PL-500719-DS-26Submitted 04 February 2026 / decided Not recorded
Status not recorded
- Appeal submittedAppeal reference PL-500719-DS-2604 February 2026
Stokes Place, St. Stephen's Green South and Harcourt Street, Dublin 2
Planning application WEB2910/25
DecisionGrant permission
Decided07 January 2026
Application typePermission
Source documentsPending
Site
What is on file
0refusal reasons0conditions8nearby records
Proposed development
Application description published by Dublin City Council.Application and appeal history
Structured appeal stages, outcomes and source documents currently tied to this application.Decision details
Core application dates and identifiers from the public planning record.Planning analysis
Refusal reasons and planning conditions extracted from the public decision file.Refusal reasons
No refusal reason on record
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Conditions
No conditions
No conditions are on record for this application yet.
Planning a project near Stokes Place, St. Stephen's Green South and Harcourt Street, Dublin 2?
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Nearby precedent
Similar nearby applications linked to this planning decision.- 2062/21PROTECTED STRUCTURE: Planning permission with a life of 7 years, at a site (c.0.7 ha). The site is generally bounded by Nos. 92-100 St. Stephen's Green (Protected Structures) and small apartment block to the rear of No. 95 St. Stephen's Green to the north and east; Harcourt Street to the west; Nos. 87-91 Harcourt Street (Protected Structures) and buildings on Clonmel Street to the south; and Iveagh Gardens (Protected Structure) to the south east. Proposed development comprises office redevelopment (c. 39,932 sqm total), including: a new 4 to 8 storey office building (c.32,101 sqm gfa office space) over double basement (c.6,347 sqm) with setbacks at 4th, 5th, and 6th floor levels; insert terraces at 1st, 2nd & 3rd floor levels to St. Stephen's Green and Harcourt Street; and roof terraces at 4th, 5th, 6th and 7th floor levels; 1 no retail/cafe/restaurant unit (c.465 sqm gfa); and all associated and ancillary site works, hard and soft landscaping, including: Demolition of existing 5 to 7-storey office complex, including basement (c. 17,550 sqm gfa); vehicular and pedestrian access to site and basement car park at existing site entrances at St. Stephen's Green South and Harcourt Street; new double basement to accommodate 70 no. car parking spaces (of which 4 no. disabled spaces and 35 no. with EV points), 600 no. bicycle spaces, 25 no. motorbike spaces, storage, plant and office welfare facilities; 20 no. surface level visitor bicycle parking spaces; planting and hard landscaping of circulation and amenity spaces at lower ground to 7th floor levels; ancillary plant and stair/lift core at roof level; ESB sub station; 6 no. 300mm microwave link dishes in total, on a 3m steel pole support structure together with associated equipment on the rooftop of Block A; construction management measures at the interface of the proposed works and protected structures, including no. 100 St. Stephens Green and No. 91 Harcourt Street. / 0.0 km away / 16 September 2021Granted
- 2040/20PROTECTED STRUCTURE: KW Investment Funds ICAV acting for & on behalf of its sub fund KW Investments Fund I intend to apply for permission for the refurbishment of 4 no. vacant residential units (1 no. 2 bed duplex at ground and basement level & 3 no. 1 bed apartments at 1st to 3rd floor) within existing 4 storey (over basement) building comprising works to internal layouts; removal of modern partitions; restoration of sash windows and lost internal joinery and plasterwork features; extension of existing opening in cross wall on ac-II floors; new stair to serve duplex unit; the addition of roof lights on the inner roof pitch and the lowering of window cills at basement level on front elevation. It is also proposed to construct a new glazed entrance lobby with new glass balustrade and stone clad entrance plinth to the rear of the building, accessed via Stokes Place. This requires the widening of the existing opening in the rear facade and removal of the non-original door. External facades of the building will be cleaned, repaired and existing brickwork will be repointed where necessary. No works are proposed to the adjoining office building at 94 St. Stephen's Green (a Protected Structure). / 0.1 km away / 09 March 2020Granted
- 2474/21PROTECTED STRUCTURE: Permission for development at a site of c. 0.03ha located at Stable Lane, off Clonmel Street, at rear of 87-91 Harcourt Street, Dublin 2. The development will consist of the following: Construction of a residential development comprising 8 no. apartments (4 no. 3 beds, 4 no. 2 beds), a lobby and roof terrace, in a new five-storey building over an existing basement, substation and car lift. The proposal will also provide for 24 no. cycle parking spaces within the existing basement. The development will be accessed from Stable Lane to Clonmel Street. The development is within the curtilage of a protected structure (former national hospital, 87-91 Harcourt Street). / 0.1 km away / 08 December 2021Granted
