3883/23
Permission for development at this (c. 0.113 ha) site. The development will consist of the demolition of the existing building on site (c. 2,155.9 sq.m) and the construction of a 7 storey (over basement) hotel (total height c. 22.45 metres above ground level) with setback upper floor (including external terrace), providing 195 bedrooms with reception, gallery and restaurant, patio area and garden at the western elevation at ground floor level, cycle parking accessed from Camden Row, plant and staff facilities at basement and ground floor level, landscaping, waste storage area at the eastern elevation at ground level, alongside substation and switch room (accessed via undercroft from Camden Row), sedum green/ blue roof and all associated works to facilitate the development. The total gross floor area proposed is c. 5,511.1 sqm including a c. 614.4 sqm basement.
Core Planning Reasoning
The Inspector recommended granting permission because the development is consistent with the Z4 zoning objective to provide for mixed-services facilities, complies with Policy CEE28 regarding visitor accommodation, and provides an appropriate urban density and height (5-6 storeys) that aligns with the Dublin City Development Plan 2022-2028 and national building height guidelines without adversely affecting residential or visual amenities.
Decision Maker's Conclusion
- The hotel use is acceptable in principle under the Z4 zoning and meets the criteria of Policy CEE28, with the Inspector satisfied that the proposal will not lead to an overconcentration of hotels in the immediate area.
- The revised height of 5 to 6 storeys is considered appropriate for this city-center location within the canal ring and is consistent with both local height strategies and national guidelines for increased urban density near public transport.
- Potential impacts on neighboring amenities, specifically regarding overlooking of the adjacent cash and carry and visual impacts on nearby historic monuments, are successfully mitigated through the contemporary design, angled window placement, and proposed screening.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of an existing 2-to-4 storey commercial building at 12 Camden Row, Dublin 8, to be replaced by a 5-to-6 storey hotel (revised down from 7 storeys during the further information stage). The site is located in a mixed-use area characterized by its proximity to Camden Street and the DIT/TUD Kevin Street redevelopment. Key concerns raised in third-party appeals included the overconcentration of hotels, loss of potential housing, building height, and construction-...PDF Document Missing
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