Firms combine to appeal against decision allowing Arnotts extension

AN TAISCE, the Light House Cinema, Independent Newspapers and Telecom Eireann are all appellants against Dublin Corporation's decision permitting Arnotts to redevelop much of Middle Abbey Street for a department store extension, two small cinemas and a multi storey car park.

The plan, drawn up by Arnotts's architects Keane Murphy Duff (KMD), proposes demolishing six buildings on the north side of the street, retaining only the art deco facade of the former Adelphi Cinema. The multi storey car park behind it would exit through the cinema's foyer.

Dublin Corporation's planners, in granting permission insisted on the retention of another facade, at 103 Middle Abbey Street and a redesign of the remaining frontage so that it could be assimilated into the "rhythm and character of the streetscape.

KMD claims the corporation's attempt to retain No. 10 is not founded on good common sense or architectural merit but rests on the desire to preserve and protect old buildings for their own sake alone, rather than preserving buildings of significance, quality and character."

The architects say they see nothing wrong with their original proposal "an uncompromising modern building of style and charm" arguing that Arnotts wanted to convey a strong corporate image and retail identity as well as creating a "landmark building of civic note".

The development would give Arnotts a frontage on three streets, with 41,273 square metres of retail space nearly double the present area. However, this will depend on An Bord Pleanala, due to make its decision on the appeal within two months.

The corporation's decision, with 13 conditions, would also require Arnotts to omit proposed car parking at roof level. This would reduce the number of spaces from 460 to 280 a figure the developers see inadequate to cater for their scheme.

Their planning consultant, Mr Kiaran O'Malley quotes the corporation's senior traffic engineer Mr Tam Leahy as saying that Dublin needs mare multi storey car parks. "The bottom line as fir as we are concerned is to faster commercial growth. You need adequate parking supply for this. Mr Leahy said.

In its appeal to An Bard Pleanala, An Taisce argues against any parking on the site. It claims a multi storey car park, "continually disgorging its pollutant cargo on to Abbey Street", would preclude pedestrianisation and hamper the proposed light rail route for Tallaght.

It warns that the proposed access to the car park from Princes Street could have a knock on effect in producing tail backs on O'Connell Street, "which can ill afford further degrading" and says pedestrians should take priority over the ephemeral parking `requirements' of motorists

An Taisce believes the Arnotts scheme involves too much demolition though it concedes that the buildings involved are not first rate. It also expresses regret over the loss of the Adelphi and Light House cinemas, saying their replacements should have an cart house" character.

On behalf of Independent Newspapers, the planning consultants, Fenton Simons, say the scheme would cause a three fold increase in traffic on Princes Street, where Independent has its loading bays.

Their submission says the traffic congestion created by the car park would be "detrimental to the overall quality of the environment giving rise to increased conflict between pedestrian and vehicular traffic, particularly at the entrance from O'Connell Street" and at the GPO arcade. It says there are already over 2.000 parking spaces in multi storey car parks in the north city centre including 1,000 at the ILAC centre 512 in Marlborough Street 37 in the Irish Lite Centre on Lower Abbey Street with a further 730 under construction in Jervis Street. Telecom Eireann, whose central parts depot is in Princes Street, says the Arnotts scheme would turn Princes Street into a one way street, with "catastrophic" consequences for van drivers servicing the depot.

The Light House Cinema objects to the development on the grounds that the space allotted for cinema use on the ground floor of the farmer Adelphi would be "totally unviable and inadequate", representing only a "token gesture to replace an established "art house" venue.

Its planning consultants Manahan and Associates describe the Light House as a unique cultural feature of the north inner city". It says sufficient space must be provided in the scheme to cater for it

The submission complains that the concerns expressed by the Light House about the space allotted by Arnotts had not been treated as "significant" by the corporation's planners despite a commitment in the city plan to retain cinema uses in the city centre.

The planners condition that the car park exit should be located in the middle of the Adelphi facade further reduced the cinema space. Even the larger of the two cinemas would only fit 105 seats.