St Stephen’s Green Shopping Centre Plan Rejected

Planning Commission Rejects Major Redevelopment of‍ Dublin shopping Center Citing Lack of Architectural Merit

Dublin,ireland – The An Coimisiún Pleanála,Ireland’s national planning appeals board,has overturned a decision by ⁣Dublin City Council to grant permission for ⁤a significant redevelopment of ⁢a key city centre shopping centre. The proposed scheme, put forward by owners DTDL Ltd, was ultimately refused on grounds of lacking a “strong sense of original ⁣aesthetic” and failing to achieve a “sufficiently high standard of placemaking, urban design and architecture.”

The decision by the ‍Planning Commission directly contradicts the initial approval granted by Dublin City Council in December 2023. The Commission’s ruling cited several policies within the Dublin City Growth Plan 2022-28, specifically those pertaining to high-quality architecture, architectural design, and the development of brownfield and regeneration sites. These policies aim to foster “innovative, high quality urban design and architectural detail” that⁣ positively contributes to the city’s built and natural surroundings, incorporating “exemplar ⁣standards of high-quality, sustainable and inclusive urban design and architecture befitting the⁢ city’s environment and heritage.”

The Commission concluded that the proposed development would‍ be “contrary to the proper planning and sustainable development ‍of the area.” The ⁤largest element of the rejected scheme was to comprise 35,043 square metres ⁤of offices and ancillary spaces. while the applicants had increased the retail and⁢ food and beverage components in response to earlier concerns from the Council, this was not enough to sway the appeals board.

The ⁣An Coimisiún Pleanála’s decision upheld a suggestion from its own inspector. However, the board did express a differing ‍view on the inspector’s ‍assessment of the existing shopping centre, stating they did not share the opinion that it ‍represented an “exemplar twentieth century building.”

Despite the refusal, the Planning Commission indicated that replacing the existing facade, including its trellis detailing and dome, would not necessarily contravene the city’s development plan. This would be contingent, however, on the submission of an “appropriately high quality ‘design solution for this key city centre location’.” This suggests a potential pathway for a future, revised application.

The original planning permission had faced significant opposition, with appeals lodged by An Taisce, shopping centre trader Emmett Rogers, and activist Frank mcdonald. An Taisce, in their appeal jointly signed by Dublin City Planning Officer Kevin Duff and Heritage Officer‍ Ian Lumley, argued that the predominantly office-focused development “lacks architectural sensitivity towards St Stephen’s Green⁣ and results in ⁤the loss of an impressive naturally lit space.”

Emmett Rogers, who has operated the Tribe outlet at the shopping centre since 1992, voiced concerns that the redevelopment would lead to “Dublin losing another bit of its unique identity to developers.” Similarly, Frank McDonald deemed the proposal “simply not good enough and does ⁣not qualify as a building of ‘exceptional design and outstanding architectural quality’.”

The redevelopment plan was initially submitted in January 2023. BKD⁤ architects, in their design statement, highlighted the centre’s difficulties as its opening in 1988, citing issues with attracting sustainable retailers due to small unit sizes, poor trading on⁢ upper levels, and short-term leases. Planning consultants John Spain & Associates had argued ⁣to Dublin ⁢City council that the existing building had “become outdated” and that the proposal aimed to create ⁣a high-quality shopping centre and office facility in a prime location.