PLANS TO provide a large mixed-use development, including a 26-storey building, on the site of the former Royal Liver Retail Park on the Naas Road in Dublin 12 have been turned down by An Bord Pleanála.
The board held that, by virtue of its height and scale, the 26-storey block would be out of character with the area and would be contrary to proper planning and sustainable development.
The Fitzwilliam Partnership, which paid in the region of €60 million for the park over four years ago, had sought permission for a mixed-use development of 93,151sq m (1.003 million sq ft) in six blocks of five to 11 storeys with the feature block climbing to 26 storeys.
The scheme was also to have two basement levels that would accommodate 673 car-parking spaces.
The development was to have included a 191-bedroom hotel; a 75-unit apart-hotel; 248 apartments; medical centre; banking hall; 23,615sq m (254,189sq ft) of offices; three live-work units; a public library; 35 retail units extending to 15,822sq m (170,306sq ft); five restaurants and childcare facilities.
Dublin City Council also refused permission for the 26-storey tower block but granted permission for an amended development plan on the remainder of the site.
Though recommending that the planning permission be refused, Juliet Ryan, an inspector with An Bord Pleanála, acknowledged that there was “much merit” in the proposal.
She said the scheme had the potential to create a vibrant new development that could make a significant contribution to the built environment in this location.
However, given the Z6 zoning of the site and the lack of supporting policy in respect of the proposed nature and extent of retailing, residential and office use proposed, and the lack of supporting policy for a landmark tall building, she was not satisfied that the development was supported by statutory or strategic policy, or that it would not have an unacceptable adverse impact on nearby town/retail centres.
The board ruled the mixed-use proposed was contrary to the planning objective for the site of generating employment. It also said it amounted to over-development of the site and concluded that, given the scale of the proposed development adjacent to the junction of the Kylemore Road and the Naas Road, the scheme would “tend to create serious traffic congestion”.