4018/24
Permission for 16-20 Cumberland Street South, Dublin 2, D02Y097 and 41- 47 Fenian Street, Dublin 2, D02H678. The development will consist of the demolition of the existing 'Hospitality House' building (c.3059sqm), the construction of a new hotel extension building (c.9530sqm gross area with maximum height of 33.375m), comprising of an 8-story over ground floor level hotel extension and conference rooms with a lower ground level for hotel services, the relocated ESB sub-station and switch room accessed from Cumberland Street South, and the refurbishment of ground and lower ground levels of the existing hotel building (c.1169sqm). The proposed hotel and conferencing extension includes, at Lower Ground floor: Staff Facilities (325sqm), Spa (248sqm), Bicycle store (70sqm) Bin Store (60sqm), Storage (105sqm); at Ground Floor: Dining (469sqm), Kitchens (195sqm), Storage (55sqm) , Conferencing (333sqm), planted areas (147sqm), Sub-station and Switch- room (28sqm); at Upper floor levels 1 to 8: 150 bedrooms and associated ancillary rooms (5437sqm), upper planted areas (685sqm); to include drainage and all ancillary works on 0.32 hectare site.
Core Planning Reasoning
The development is consistent with the Z5 zoning and policies for compact growth on central brownfield sites; however, the recommended grant includes a reduction in height (omission of the second floor) to ensure the building does not overbear or negatively impact the residential amenities and character of the adjacent Z2 and Z8 conservation areas.
Decision Maker's Conclusion
- The principle of an intensified hotel use is acceptable given the city center location, Z5 zoning, and the lack of overconcentration of visitor accommodation in the immediate vicinity.
- The proposed 9-storey height constitutes an abrupt and overbearing transition in scale relative to the established 3-storey residential units and sensitive conservation designations to the north.
- Retention of the Planning Authority's conditions to reduce building height to 27.5m and provide level street access is necessary to protect residential amenity and ensure the development sits respectfully within its urban context.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of 'Hospitality House', a 4-storey office building, and the construction of a 9-storey (8-storey over ground) hotel extension to the Alex Hotel, comprising 150 bedrooms and ancillary facilities. The site is situated in a transitional area of Dublin 2, where the Z5 'City Centre' zoning of the appeal site meets the Z2 'Residential Conservation' and Z8 'Georgian Conservation' areas. The Inspector accepted the applicant's 'Whole Life Carbon' justification for dem...PDF Document Missing
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