Failure to get approval for the ambitious scheme to redevelop and extend Dublin's Clarence Hotel could lead to its owners - including U2's Bono and The Edge - selling the property, city planners have been warned.
In a detailed response to the planners' request for further information on the €150 million plan, architects Foster + Partners say the alternative would "most likely be a down-market budget hotel or . . . the closing of a long-established Dublin landmark business".
Last March, the planners requested detailed additional information on the proposed development, including what "exceptional circumstances" would justify the demolition of all but the quayfront facades of the hotel and five adjoining buildings, which are all protected structures.
In their response, the architects say the proposed redevelopment is necessary if the Clarence is to become "a world hotel that fits into the highest echelon of this genre, to be mentioned in the same breath as the Burj Al Arab in Dubai or Raffles Hotel in Singapore".
According to urban design consultant Richard Coleman, "the combination of the clients' vision and their architects' response have resulted in an exceptional building that deserves to be considered within the parameters of exceptional circumstances".
Foster + Partners have also amended the scheme to salvage the wood-panelled interior of the hotel's Octagon Bar, which would be repositioned to the Wellington Quay frontage, as well as reusable elements of four adjoining late-Georgian buildings.
They insist that the development would add "a strikingly beautiful modern piece of architecture to the existing ensemble of buildings on the 'main street' of Dublin - the Liffey quayscape" - as well as retaining the history of an established institution.
Dealing with its impact on the quays, the architects say the new Clarence, which would have an elliptical "flying saucer" roof, would be on a par with other landmarks such as Liberty Hall and the National Conference Centre under construction at Spencer Dock.
They also say it would create a "significant gateway" into Temple Bar via the public room of its "Skycatcher" atrium. This would provide access to the hotel's ground-floor food, beverage and retail facilities, as well as a safe and quick short cut from Wellington Quay to East Essex Street.
"There is no other hotel in Dublin that can influence its surroundings more than the Clarence," they say.
"It will be the catalyst for regeneration along the quays, will bridge the gap between east and west Temple Bar and form a vibrant social hub between the two."
The proposed "Skycatcher" atrium is described by conservation architect James Howley as offering Dublin "one of its most impressive and memorable internal spaces".
The architects say upgrading the Clarence to provide 114 large bedrooms and 28 suites "can only be accommodated by demolishing significant parts of the existing fabric" - as had been done to create the Great Court of the British Museum in London, which was also designed by Foster + Partners.
"Whilst total demolition is inappropriate for this site, partial demolition is vital for Dublin to have a major building of equal stature and importance to the Swiss Re headquarters [ the 'Gherkin' in London], which would create substantial benefits for the continued growth of Dublin city," they say.
Dealing with the issue of why it was not thought possible to alter and reuse the existing buildings, Foster + Partners say this was not considered viable, "due to the many constrictions of the modest interiors of all six of the buildings".
Dublin City Council is expected to make a decision on the Clarence planning application before the end of November. However, given the number of objections already lodged, it will ultimately go to An Bord Pleanála for a final judgment.