161 - 163 Thomas Street, Dublin 8
Planning application WEB6021/25
DecisionGrant permission
Decided19 February 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.No indexed appeal history
No structured appeal case is tied to this application. This means no appeal is indexed, not that an appeal is impossible.
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
Documents are indexed. Reason extraction for Dublin City is in progress.
Conditions
No conditions
No conditions are on record for this application yet.
Planning a project near 161 - 163 Thomas Street, Dublin 8?
Get a site risk brief with the local decision pattern and up to 80 detailed nearby comparables (40 refusals and 40 grants), including extracted reasons and source links. €39 incl. VAT, PDF by email.Searching the records is free. A one-off brief for this site is €39, and Pro at €19/month adds full document access and the planning AI for people tracking more than one site.Source documents
Original council portal records and source PDFs where available.Source link pending
This application was published at source, but the document inventory has not been bound yet.
Nearby precedent
Similar nearby applications linked to this planning decision.- 4685/19Planning permission for the continued use of the current structure as a cafe/retail unit as granted under Registration Ref. No. 4085/16, 3 year temporary permission at 161 Thomas Street, Dublin 8. The development consists of two converted shipping containers, single storey in height. / 0.0 km away / 11 February 2020Granted
- 4958/22PROTECTED STRUCTURE: The proposed development comprises a ten-year planning permission to provide a building for the Guinness archives on a 638 sqm site. The subject site is bound by Thomas Street to the north, the Crane Building to the east, and existing Brewery works to the west and south. The development includes works and developments to Arthur's House which is Protected Structure No. 8145; the demolition of its rear modern section; the demolition of the part of the Crane Building to its rear; and the construction of a new Archive Building contiguous with and linked to Arthur's House. The development includes: • Opening up existing blind windows and replacing other existing windows in a historically appropriate style; • The installation of an external steel escape stair from the basement front elevation and the insertion of a new gate in the railing to match the existing railing; • Internal re-ordering to include replacement with historically appropriate flooring, fireplaces and cornices; • The demolition of the 1964 internal dividing walls within Arthur's House; • The demolition of 506 sq. m. of buildings, including the rear 1964 section of Arthur's House and the part of the Crane Building to which this is attached; • The demolition of the rear modern exterior ramps, steps, railings and security building; • The construction of a 624 sqm archive building to the rear of Arthur's House; • New exterior works to include ramps and steps; and • All associated works above and below ground. Arthur's House is and will remain 17.26m in height over four storeys and comprises: basement, ground, first and second floors with the third floor in the loft space. The section of the Crane Building to the rear of Arthur's House proposed for demolition is 21.72m in height and comprises ground and four further floors and roof top plant. The height of the proposed four storey new building is 20.85m. The proposed development is located within a site which is the subject of an approved Industrial Emissions (IE) Licence (Ref. No. P0301-04). / 0.0 km away / 24 November 2022Granted
- 4040/20PROTECTED STRUCTURE: Change of use of St. Patrick's Tower from a vacant building to exhibition space and associated works. St. Patrick's Tower is located at the Digital Hub, Thomas Street, Dublin 8. Proposed works include necessary repairs and adaptation of the tower for public use including: 1. Proposed external works: gently sloping access ramps, pedestrian crossings, cobblestone area with benches to the front entrance area, removal of bars from existing ground floor window, replacement of damaged rear window with new louvred vent, new entrance doors, new illuminated signage. 2. Proposed internal works to ground and first floor only, necessary minor repairs to brickwork and repairs to internal roof of entrance lobby area, new floor finish throughout ground floor, new lightweight ceiling finish mounted to underside of existing concrete slab, surface mounted lighting and wiring, mechanical ventilation system with 4 new opes to concrete slab and localized plant on first floor slab, removal of non-historic existing timber stairs, with new fold-down access stairs provided in its place. New firestopping provided to inner side of historic brick partition wall. / 0.0 km away / 25 February 2021Granted
