Planning Authority Denies Six-Storey Hotel Project in Dublin

The planning authority has rejected a proposal for a six-storey, 113-bedroom hotel on Baggot Street Lower in Dublin 2. An Coimisiún Pleanála, the national planning authority, denied the application from Eamon Waters’s Sretaw Hotel Group, citing concerns that the development would be overly imposing on nearby protected structures and would harm the area’s architectural character.

This ruling follows an earlier refusal by Dublin City Council. The commission concluded that the proposed hotel would disrupt the established streetscape of Baggot Street Lower and negatively impact the adjacent conservation area. The decision also aligns with the Dublin City Council Height Strategy, which aims to preserve the integrity of protected sites within the city.

Concerns Highlighted During the Appeal

The appeal was filed by Waters’s Peachbeach UC, contesting the planning authority’s decision. In its refusal, the planning board emphasized that the structure would not be compatible with the architectural significance of its surroundings. Notably, Peter McCann, General Manager at the nearby five-star Merrion Hotel, voiced his objections to the project during the appeal process.

McCann described the proposed hotel as “over-scaled” and raised concerns regarding how construction would affect the operations of the Merrion Hotel. He pointed out that a daylight assessment submitted by the applicants acknowledged a moderate impact on the Merrion Hotel’s environment, further complicating the case for the new development.

The commission’s inspector, Kathy Tuck, recommended denying the hotel proposal in a report spanning 49 pages.

Defending the Proposal

In response, John Gannon, director at Tom Phillips + Co, represented Peachbeach UC in the appeal. He expressed fundamental disagreement with the planning authority’s rejection, asserting that the hotel design was sensitive to its context and would not create unacceptable impacts.

Gannon highlighted the hotel’s ideal location, citing its proximity to numerous tourist attractions and events within a one-kilometre radius. He insisted that concerns about overlooking neighboring sites had been adequately addressed and argued against the claim that the proposal would set an undesirable precedent in the area.

While the proposal for the six-storey hotel may have aimed to enhance the local hospitality landscape, the planning authority’s decision underscores the importance of balancing development with the preservation of Dublin’s architectural heritage. As urban areas continue to evolve, such decisions reflect ongoing tensions between growth and conservation.