Awaiting decisionCommercialDecision was due 10 October 2025

Stokes Place, St. Stephen's Green South and Harcourt Street, Dublin 2

Amendments to a permitted commercial development, including basement changes, a new entrance, and a community café.

WEB2910/25 · Dublin City Council · Lodged 18 August 2025

Reference: WEB2910/25
Authority: Dublin City Council
Register status: In progress
Type: Permission
Received: 18 August 2025

Summary

AI-generated

The proposal seeks amendments to a permitted development on a site bounded by several protected structures. Changes include reconfiguring the basement, adding a pedestrian entrance from St. Stephen's Green, creating a community café, and changing a permitted café to an event space.

Commercialofficecafeprotected structure

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

Kw investment funds icav acting for and on behalf of its sub-fund kw investment fund vii intends to apply for permission at a site (c. 0.7 ha) at: stokes place, st stephen’s green south and harcourt street, dublin
The site is generally bounded by nos. 92-100 st. Stephen's green (protected structures) 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 southeast. The proposed development comprising of amendments to an bord pleanála ref. Abp-311618-21 (dcc reg. Ref 2062/21) consisting of the following: - reconfiguration and reduction of the basement levels and repositioned vehicular ramp; revised ground floor layout including additional pedestrian entrance from st. Stephen’s green with the consolidation of vehicular access from st. Stephen’s green only, additional office space, provision of a community café (c. 55 sqm) within a retained structure at the rear of the site and change of use from permitted café/restaurant to an event/entertainment space (c. 483sqm); inclusion of the existing russell court residential apartment building within the application site boundary to facilitate the refurbishment of 9 no. Existing apartments; extension of floor plates from first to sixth floor level; provision of office space at seventh floor; a newly added eighth floor; revised car and bicycle parking arrangements, with a reduction in car parking and increase in cycle parking now proposed; alterations to permitted facades and materials; and all associated and ancillary site development works and landscaping alterations inclusive of removal of the permitted sunken garden and provision of new publicly accessible courtyards, hard and soft landscaping and boundary treatments. Overall, the development at stokes place arising from this amendment application will result in a nine-storey building over a 1 part 2 floor basement providing office (c. 40,800sqm), event / entertainment (c. 483sqm) and community floorspace (c. 55sqm). In addition, 9no. Of the existing russell court apartments are to be refurbished as part of these proposals. The development also includes all associated and ancillary landscaping and development works, inclusive of car and cycle parking, boundary treatments, loading bay, bin store and plant rooms

Land-use zoning

What this land is zoned for

Z8: Georgian Conservation Areas

“To protect the existing architectural and civic design character, and to allow only for limited expansion consistent with the conservation objective.”

National zoning type: General

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
Apt 12 Russell Court, 95/96 St Stephens Green, Dublin 2	Jul 2025	€615,000	49 m
1 Prouds Lane, St Stephens Green, Dublin 2	May 2026	€605,000	192 m
12 Cuffe Lane, Cuffe St, Dublin 2	Aug 2025	€460,000	206 m
8 Camden Buildings, Dublin 2	Mar 2026	€575,000	236 m
37 Harcourt Street, Dublin 2	Nov 2025	€2,600,000	237 m
38 Wexford St, Apt 1, Dublin 2	Feb 2025	€800,000	255 m
2 Camden Court, Camden Street Lower, Dublin 2	Jun 2026	€525,000	295 m
8 Olympic House, Pleasants Street, Dublin 8	May 2026	€700,000	328 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 received18 August 2025
Decision due10 October 2025

In the area

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