5526/22
Permission for modifications to planning permission granted for a 5-9 storey 142 no. bedroom hotel under Ref. 3609/20 (ABP-309215-21) to facilitate its reconfiguration as a 105-suite aparthotel. Proposed modifications to facilitate the 105-suite aparthotel include the following: Basement: - Internal reconfigurations at permitted basement level to provide revised plant areas and spa/wellness area; Ground floor: - Alterations to the rear of the ground floor of no. 162 Capel Street, providing access to the aparthotel and an enclosed events space in this location; - Relocation of bicycle parking from basement level to ground floor with access to same from the laneway located on Strand Street Little; - General layout modifications to the reception/restaurant/bar area; Upper floors: - Internal reconfigurations from first to eight floor to facilitate 105 no. aparthotel suites and ancillary services areas; - Build out of setback at fifth to eight floors levels on western elevation (rear of Capel Street) and northern elevation (rear of Strand Street Little); -Part build out of set back at fifth and sixth floor levels on eastern elevation; - Inclusion of private glazed balconies on the southern side at seventh floor level; Amendments to facade at street level, including the provision of retractable awnings on both the Capel Street and Strand Street Little frontages; Amendments to fenestration at all levels; All associated amendments to plant, site works and services.
Core Refusal Reason
The Planning Authority initially refused permission on the grounds that the development would exacerbate an overconcentration of guest accommodation and undermine the delivery of mixed-use development; however, the Inspector recommended a grant of permission because the principle of hotel/aparthotel use was already established by an extant parent permission and the proposal reduced the overall intensity of visitor accommodation.
Decision Maker's Conclusion
- The principle of the land use has been established by the extant parent permission (ABP-309215-21), and the reduction from 142 bedrooms to 105 suites does not increase the intensity of visitor accommodation on the site.
- The proposed development complies with the criteria for aparthotels set out in Section 15.14.1.2 of the Development Plan and provides an appropriate mix of uses at ground floor level to support street vibrancy.
- While the modifications are generally acceptable, specific conditions are required to omit certain facade changes (reverting metal cladding to brick) and to maintain permitted setbacks on the eastern elevation to protect the character of the Capel Street Architectural Conservation Area.
Cited Policies (CDP)
Decision Document Summary
This proposal involves modifications to a previously permitted 9-storey hotel development at the junction of Capel Street and Strand Street Little, Dublin 7, to facilitate its reconfiguration into a 105-suite aparthotel. The site is located within the Capel Street and Environs Architectural Conservation Area (ACA) and contains a 4-storey red-brick building at 162 Capel Street. Dublin City Council refused the application, citing concerns that it would lead to an overconcentration of tourist accom...PDF Document Missing
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