- 3965/24PROTECTED 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: i. Demolition of existing boundary wall at southern boundary (to be replaced with southern elevation of hotel building); ii. Removal of existing door at southern elevation of no. 93 St. Stephen's Green at upper ground level and replacement with new window with ope retained; iii. Removal of existing door at southern elevation of no. 92 St. Stephen's Green at lower ground level with ope retained, iv. An increase of permitted basement area from 376.2 sqm to 448 sqm; v. Omission of 2 no. bedrooms at lower ground floor level of hotel building to facilitate a larger reception area resulting in an overall reduction from 123 no. to 121 no. bedrooms; vi. Amendments and reconfiguration of internal stairs and lifts in hotel building to allow for increased sizing of corridors at upper- ground floor, first, second, third, fourth and fifth floor levels: vii. Provision of 1 no, additional platform lift to enable transport of goods between lower ground floor and basement level and provision of 1 no. dumb waiter to connect permitted kitchen to dinner room; viii. Amendments to layout of staff W/C facilities at lower ground floor level to accommodate DAC access and omission of existing coal storage room at no. 93 St. Stephen's Green; ix. Provision of a drink storage room and proposed change of room use from Spa to Gym at lower ground floor level and proposed change of room use from Lounge to Hotel Bar and relocation of reception entrance at upper ground floor of no. 93 St. Stephen's Green; x. Provision of fire escape on the eastern elevation of hotel at lower ground floor level; xi. Removal of steps at upper ground floor level and replacement with ramp to facilitate DAC access; xii. Amendments to glazed roof over hotel reception area and provision new window on southern elevation of protected structures at third floor level; xiii Relocation of plant from fifth floor terrace to roof level enclosure of hotel building (total height 34.87m AOD); xiv. Increase in permitted fifth floor level parapet height at northern elevation of hotel building by 450mm to 33.61 AOD and provision of lift over-run at roof level with a maximum height of 34.5 m AOD, xv. Increase in permitted roof finish floor level of the hotel building by 180mm from 32.910m to 33.09m AOD and an increase in parapet height by 450mm from 33.16 m to 33.61 m AOD, xvi. Relocated bin storage and bicycle parking layout at lower ground floor level (eastern perimeter); xvii Overall increase in gross floor area by 521.6 sqm to 4,280.1 sqm; xviii. Proposed amendments to fenestration arrangement on northern, southern and western elevations, including aluminium louvres and removal of brick pattern on northern elevation of hotel building, refurbishment of existing vents, provision of CCTV on northern elevation fronting St. Stephen's Green, all other internal reconfigurations and associated site development works to facilitate the development. / 0.1 km away / 18 November 2024Granted
- 5099/22PROTECTED STRUCTURE: Planning 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 to provide for a mixed-use development comprising 5 no, apartments and the construction of a hotel development to the rear. The development will consist of: • The demolition of lift core at the rear elevation of no. 93 St. Stephen's Green and c. 527 sqm of existing external ancillary 1 and 2 storey structures to the rear. • Alterations and modifications to 92 St. Stephen's Green (c. 698 sqm gfa) to provide for 5 no. apartment units comprised of 4 no. 1-bedroom apartment units and 1 no. 3-bedroom units with private courtyard to the rear and staired access from St. Stephen's Green. • Alterations and modifications to 93 St. Stephen's Green (c. 799.8 sqm gfa) to provide for a change of use from office to hotel use comprising spa, changing rooms and associated facilities at lower ground floor with staired access from St. Stephen's Green; lobby, lounge and reception at ground floor level with dining facilities at first floor level (and external terrace to rear) and 4 no. bedrooms on upper floor levels. • Construction of a 126 no. bedroom, part 6-storey, part 8-storey over basement hotel (c. 2,798 sqm) with external roof terraces stepping down to 4 storeys at the southern perimeter, linked to the rear of nos. 92 and 93 St. Stephen's Green by a glazed atrium. • Internal communal areas, circulations space and storage facilities. • 1 no. ESB substation, plant rooms at lower ground floor level and hotel basement, green roofs, landscaping, bicycle parking and all associated site development works with existing access points from St. Stephen's Green retained. / 0.1 km away / 24 May 2023Granted
