Plaza developer loses 1st round of Planning battle

An order has just been signed making a decision to refuse permission for the Plaza Hotel application... [by The KPL Partnership, Belgard Road for a Proposed Development:

(a) The construction of an additional two recessed floors above the existing recessed fifth floor of Plaza Hotel Complex increasing the height from 6 to 8 storeys above ground level with roof-top plant rooms and roof gardens over providing 18 no. residential units on sixth floor and 16 no. residential units on seventh floor with roof gardens;

(b) the construction of an 8 storey extension to the north/west (over existing surface car park) providing an additional 1,578sq.m. of retail floor space at ground floor; an additional 375sq.m. of offices at first floor; an additional 1,555sq.m. of offices at second floor; an additional 1 no. hotel bedroom and 18 no. suites and 3 no. apartments at third floor level; an additional 1,282sq.m. and change of use of office space at fourth floor to provide an additional 76 no. hotel bedrooms and 18 no. suites and 3 no. apartments; an additional 937sq.m. and change of use offices at fifth floor to 13 no. apartments and 18 no. apartments over existing hotel floor area; 13 no. apartments and (18 no. apartments over existing hotel floor area) at sixth floor; 13 no. apartments and (16 no. apartments over existing hotel floor area) at seventh floor;

(c) change of use of 1,136sq.m. of existing offices on first floor to 702sq.m. spa and leisure centre for the hotel and 434sq.m. creche; and use of existing 155sq.m. atrium as creche play area;

(d) the creation of a new ramp to the basement car park and re-configuration of the existing basement carpark(s);

(e) the re-location of the vehicular access to the north/west boundary to the north/east boundary (Belgard Road) restricting the use to a 'left turn out only';

(f) landscaping works to existing footpaths and resident's roof gardens including re-configuration of surface car parking;

(g) all site development works above and below ground required to facilitate the proposed development. The proposed development will reduce the existing office floor area by 2,713sq.m.; increase the retail area by 1,578sq.m. and the hotel floor area by 5,013sq.m.; provide an additional 77 no. hotel bedrooms and 36 no. 1 bedroom hotel suites, and 97 no. apartments including social/affordable accommodation comprising 5 no. 1-bedroom units, 6 no. bedroom + study units, 54 no. 2 bedroom units, 6 no. 2 bedroom + study units and 26 no. 3-bedroom units. Overall the floor area is increased by 14,246sq.m.]

...for the following reasons:

1. The proposed development would materially contravene the Tallaght Town Centre Local Area Plan by reason of the proposed building height, plot ratio, provision of open space and provision of residential accommodation above the 5th floor (6 storeys). The development would therefore contravene the zoning objective for the area 'to protect, improve and provide for the future development of the County Town of Tallaght' and would be contrary to proper planning and sustainable development of the area.
2. The proposed development by reason of its building height, plot ratio, and provision of open space would result in over-development of the site and would set an undesirable precedent for other similar developments which would in themselves and cumulatively be harmful to the residential amenity of the area and would be contrary to proper planning and sustainable development of the area.
3. The generation of traffic movements created as a result of the proposed egress onto the Belgard Road would endanger public safety by reason of a traffic hazard and would reduce the traffic capacity of this section of the Belgard Road thereby creating traffic congestion.

Info courtesy of Councillor Joe Neville's emailing list and the South Dublin County Council Website.

To view the application, visit http://www.sdublincoco.ie/index.aspx?pageid=144 and Search for application SD06A/0864 in the Reg Ref Search.