SD20A/0262
Construction of a 242 bedroom hotel in a building ranging in height from 7 to 10 storeys over ground and lower ground floor levels; the development will include the lower ground floor accommodating 202 car parking spaces; 54 bicycle parking spaces, plant, stores and ESB substation; ground floor accommodating hotel entrance and reception area; restaurant and bar; outdoor terrace and patio with canopies; function room; meeting rooms; kitchen, staff facilities; stores, toilets and plant; ground floor mezzanine accommodating meeting rooms; admin office; store and laundry facilities; 1st to 9th floor accommodating 242 hotel bedrooms including 17 suites; 10th floor accommodating gym/yoga studio; plant, storage and a roof terrace; vehicular access from both the N7 slip road and Knockmeenagh lane with link street across the site; upgrade works to Knockmeenagh lane; landscaping; boundary treatment; wastewater pumping station; associated signage and all site development works and services; the site is located between Knockmeenagh Lane to the north, St. Brigids cottages to the east, the Nass Road (N7) to the south and the Nass Road Business Park to the west.
Core Refusal Reason
The proposal constitutes piecemeal development of a larger landholding and fails to provide a coordinated approach to access, which would negatively impact the capacity, safety, and smooth traffic flow of the N7 national route.
Decision Maker's Conclusion
- The principle of a hotel use is acceptable under the 'EE' zoning objective, and the revised building height (reduced to 7 storeys) is considered visually acceptable in this urban context.
- The proposed development is deemed a piecemeal approach to the development of a larger landholding, which lacks the necessary coordinated planning for access and infrastructure.
- The intensification of traffic onto the N7 slip road without a masterplan for the area would compromise the function of a strategically important national route and endanger public safety.