- 4824/23PROTECTED STRUCTURE (RPS: 8149): permission for development at 10-13 Thomas Street, Dublin 8, D08 PX8H, a protected structure (ref: 8149) in use as office space, to comprise the following: removal of non-original internal glazed screen and door at first floor level and replacement with a plasterboard-lined stud-wall with fire-rated flush door-set; removal of a section of original non-load bearing internal stud walling at second-floor level and the addition of a new plasterboard-lined stud-wall to create a new protected escape route; and the conversion of an existing timber sliding-sash window to a casement window. / 0.1 km away / 23 January 2024Granted
- WEB1165/26The proposed development comprises site clearance works, including the demolition of all existing buildings / structures on site, including the existing boundary wall and gates along the Thomas Street frontage, and the construction of a new Part 1-; Part 3-; Part 4-; Part 5-; Part 6-storey Aparthotel building with a total Gross Floor Area of 5,152 sq.m (GIA) together with the formation of a new vehicular access and ramp off Thomas Street leading to a loading bay / service area at the rear of the proposed building. The ground floor level will accommodate 12 no. cycle parking spaces for staff and staff changing rooms / showers; ancillary plant and storage rooms; waste/refuse storage facilities and an ESB sub-station and switchroom. The proposed aparthotel reception area (188 sq.m) at ground floor level will be accessed off Thomas Street along with a Café of 52 sq.m that is provided along the Thomas Street frontage at ground floor level. Aparthotel rooms / suites are provided at ground to fourth floor level (80 no. self-contained / self-catering units). At fifth floor level, a public bar / event space (225 sq.m) with south facing roof terrace is provided. Other site works include the provision of hard and soft landscaping measures to ancillary amenity spaces. The proposed building incorporates sustainable drainage measures that includes green roofs and underground attenuation tank. Screened plant is provided at rooftop level. / 0.1 km away / 20 May 2026Granted
- 2903/19The proposed development consists of: (i) removal of an existing faux shopfront to unoccupied site fronting on to Thomas Street; (ii) partial removal of front boundary wall to Thomas Street; (iii) partial demolition of walls associated with previously existing building on site; (iv) construction of single storey ESB substation (37sq.m); (v) construction of new boundary wall, inclusive of vehicular entrance gate to Thomas Street; and (vi) all ancillary works necessary to facilitate the development. Permission is sought for a temporary permission of 5 no. years. / 0.1 km away / 29 July 2019Granted
- WEB2781/24PROTECTED STRUCTURE. The Land Development Agency intends to apply for permission for development comprising enabling works pending redevelopment at a site of c. 0.65 ha that comprises No. 1-3 Thomas Court, Dublin 8; a former cash & carry building at the rear of Nos. 10-13 Thomas Street West, Dublin 8 (D08 VH9W) with vehicular access to Rainsford Street to the south (The Digital Hub building at Nos. 10-13 Thomas Street West, Dublin 8, D08 PX8H, is a Protected Structure (RPS No. 8149) located outside the Application site); a vacant site between Nos. 13 and 17 Thomas Street West, Dublin 8; and a surface car park to the rear of Nos. 17 to 25 Thomas Street West, Dublin 8 with existing access from Thomas Court to the west. (Nos. 19 and 22 Thomas Street are Protected Structures RPS Nos. 8150 and 8151, respectively.) The application site adjoins structures abutting Vat House 7, Crane Street, Dublin 8 (Protected Structure, RPS no. 2071), and adjoins No. 28 Thomas Street West (“Arthur’s Pub”), Dublin 8, D08 VF83 (Protected Structure, RPS No. 8152). The development will consist of the demolition of: a part-single, part-two storey former cash & carry building to the rear of Nos. 10-13 Thomas Street West, Dublin 8, D08 VH9W, with vehicular access to Rainsford Street to the south (c. 2,939 sq m); a two storey structure (over part cellar) vacant building at Nos. 1-3 Thomas Court, Dublin 8 (c. 476 sq m) and making good of the southern elevation of the adjoining No. 28 Thomas Street West (“Arthur’s Pub”), Dublin 8, D08 VF83 (Protected Structure, RPS No. 8152); and selected boundary walls. The development will also consist of interim development pending the future regeneration of the site to include: the use of an area of c. 350 sq m at Thomas Court as a tree and plant nursery and as an apiary; the erection of hoardings with graphics between No. 13 and No. 17 Thomas Street West, at Nos. 1-3 Thomas Court; and at Rainsford Street at the southern boundary of the former cash & carry building. The development will also consist of the provision of: a redesigned and repositioned vehicular entrance and gate at Thomas Court; boundary treatments; hard and soft landscaping; and all site development works above and below ground, including decommissioning, diversion and replacement of piped services. / 0.1 km away / 13 August 2025Granted
