THE IRISH Property Unit Trust (IPUT) has failed in its latest attempt to secure permission to demolish a three-storey office building at 10-12 Lansdowne Road in Ballsbridge, Dublin 4, and replace it with a six-storey block with more than double the floor space.

An Bord Pleanála decided against accepting a recommendation from one of its inspectors that permission should be granted for the redevelopment provided the proposed fourth floor was omitted.

The board did not accept that the proximity to the adjoining nine-storey Lansdowne House justified a building of the height and design proposed.

The board also concluded that the proposed development would seriously injure the amenity of adjoining residential property, including the protected structures on Lansdowne Road.

It said that the proposed development, by reason of its design, height, materials and footprint (including its locations forward of the established building line of the adjoining protected structures) would result in an incongruous addition to the streetscape which would seriously and adversely affect the setting of the adjoining protected structures.

The board’s decision was at variance with the views of its inspector who carried out a comprehensive appraisal of the planning issues. He said that, having regard to the existing use of the site and the fact that the design of the new building would retain the character of the area and protect the residential amenity of neighbouring properties, it was considered that, subject to a number of conditions, the proposed development complied with the approved development plan for the area and was in accordance with the proper planning and sustainable development of the area.

The building has net floor space of 1,460sq m (15,715sq ft) and, if redeveloped, the space would grow to 4,677sq m (50,343sq ft). A lower basement car-park was to have provided 15 car-parking spaces.