Redevelopment plans for the ESB's headquarters will increase the possibility of Georgian Dublin being inscribed in the Unesco World Heritage list, which the existing structure prevents, it has been claimed.
Proponents of the redesign of the controversial Fitzwilliam Street building which doubles the office capacity, also claim it will be the most energy sustainable office building in Ireland.
Architect Richard Coleman, a specialist in the assessment of design quality of urban architecture, said the plan by Grafton Architects and O'Mahony Pike was "visually rich" with coherence, context and variety.
At a hearing of An Bord Pleanála on the proposal, he spoke of the "futility of attempts to replicate history" as opponents of the design called for the re-instatement of a Georgian facade on the Fitzwilliam Street development - originally 16 Georgian townhouses - before they were demolished in the 1960s and replaced with a building designed by Sam Stephenson and Arthur Gibney.
Mr Coleman, a consultant on the €150 million ESB project, said public access to the building was generous and the plans showed "modern ideas meeting history in full harmony". It was a contemporary extension of an historic building and would be "a new movement to an unfinished symphony".
It would help Georgian Dublin be inscribed on the World Heritage list he said, because the current ESB building prevents its inclusion and it was a “rare opportunity to heal such a scar”.
Professor of art history at UCD Kathleen James-Chakraborty said while the Stephenson Gibney building “represents a significant chapter in the history of Dublin’s architecture, this has never been because of the quality of the design which has been widely challenged by experts as well as members of the general public”.
It also had “none of the bold originality” of the Central Bank.
Prof James-Chakraborty, also a consultant on the project, said it was against international best practice in preservation to reinstate the original facades which were built “in relation to interiors that no longer exist”.
She warned against restoring the facades because it “would significantly impinge upon the potential application for Unesco status for Georgian Dublin”.
The professionals who judge applications have a very negative view of this approach except when buildings are damaged or destroyed by warfare or catastrophes such as fire or earthquakes.
Prof James-Chakraborty said “for me the single finest aspect of the project is the sensitive transition it makes between two very different boundary conditions that of Fitzwilliam Street Lower where it enters into dialogue with one of Europe’s finest neoclassical ensembles and that of James Street East.”
The UCD professor, a member of the Irish Georgian Society, said she was perplexed by many aspects of the society’s submission. The society is one of five opponents of the redesign.
“This is an unashamedly modern building erected out of materials and in forms carefully chosen to respect and enhance the historical context,” she added.
Planning consultant Tom Phillips said the building on completion "will be the most energy sustainable building in Ireland". He said it was very important that the building expressed the company's ethos.
He said the new construction “is not a building that shouts ‘look at me’”, is not “strident”, but is respectful to its surroundings and history.
Dublin City Council had granted planning permission but imposed conditions that would lower the height of the building.
Mr Phillips told the appeal, adjudicated by An Bord Pleanála inspector John Desmond, that it was not a question of "simply slicing off" the top of the building. This would affect the fundamental structure of the scheme and dilute the benefits.
He said they wanted “to do the right thing” and it would be a matter of regret if the conditions were imposed.
Architect Kieran O’Brien said the building was capable of being fully naturally ventilated and because it was not static, the design allowed for single occupancy, two occupants or allow in time for multiple occupation.
The proposals include seven courtyards, deep landscaping with trees in the lower ground floor growing up into open space on the ground floor, and a separate bicycle ramp with parking provision for 460 bicycles. Mr O’Brien said bicycle use in the city averaged 5 per cent but is 16 per cent among ESB employees on Fitzwilliam Street.
The building would be created with robust, resilient materials including red brick that is designed to age and mature like its Georgian neighbours.
Structural engineer Paul Healy told the hearing a "bespoke" approach would be taken to demolition and 33,750 cubic metres of soil would be removed along with 13,500 square metres of rock and a range of mitigation.
Deputy city planner Mary Conway for Dublin City Council requested that An Bord Pleanála carry out its own environmental impact assessment "as the competent authority at the appeal stage".