- 4768/19PROTECTED STRUCTURE - The development will consist of: 1. The following works to the existing 18th C Protected Structure fronting onto Harcourt Street: a) The restoration of the great staircase windows; b) The renovation and redecoration of the original building generally including insofar as is practical, the restoration and re-instatement of original architectural features that were previously removed or modified; c) The installation of new electrical and mechanical services; d) The removal of non-original internal partitions; e) The modification of existing openings at ground, first, second and third floor levels on the rear facade by lowering the cill level of these windows to create new door openings to the new atrium space; f) The reinstatement of an original double door opening between the existing front and rear main rooms at first floor level; g) Internal alterations to the existing smaller front room at second floor level; h) Brickwork repair and repointing to the existing front and rear facades; i) Modification of the existing front entrance to facilitate universal access including installation of new granite plinth and steps; j) Sundry associated works. 2. The change of use of the existing main building on the site, a four storey over basemant structure, from office accommodation to use as a public museum space and educational facility on the first, second and third floors. the existing ground floor use of a bookshop will be retained and adjusted to include a café facility. The existing private club use at basement level will be retained. The change of use of the retained existing 18th C ground floor rear return for use as radio studios. 3. The demolition of an existing 19th C two storey mews building on the site together with 19th C additions to the return. 4. Construction of a new four storey over basement structure at the rear of the existing site, fronting onto, and with access from, Montague Lane at the rear of the site, with plant enclosure to the roof area. This structure will be 783sqm in area and will accommodate an auditorium space at basement level, service use at ground floor and office and administration uses on the upper floors. 5. The creation of a new glazed roof four storey atrium link space of 64sqm in floor area between the rear facade of the existing main building and the proposed new structure at the rear. 6. Sundry associated works. / 0.1 km away / 30 October 2020Granted
- WEB1152/26PROTECTED STRUCTURE: Amendment of pervious permission Reg. Ref.: 4768/19, as extended by Reg. Ref.: 4768/19/X1 as follows: -Alterations to the front elevation to omit the permitted sesame lift and provide a platform lift within the front lightwell. Restoration of granite plinth and replacement of modern railings. -Minor amendments to increase the depth (increased by c. 460mm) and alter the extent of the permitted basement (basement floor area to reduce by c. 50.5m2 (c. 215.3m2 to c. 164.8m2)) to the newbuild element to the rear. -Minor internal alterations and improvements to the Protected Structure comprising alterations to doors, partitions and walls, fireplaces, windows and other associated changes. -General rearrangement of internal layouts of newbuild element to the rear including relocation of radio studios from ground to first floor. -Demolition and replacement of boundary wall at rear extension between the site and 7/8 Harcourt Street. -Alterations to the permitted rear extension to increase the parapet height by c. 4.17m (c. 13.7m to c. 17.869m) and increase the roof height of the permitted new glazed atrium roof to the rear by c. 3.67m (c. 16.7m to c. 20.371m). Alterations to façade treatments of the permitted rear extension to include additional brick in keeping with surrounding buildings. -And all associated and ancillary works / 0.1 km away / 19 March 2026Granted
- WEB5426/25PROTECTED STRUCTURE: We, O’Callaghan Collection, intend to apply for permission for development at this site, The Green Hotel at Nos. 1-5 Harcourt Street and Cuffe Street, Dublin 2, D02 WR80. The site includes two Protected Structures (RPS Ref. Nos 3515 & 3516). The proposed development involves internal and external modifications to the existing hotel, including alterations and refurbishment works to the Protected Structures (Nos. 3-4 Harcourt Street), and an extension to the main hotel building on Cuffe Street, to provide 22 additional hotel bedrooms, new and enhanced guest facilities, and ancillary areas, and will consist of: i) Demolition of the existing four-storey atrium block at the corner of Harcourt Street and Cuffe Street to accommodate a new entrance and extended reception area at ground floor level, and extension of the main hotel building at existing first to sixth floor levels to provide 13 additional bedrooms. ii) Construction of a new seventh floor level on the main hotel building at Cuffe Street to provide conference rooms, restaurant, kitchen, storage, welfare facilities, and a rooftop bar with external terrace. iii) Provision of a new setback plant enclosure and sedum roof at seventh floor roof level. iv) A new five-storey atrium at the rear of Nos. 3-4 Harcourt Street to facilitate multi-level circulation routes and enhanced links to No. 5 Harcourt Street and the main hotel building on Cuffe Street. v) Internal alterations to Nos. 3-4 Harcourt Street to provide a residents' lounge at ground floor level, and nine bedrooms at first to third floor levels, together with improvement and repair works to the external and internal building fabric. vi) Removal and reinstatement of Luas related fittings on the Cuffe Street façade of the main hotel building. vii) All associated elevational changes and ancillary site works necessary to facilitate the development. The proposed development will extend the gross floor area of the main hotel building by 1,072.9 sq.m, increasing the overall GFA of the hotel to 7,064.8 sq.m. / 0.1 km away / 10 December 2025Granted