Plans by The Irish Times Ltd for a new headquarters on the former Irish Press site on Burgh Quay in Dublin will have to be substantially redrafted following a decision by An Bord Pleanala on the original scheme.
In its ruling on an appeal lodged by Lancefort Ltd against Dublin Corporation's decision to grant permission for the proposed six-storey office building, the board laid down a number of conditions which have placed serious doubts on its viability.
The Appeals Board specified that an unlisted Georgian house, 13 Burgh Quay, should be retained and the building line of the proposed offices should be set back at its ground floor and upper levels, with the loss of some 4,000 square feet of space.
It said Number 13 "shall be retained and restored in a manner consistent with its original architectural character" on the grounds that it considered the building, including its fixtures and features, was "of architectural merit and worthy of preservation".
The decision specified that the ground-floor extension proposed to replace the existing projection from the building line on Burgh Quay should be omitted and the third, fourth and fifth floors should be set back progressively "in the interest of visual amenity".
This means the main service core of the building, including its stairs and lifts, would have to be relocated further back from the Burgh Quay facade.
In the original plan, they were to be in an atrium behind the retained front wall of Number 13. The board also laid down that the aeronautical-style canopies proposed for the top two floors should be omitted and "no plant, ducting, air-handling equipment, water tanks, television aerials or satellite dishes shall be erected at roof level." A spokesman for Lancefort Ltd, which was set up by a number of conservationists to fight high-profile planning cases, said it felt vindicated by the decision because the board had accepted its main grounds of appeal relating to conservation and amenity. Lancefort Ltd - headed by Mr Michael Smith, who chairs the Dublin City Association of An Taisce - argued that it was meaningless to retain the facades of buildings in abstraction from their interiors. It said the same in relation to the former Hilton site in College Street.
But Mr Louis O'Neill, chief executive of The Irish Times Ltd, described the board's decision as "very disappointing", particularly as the company first sought planning permission to develop the Burgh Quay site a year ago this month.
He noted that the company's architects, Henry J. Lyons and Partners, had proposed retaining the facade of 13 Burgh Quay after Dublin Corporation's planners indicated that this was required to frame the former Corn Exchange, which adjoins the site.
Mr O'Neill said he could not understand the logic of An Bord Pleanala's decision that the front rooms and staircase of this early 19th century building would now have to be retained "particularly when the interior is so plain and in such a ruinous state".
He described the conditions as a "major setback" and said it would mean "going back to the drawing boards". The loss of 4,000 square feet of space also made it "doubtful" the building would meet the company's accommodation needs.
Given the unusually high floor heights of the former Irish Press building, it may be possible that the architects could compensate by putting in an extra floor. But there would appear to be no way of avoiding a complete re-design.
The original plan was to relocate all the editorial and commercial staff of The Irish Times Ltd in the new building and ultimately to dispose of the company's existing offices in Fleet Street and D'Olier Street. The printing plant would also be relocated in the longer term.
