WEB1085/25
The proposed development will consist of: A) The demolition of the existing building on site (c. 973.4 sqm) and the construction of a 6-no. storey (over-basement) hotel (overall height c. 19.455m) above ground level to parapet along with setback at fifth floor level (with a gross floor area proposed of c. 3,916 sqm); B) Construction of 100 no. bedroom hotel from basement to fifth floor levels; C) Provision of a reception area (with pedestrian access from Pleasants Street) with ancillary café/bar/restaurant use (c. 200 sqm) and ancillary areas at ground floor level; and, D) Provision of plant and other ancillary facilities at basement level, refuse storage, switch room, ESB substation utilities and internal bicycle parking areas located at ground floor level, with green/blue roof/PV panels and plant area at roof level and all associated works to facilitate the development
Core Planning Reasoning
The Inspector recommended a grant of permission because the proposed hotel is compatible with the Z4 zoning objective, represents a sustainable intensification of an underutilised brownfield site, and is consistent with the scale and character of the surrounding urban area without causing undue injury to residential amenities or the integrity of adjacent conservation areas.
Decision Maker's Conclusion
- The proposed 100-bedroom hotel is permissible under the Z4 zoning objective and does not result in an overconcentration of tourist accommodation when assessed against the 1km catchment criteria in the Development Plan.
- The design, height, and massing of the 6-storey building are appropriate for this urban location and align closely with previously permitted schemes on the site, ensuring an acceptable transition to nearby residential conservation areas.
- The development constitutes a sustainable intensification of a brownfield site in close proximity to high-quality public transport (QBC and Luas), with acceptable impacts on the daylight, sunlight, and privacy of neighbouring properties.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks the demolition of existing buildings and the construction of a 100-bedroom, 6-storey over basement hotel at Pleasants Street and Pleasants Lane, Dublin 8. The site is a 0.074ha brownfield location currently occupied by underutilised two-storey buildings and is zoned Z4 (Key Urban Villages). Third-party appellants raised concerns regarding the oversupply of hotels, loss of potential housing, anti-social behaviour from the ancillary bar/café, and visual dominance over the Pleasa...PDF Document Missing
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