- 4588/22PROTECTED STRUCTURE: Application for a ten year planning permission for development at a site of 4.58 ha at the existing Guinness Brewery lands to the South of James Street, Dublin 8. The site is bound by James’s Street and Thomas Street West to the north, St. James’s Church (a Protected Structure), Echlin Street and Robert Street to the west, Grand Canal Place to the south west, Portland Street West, Robert Street, Market Street South and Bellevue to the South and Bellevue (also known as Sugar House Lane) and Crane Street to the east. The application site contains a number of Protected Structures including No’s 61-82 James’s Street (RPS Ref 4028-4045, 4047), James’s Street Gateway (RPS Ref 4046), and sits adjacent to the Guinness Building (RPS Ref 7383), the Guinness Storehouse (RPS Ref 7382), St. James's Parochial Hall (RPS Ref 4019), and St. James's Roman Catholic Church (RPS Ref 4020). The development consists of the redevelopment and repurposing of the site to include for a mixed-use development across 15 no. Plots including 2 no. new hotels (Plots 4 & 5), 5 no. new commercial office buildings (Plots 1,3, 6/7, 9 &15), 6 no. new residential buildings (Plot 2, 8 & 11-14) (including for some Build To Rent in Plot 2) containing a total of 336 no. units (45 no. studios, 88 no. 1 beds, 3 no. 2-beds (3 Person), 163 no. 2-beds (4 Person) and 37 no. 3 beds), a Markethall (Plot 10), a Foodhall (Plot 9), retail/café/restaurant/public house/bar uses (inc. licensed premises), community and cultural spaces and extensive new public realm and squares with a total above ground gross floor area of c.126,941 sq.m (GFA excl. below ground areas, basement, and service yard in Plot 9). The proposed development includes for both the demolition of existing structures (c.48,678 sq.m), primarily existing office and former industrial buildings, and the retention of key conservation features including existing protected structures and existing site walls. The development includes for the refurbishment and extension of a number of Protected Structures. A summary of the key elements is set out a follows: 1. Plot 1- Proposed new commercial office building with complementary ground floor uses, on Portland St West and Grand Canal Place, with a total above ground gross floor area of c. 30,598 sq.m ranging in height from 8 to 10 storeys including a rooftop setback (max. height of c. 58.7m OD). The site is currently occupied by the redundant Brewhouse No. 3 complex and the Northeast Extension (NEX). -The ground level (Level 00) and perimeter is activated through the provision of a mix of retail/café/restaurant and public house/bar/restaurant spaces, in addition to reception spaces for the offices of double height in addition to plant and substations. The ground floor contains 2 no. public house/bar/restaurant units of c.303 sq.m and c.243 sq.m, 1 no. retail/cafe/restaurant unit of c.141 sq.m, 1 no. multipurpose space (ground only) of c.683 sq.m. -The multipurpose space, with a total area of c. 1,090 sq.m, provides for theatrical and music events, trade shows and exhibitions in a flexible format, with provision for an audience of up to 280 people in a seated format. It is provided with ancillary support spaces at ground level and space at levels 01 and 02 and entrances from the surrounding streets. -The ground floor also includes tenant amenity spaces, escape stair egress locations, car ramp and bike stair entrances to basement, and ESB substation facilities. -To the south west and the interface with Grand Canal Street, the curved existing brickwork pier and infill wall and Guinness gates are proposed to be retained, with discreet openings proposed to the existing infill panels. -The building is proposed to be sub divisible into two entities with separate entrances to the east and west facades. At 03, 06, 07, 08 levels external terraces are provided and at roof level, floor 09, a roof garden is provided. A fully enclosed plant area is provided at level 08 above the west building. -The roof garden is proposed as an extensive amenity area accessible by the occupants of the building, extensively landscaped. It includes access and egress from the two office cores via bridges across the top of the atria, and an additional rooftop pavilion of c. 61 sq.m. The roofscape is heavily planted and landscaped and features a pedestrian walkway, seating zones and gathering spaces. -The development sits above a two level basement, accessed from Portland St West, sitting below the building and the adjacent Plot 3 (commercial office building) and Plot 2 (Residential BTR Building) and containing ventilation and general plant spaces, ancillary facilities for the commercial offices and 199 no. car parking spaces (179 under Plot 1 only), associated staff changing facilities and circulation zones. 