4648/23
PROTECTED STRUCTURE: PERMISSION: For development at a c. 0.126 ha site at nos. 92 and 93 St. Stephen's Green (Protected Structure no. RPS Reg. Ref. 7802 and 7803), Dublin 2 for amendments to planning permission Reg. Ref.: 5099/22. The development will consist of the extension of storeys five, six and seven (c. 245.3 sqm) to the southern elevation (total height c. 21 metres above ground level) of the permitted hotel building replacing roof terraces at these floors and providing an additional 10 no. hotel bedrooms, bringing the total number of hotel rooms to 133 no. (123 no. permitted). Green roof and all associated works to facilitate the development. There are no changes to the protected structures to that permitted.
Core Refusal Reason
The Planning Authority initially refused permission citing negative impact on the integrity of the permitted scheme and detrimental impact on the visual amenities and special architectural character of No's. 92 and 93 St. Stephen’s Green and the Iveagh Gardens; however, the Inspector recommends a grant of permission, concluding that the proposal is minor in scale and compatible with its sensitive urban context.
Decision Maker's Conclusion
- The proposed extension to provide 10 additional bedrooms (c. 245 sqm) is considered minor in scale relative to the permitted hotel development and does not exceed the maximum permitted height of 21 metres.
- The visual impact on the Iveagh Gardens is deemed slight and neutral, as the revised southern elevation provides a more assertive façade and allows for greater passive surveillance of the public park.
- The development is consistent with the established pattern of large-scale office and hotel developments in the immediate area and complies with the Z8 zoning objective and policies BHA2 and BHA9 of the Dublin City Development Plan 2022-2028.
Cited Policies (CDP)
Decision Document Summary
This Inspector's Report evaluates a first-party appeal by ORHRE SSG Limited against Dublin City Council's decision to refuse an amendment to a permitted hotel development at 92 and 93 St. Stephen's Green. The proposal involves extending the 5th, 6th, and 7th storeys to the southern elevation, replacing permitted roof terraces to provide 10 additional rooms (bringing the total to 133). The site, located in a Georgian Conservation Area (Z8 zoning), contains two interlinked Protected Structures. Wh...PDF Document Missing
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