An Bord Pleanala decided to approve plans for a major development scheme in Dublin's South Anne Street despite a strong recommendation by the planning inspector that permission be refused.
The inspector, Mr Bernard Dee, agreed with An Taisce that the proposed development would, in his words, "cause an irreversible loss of irreplaceable architectural heritage and set an undesirable precedent for similar schemes in the future."
Last July Dublin Corporation decided to approve plans by Briarglen Ltd, a company controlled by Mr Paddy McKillen, developer of the Jervis Centre, for a 31-bedroom hotel, licensed restaurant and ground-floor shops at 21-26 South Anne Street.
An Taisce and others appealed the decision to An Bord Pleanala, saying the scheme would result in the demolition of all but the facades of this terrace of early 19th-century buildings, which are listed for protection.
It said that a double mansard roof over-sailing the retained facades would have a detrimental effect on the streetscape and would "perpetuate the sort of architectural dishonesty which has already characterised the Marks and Spencer scheme" for the former Brown Thomas premises.
The scheme would represent "a further undesirable attrition of the character and scale" of South Anne Street, which An Taisce described as "one of the most attractive small streets in Dublin" because of its scale and grain and the survival of so many of its Georgian buildings.
It said most of these buildings contained individual uses which respected the original building plots. The "disastrous effect" of the proposed development would "turn virtually an entire terrace which forms a quarter of the street into a single new building."
An Bord Pleanala's planning inspector agreed. Mr Dee said Briarglen's scheme would "severely compromise the architectural integrity of this historic set of buildings and lead to an ethically deceitful, in terms of architectural conservation, situation at this site".
His 12-page report to the appeals board said it was "contrary to conservation philosophy and practice to separate the facades of historic structures from the structure as a whole", and also contrary to their List 2 status in a designated conservation area under the city plan.
"I find, therefore, that as the extent of the demolition and its impact on the architectural heritage of the area run counter to policies contained in the statutory development plan and also to international conservation guidelines, the proposed development is unacceptable."
An Bord Pleanala took a different view. In its decision, made on March 11th, the board decided to grant permission for Briarglen's scheme, subject to eight conditions, saying it "would not seriously injure the amenities of the area and of property in the vicinity."
The conditions include a requirement that the developers and their architect, Mr James Toomey, whose biggest project was the St Stephen's Green Shopping Centre, survey the interiors before demolition and submit further details of the facade treatment.
Mr Toomey maintained that the room sizes, internal layout, configuration and condition of the six existing buildings "make them unsuitable for any reasonable use", and this was evident from their level of vacancy, which "contributes negatively to the street".
Letters of support for the scheme were received from the Dublin City Centre Business Association and several businesses in the area.
