proposed development will include 551 no. car parking spaces and 512 no. bicycle-parking spaces. This represents a reduction in 138 no. car parking spaces from the number of spaces at present. The proposed development includes all associated works including demolition of existing structures, utilities connections, roof level plant and telecommunications infrastructure, temporary construction works and site hoarding and public realm works.
Core Planning Reasoning
The proposed design for the primary elevations addressing St. Stephen's Green and Grafton Street lacks architectural originality and fails to justify the loss of the existing iconic 20th-century facade and dome, which is considered a cultural landmark and a unique artistic expression.
Decision Maker's Conclusion
- The principle of intensified mixed-use development, including the introduction of significant office and cultural spaces, is acceptable and compatible with the Z5 zoning and the site's central location.
- The proposed design interventions for the South King Street and Mercer Street frontages are deemed successful, providing much-needed active frontages and a positive modern contrast to the surrounding heritage structures.
- The replacement of the 'unique' 1980s facade at the northeast corner with a generic glass-skin design is not of sufficient architectural quality to justify the demolition of a recognized local landmark, thus conflicting with heritage and design policies.
Cited Policies (CDP)
Decision Document Summary
The application (ABP-318865-24) seeks permission for the 'rejuvenation' of St. Stephen's Green Shopping Centre, involving internal reconfiguration and vertical expansion up to 8 storeys to provide retail, office, and cultural uses (including a cinema and gallery). The applicant argued for the proposal on the grounds of functional obsolescence of the current mall and significant carbon savings achieved by retaining 80% of the existing structural frame. While the Inspector acknowledged the benefit...PDF Document Missing
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