5398/22
PROTECTED STRUCTURE:. The proposed development will consist of the demolition of an existing two-storey over basement extension to the rear (north) of the Harbourmaster Pub (a Protected Structure) and the construction of 1 no. New hotel building which is 11 storeys in height (part 6, 7, 8, 9 and 10 storey building with a plant room at roof/10th floor level). The building will comprise 96 no. hotel bedrooms; with balconies/terraces to hotel bedrooms along the south elevation (located at 6 th -,7 th , 8 th and 9 th -floors) and 1 no. Communal terrace associated with the 10th-floor bar on the south, north and east elevations; ground floor reception area, cycle store,luggage, bar and restaurant and 1 no. ESB sub-station switch room; 1 st to 9 th floor - 96 no. hotel bedrooms; 10 th floor hotel bar; basement level supporting facilities including toilets, hotel kitchen, laundry, waste store, general store, comms room, staff changing and shower facilities, 1 no. water tank room; landscaping; public lighting; boundary treatment; and all associated site development and engineering works necessary to facilitate the proposed development. Access will be provided via the road to the west of the site boundary and George's Dock Road. The building will be connected to the Harbourmaster Pub (a Protected Structure) via a new 1.5-storey glazed link sitting below the eaves level of the Protected Structure.
Core Refusal Reason
The proposed development represents excessive over-development and out-of-scale massing that would adversely impact the architectural character and setting of a Protected Structure and a Conservation Area.
Decision Maker's Conclusion
- The development is over-bearing and excessive in scale relative to its immediate architectural context, leading to significant over-development of a sensitive site.
- The proposal would cause serious injury to the amenity, legibility, and special architectural character of the Harbourmaster Pub (a Protected Structure) and the George's Dock Conservation Area.
- The height and massing of the project contravene specific guidelines for higher buildings in areas of historic sensitivity and would set an undesirable precedent for future development.
Cited Policies (CDP)
Decision Document Summary
The proposal involved the demolition of structures and new development to the rear of the Harbourmaster Pub, a Protected Structure located in the IFSC, Dublin 1. Situated in a sensitive location bounded by George's Dock and a Conservation Area, the project was refused by the local authority. The decision was based on the conclusion that the development's excessive scale, height, and massing would negatively impact the historic docklands' industrial heritage and contravene multiple policies of th...PDF Document Missing
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