An Bord Pleanála has given the go-ahead for contentious plans for a 'build to rent' apartment scheme for Dublin’s Heuston South Quarter (HSQ) that includes an 18 storey high block.
Last year, HPREF HSQ Investments Ltd lodged Strategic Housing Development (SHD) plans for the five block 399 unit apartment scheme and the ‘fast track’ plans sparked opposition from the State’s property arm, the Office of Public Works (OPW), the Heritage Council, An Taisce along with local residents.
The agencies objected over their concerns the ‘build to rent’ scheme will have on one of Ireland’s most important built heritage sites, Royal Hospital Kilmainham (RHK) and its gardens.
The OPW stated that the scheme will have "an unacceptable impact" on the RHK.
Now as part of its decision, An Bord Pleanála has ordered that two storeys be removed from two five storey blocks.
The appeals board has also ordered the removal of a large arch between Blocks A and C and the board has stated that the omissions of the two storeys and the arch are to protect the architectural heritage of RHK and in the interests of the protection of visual and residential amenities.
Both the board inspector in the case, Lorraine Dockery and Dublin City Council planners recommended that the top five storeys of the 18 storey tower be also omitted.
Ms Dockery stated that the lack of clarity regarding development on a site to the north of the site "renders the provision of an 18 storey building at this location inappropriate and premature at this time".
Ms Dockery stated that subject to the revisions recommended, that once completed and occupied, the overall proposal "will represent a comprehensive transformation of these lands to a high density, urban development, a continuum to the existing HSQ quarter".
However, the board’s permission includes the 18 storey 154 unit apartment block.
The board stated that it was satisfied that the 18 storey height is "acceptable in terms of design and visual appearance" and didn’t accept that the lack of clarity over nearby proposals "would constitute an acceptable reason to reduce the height or omit the proposed 18 storey building at this time".
The board stated that the 18 storey block is located in an area zoned appropriately for the height and density proposed and in compliance with local, regional and national policy.
In its objection, the OPW stated that the RHK is Dublin's earliest large-scale classical building dating from the 17th century and makes a significant contribution to the architectural heritage of the city.
The OPW stated that the build to rent proposal, due to its sheer mass and height, "will significantly intrude on the visitor experience at this important destination, which is frequented by both international and domestic visitors".
In a submission, chief executive of the Heritage Council, Virginia Teehan has stated that "high-rise, costly, small-scale build-to-rent apartments are not necessarily the appropriate answer to Dublin or Ireland’s housing needs and it is inappropriate for them to co-opt and overpower the siting and amenity of an internationally-renowned historic garden".
Dublin City Planning Officer with An Taisce, Kevin Duff stated that RHK and its lands are "a cultural landscape of immense importance" and An Taisce was strongly objecting to the scheme.