2. Plot 2- Proposed new build-to-rent residential building, on the western side of the site adjacent the existing Open Gate Brewery and existing No. 2 Brewery, at 16 storeys in height (max. height of c. 75.8m OD) containing 90 build to rent residential units. -The 90 units are provided in 45 no. studios, 15 no. 1-beds, 30 no. 2 beds (4 Person). The ground floor of the building contains a concierge office of c. 62.4 sq.m, a combined internal shared residential amenity of c. 238.7 sq.m and an external, landscaped residential communal open space at ground level of c. 603 sq.m, to the west. An additional, ancillary, landscaped, outdoor space of c. 120 sq.m of is provided to the north-east of the building for use by residents. -A new basement level is proposed containing 98 no. secure, covered long stay cycle parking spaces for residents, 16 no. short stay visitor cycle spaces, storage rooms and plant space forming part of the wider Plot 1 basement. -A standalone, single storey ‘North Pavilion’ to the east of Plot 2 containing a Cultural/Leisure Space of c. 85 sqm and an ESB substation serving the building. 3. Plot 3- Proposed repurposing and extension of existing No. 2 Brewery to accommodate a commercial office, with a total above ground gross floor area of c.14,810 sq.m with associated facilities, ranging in height from 5 to 7 storeys (max height of c. 51.4m OD). To facilitate the redevelopment of the buildings as commercial offices the following works are proposed: -The height of the existing Front Wing Building is extended by 2 no. floors above the existing masonry enclosure in a modern pattern of framed openings, set back at the uppermost level increasing the existing building from a current height of 3 storeys plus mansard roof to 5 storeys. -The height of the existing No. 2 Brewery Building is extended by 2 no. floors above the existing masonry enclosure in a modern pattern of framed openings, set back at the uppermost level, level increasing the existing building from a current height of c. 5 storeys equivalent to 7 storeys. -At ground level in the Front Wing Building a reception/retail space to include a brand store of c.350 sq.m is provided. -External roof terraces are provided at Level 03, 04 and 05 on the southern elevation, Level 04 and 06 on the northern elevation and Level 05 on the eastern elevation. -The existing buildings are retained and the external elevations are cleaned and refurbished in line with best conservation practice. The interior structure is replaced with a modern structure to support the proposed use of the building as a commercial office. -The interior elements for retention include the distinctive internal tiling to the inside face of external walls, the existing cast iron and jack arch construction of The Front Wing and the ground floor staircase of The Front Wing from Ground Level 00 to Level 01 and the existing staircase of The Front Wing from Ground Level 00 to Level 01 is proposed to be relocated to the base of the proposed atrium to link in with proposed levels. -The roof of the Brewhouse building is provided with a northlight profile plant screen and includes screening roof mounted plant and forming a roof mounted photovoltaic array. -The southern elevation of The Front Wing is removed and replaced with a modern metal clad façade which extends to the south. The modern party wall of the southern elevation of the No. 2 Brewery is removed and replaced with a contemporary metal framed façade. -The redundant industrial interior structures, roof structure (including the modern structure and finishes to the mansard of the Admin building), redundant copper and modern finishes/ cladding elements are carefully removed. -Existing timber and metal windows are proposed to be retained and refurbished in line with best conservation practice. Externally the existing spiral stair to the north elevation is proposed to be retained and conserved in place and the ground level glazed openings are replaced with modern glazing and frames and an integrated metal lining is added to the proposed reception area entrance. -A new extended basement level with appropriate retention structures is formed to the building, expanding east and west from the existing part basement at a slightly lower level to accommodate staff changing facilities, 17 no. car-parking, 3no. motorbike parking spaces, secure bicycle parking and plant rooms and which is accessed from the wider Plot 1 basement. 4. Plot 4- The proposed sensitive retention and extension including minor demolitions of existing Protected Structures of the Front Offices- West, Central & East Blocks at 61-82 James’ Street (Protected Structure RPS. Ref. No 4028 - 4045) and change of use to proposed 100- bed hotel with a total above ground gross floor area of c.6,841 sq.m, at 4 to 6 storeys in height (max. height of c. 40.4m OD), with associated ground floor bar/reception/meeting rooms/restaurant uses. The proposed external works include: -James’ St elevation: Refurbishment and cleaning of brickwork and stonework throughout retaining painted flanking elevations / 0.2 km away / 20 June 2023Granted