GrantedCommercialDecided 7 June 2022

28-32 O'Connell Street Upper and Cathal Brugha Street / Findlater Place, Dublin 1

Extension and alterations to the Holiday Inn Express on O'Connell Street, including 9 new basement rooms.

3200/22 · Dublin City Council · Lodged 2 February 2022

Reference: 3200/22
Authority: Dublin City Council
Register status: Appealed
Type: Permission
Received: 2 February 2022

Summary

AI-generated

Proposed development at the Holiday Inn Express consisting of alterations and a 7-storey over basement extension to the existing hotel. Works include converting basement car parking spaces into 9 hotel rooms, plant, and ancillary areas, alongside the demolition of 355 sqm of existing courtyard floorspace.

Commercialhotelextensiondemolitioncity centre

Storeys: 7
Floor area: 355 m²

Generated from the description above by an AI model and may contain mistakes. The council’s description is the authoritative record.

Official record

Development description

Planning permission for development at holiday inn express (formerly known as findlater house), 28-32 o'connell street upper and cathal brugha street / findlater place, dublin
The application site is located on the junction of o'connell street upper, findlater place and cathal brugha street, dublin
The subject site is located within the o'connell street architectural conservation area. The proposed development will consist of alterations and provision of an extension (comprising 7 storeys over basement) to the existing / permitted 8 storey hotel building (an additional eighth storey, permitted under reg. Ref. : 2084/18 & abp ref. : 301378-18, and a fire fighting shaft, permitted under reg. Ref. : 2850/19, have yet to be implemented). The proposed development comprises of the following
Alterations to the existing basement level involving the omission of the existing car parking spaces and access ramp to provide 9 no. Hotel rooms, plant, bin store and ancillary back of house areas
The demolition of c. 355 sq. M of existing hotel floorspace and external ancillary structures within the existing courtyard and alterations to the existing bar/restaurant at ground floor level, and provision of a proposed extension including an additional 9 no. Hotel rooms at ground floor level. It is also proposed to provide 34 no. Cycle spaces at ground floor level
A proposed seven storey extension (located within the existing courtyard to the rear of the site) from basement to 6th floor level to provide for an additional 103 no. Hotel rooms
Alterations to existing hotel rooms and removal of 6 no. Rooms from first to sixth floor level to provide access to stair/lift cores and the proposed extension
The proposed development will increase the total number of existing / permitted hotel rooms from 214 no. To 311 no. Rooms, i. E. A net increase of 97 no. Hotel rooms, and will increase the overall gross floor area from c. 10,880 sq. M to c. 13,490 sq. M. ; and
The proposed development also includes for the decommissioning of an existing esb substation and provision of a new esb sub-station at ground floor level, and all associated and ancillary works

Land-use zoning

What this land is zoned for

Z5: City CentreUC

“To consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design character and dignity.”

National zoning type: City/Town/village Centre, central area

Objective set by the Development Plan 2022-2028 (2022–2028). The planning authority decides each application on its own merits — this is the zoning context, not a compliance assessment.

Read the zoning objectives in the development plan

Built & sold

What happened next

Beyond the decision: whether this development was built, and what property here has sold for.

Recent sales nearby

within 500 m

Residential Property Price Register sales within 500 metres of this site
Address	Date	Price	Distance
151 Parnell St, Dublin 1, Dublin	Jul 2025	€199,166	117 m
Apt 19 Avondale, 151/152 Parnell Street, Dublin 1	Mar 2025	€220,000	117 m
11 The Beckett, Cathal Brugha St, Dublin 1	Jul 2025	€255,000	121 m
9 The Beckett, Gresham House, Sean Macdermott St Upper Dublin 1	Nov 2025	€243,000	121 m
1 The Beckett, Gresham House, Sean Macdermott St Upper Dublin 1	Apr 2026	€365,000	121 m
4 & 4a Parnell Place, Parnell St, Dublin 1	Jul 2025	€320,000	136 m
49 Marlborough Court, Marlborough St, Dublin 1	Jul 2025	€275,000	163 m
59 Marlborough Court, Marlborough St, Dublin	Aug 2025	€284,000	163 m

Nearby properties, not this site — a guide to local values.

Sources: Building Control Management System (commencement notices) and the Residential Property Price Register, licensed under CC BY 4.0. Records are matched to this application by location and may not be exhaustive; always confirm against the official source before relying on them.

Key dates

Timeline

Application received2 February 2022
Further information requested29 March 2022
Further information received11 May 2022
Decision due7 June 2022
Decision issued7 June 2022
Grant issued17 November 2023
Appeal submitted6 July 2022
Appeal decided17 November 2023

In the area

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