4939/22
The development will consist of the internal demolition and refurbishment of the existing hotel from ground floor to fourth floor level and extension by 2no. floors to provide an overall 7-storey hotel development of c. 29.2m in height consisting of 162 bedrooms (c. 5,224sqm GFA) over existing ground floor commercial development. The development will include amendments to the front elevation including new shop front (excluding the shopfront at No.95), removal of existing balcony railings and new signage. Internally the development will include front of house, bike store and bin storage area, and associated back of house facilities including, linen store, staff rooms, changing areas and associated uses. The development will include an ESB Switch Room of 19.1sqm and LV Room of 14.0sqm at ground floor level and 323.6sqm of plant at 7th floor level. A Green roof of 239.4sqm is provided at roof top level and the development includes all associated site development and site excavation works above and below ground
Core Refusal Reason
The proposed development was refused primarily due to its excessive height, bulk, and incongruous design which would result in an overbearing and visually discordant addition to the historic low-rise Georgian streetscape of Talbot Street and Marlborough Place, detrimental to the setting of nearby Protected Structures and Architectural Conservation Areas.
Decision Maker's Conclusion
- The proposed seven-storey height fails to respect the prevailing three-to-four storey character of the historic streetscape, creating an abrupt and unsympathetic transition in building height and mass.
- The standard of accommodation is considered substandard for the intended occupiers, specifically regarding the lack of in-house resident facilities and the poor amenity levels (light, privacy, and ventilation) for bedrooms facing the restricted internal atriums.
- The development constitutes an excessive scale of development for the site that would negatively impact the character of the O'Connell Street Architectural Conservation Area and potentially prejudice the future redevelopment of adjoining properties.
Cited Policies (CDP)
Decision Document Summary
This report concerns a first-party appeal against the refusal of planning permission for the intensification of the 'Dublin Central Inn' at 95-98 Talbot Street, Dublin 1. The proposal involves internal demolition and a two-storey vertical extension to create a 7-storey hotel (29.2m high) with 162 bedrooms. The site is located in a highly sensitive historic context within the 'Georgian Core' and opposite the Protected Structure of Talbot House. While the Inspector acknowledged the principle of ho...PDF Document Missing
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