GrantedCommercialDecided 16 August 2007

Red Cow Complex, Naas Road, Dublin 12.

Demolition of an exhibition centre to build a six-storey car park, a two-storey nightclub, and a 17-storey hotel and conference building.

SD06A/0927 · South Dublin County Council · Lodged 22 June 2007

Reference: SD06A/0927
Authority: South Dublin County Council
Register status: Appealed
Type: Permission
Received: 22 June 2007
Floor area: 52277 m²

Summary

AI-generated

Phase 1 of this major redevelopment includes the demolition of the existing 2,719sqm exhibition centre. It will be replaced by a six-storey car park with 1,041 spaces, a new two-storey nightclub, and a 17-storey hotel and conference building over a basement.

Commercialhotelnightclubcar parkdemolition

Storeys: 17

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

The proposed development will be carried out over 2 phases. Phase 1 will comprise the following: demolition of the existing exhibition and business centre (c. 2,719sq. M. Gross floor area (gfa) comprising business centre, exhibition room, warehouse and ancillary areas; existing red cow hotel entrance lobby (c. 44sq. M. ); and existing substation (c. 40sq. M. ); construction of a six storey (including roof level) car park building (c. 17,755sq. M. Gfa excluding basement area) over semi-basement area) over semi-basement (c. 1,845sq. M. With 1,041 no. Parking bays (44 of which are disabled parking), 70 no. Bicycle parking spaces and ancillary areas; construction of a new 2 storey nightclub building (c. 1,073 sq. M. Gfa) adjacent to the existing red cow inn building with dance areas, bars, east facing terraces and balcony (c. 121sq. M. Total), goods delivery access at the east elevation and ancillary areas; construction of a new hotel and conference building within the existing surface car park area to the north of the existing hotel building: this building comprises 17 storey (16 floors plus mezzanine floor) over basement at the western corner of the site, 6 storey over basement wing along naas road and a 2 storey over basement wing along turnpike road. The phase 1 hotel and conference building will include: a hotel leisure centre (c. 705 sq. M. Gfa) at basement level with swimming pool, gym, saunas, steam room, treatment centre, changing rooms and shower areas; conference centre (c. 3,598sq. M. Gfa) with main conference room (c. 1,505sq. M. ), first floor gallery (c. 580sq. M. ), foyer, bar areas, first floor south facing roof garden (c. 223sq. M. ) ancillary areas; 10 no. Meeting rooms with reception and ancillary areas at ground floor level (c. 581sq. M. Gfa); restaurant and bar areas (c. 1,377sq. M. Gfa) comprising ground floor hotel bar (c. 355sq. M. Gfa) with west facing terrace (c. 54sq. M. ), 1st floor hotel restaurant (c. 556sq. M. Gfa) with west facing terrace (c. 25sq. M. ) and public restaurants (c. 466 sq. M. Gfa) at 15th and 16th floors with south facing terrace (c. 53sq. M. ); hotel accommodation (c. 9,856sq. M. Gfa) comprising 310 no. Hotel bedrooms (all en-suite) with 26 no. Bedrooms at 1st floor level, 39 no. Bedrooms at 2nd floor level, 44 no. Bedrooms each at 3rd and 4th floor levels, 31 no. Bedrooms at 5th floor level, and 14 no. Bedrooms each at 6th to 14th floor levels. Ancillary developments as part of phase 1 include the following: a covered walkway between the proposed car park and the main entrance to the new hotel and conference building; glazed canopy between the new and existing hotel buildings; revised internal road layout; 14 no. Taxi parking spaces; private coach set down areas; pedestrian crossing; landscaping and external lighting schemes. Phase 2 of the proposed development will comprise the following: demolition of the existing red cow hotel building (c. 8,051sq. M. Including basement) comprising 128 no. Hotel bedrooms; restaurant and bar areas; conference/banquet suite; meeting rooms and ancillary areas; construction of an 8 storey over basement wing with single storey conference extension to the phase 1 hotel and conference building and comprising the following: conference centre extension (c. 2,100sq. M. Gfa) with second conference room (c. 1,302sq. M. ), extended foyer and bar area and ancillary areas; a business centre (c. 526sq. M. Gfa) at ground floor level with 8 no. Meetings, reception and ancillary areas; additional hotel accommodation (c. 5,596sq. M. Gfa) comprising 201 no. Hotel bedrooms (all en-suite) with 31 no. Bedrooms each at 1st floor to 5th floor levels and 23 no. Bedrooms each at 6th and 7th floor levels. Ancillary developments as part of phase 2 include the following: redesign of the covered walkway and glazed canopy; redesign of the internal road layout to include underpassing of the phase 2 hotel wing; redesign of the taxi parking areas and creation of an additional 2 no. Parking spaces; alterations to phase 1 landscaping scheme to include the creation of a plaza; alterations to the external lighting scheme. Ancillary areas throughout the phase 1 and 2 hotel and conference buildings include: foyer and lounge areas (c. 939sq. M. Gfa); staff and administration areas (c. 657sq. M. Gfa); and ancillary areas (kitchens, wcs, services, storage, plant, switch rooms, water storage, lifts, stairs, fire escapes, deliveries, goods handling, waste management and general circulation) (c. 9,989sq. M. Gfa). All ancillary site development works. Plant is located on the roof of the proposed hotel and conference building. The 1no. Esb substation proposed for demolition as part of phase 1 will be replaced with 2 substations. The roof height above ground floor level of the overall proposed development will range from c. 6.9 metres (nightclub) to c. 55.5 metres (17 storey tall building element). The existing vehicular entrances to the site will be maintained with the naas road entrance to be used by incoming traffic only. The total proposed gross floor area for both phases including multi-storey car park but excluding basement areas is c. 52,277sq. M. (total basement area is c7,423sq. M. ). The total gross floor area of phase 1 is c41,572sq. M. (total basement area is c. 6,219sq. M. ) and phase 2 is c. 10,705sq. M. (total basement area is c. 1,204sq. M. ). Overall hotel accommodation gross floor area (both phases) is c. 15,452sq. M. With a total of 511 no. Hotel bedrooms. The total gross floor area proposed for demolition (both phases) is c. 10,854sq. M. The existing red cow inn building (c. 3,098sq. M. Gfa) and existing uses will not be altered as part of this application. The planning application is accompanied by an environmental impact statement (eis).

Land-use zoning

What this land is zoned for

REGENRE

“To facilitate enterprise and/or residential led regeneration”

National zoning type: Mixed Use, general development, opportunity/proposal site

Objective set by the South Dublin County 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

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Recent sales nearby

within 500 m

Residential Property Price Register sales within 500 metres of this site
Address	Date	Price	Distance
484 Ballymount Cottages, Clondalkin, Dublin 22	Jun 2025	€1,000,000	197 m
8 Ballymount Rd, Clondalkin, Dublin 22	Oct 2025	€550,000	312 m
94 Highgrove Apartments, Mount Talbot, Monastery Road	Nov 2025	€340,000	482 m
111 Mount Talbot, Monastery Rd, Clondalkin Dublin 22	May 2026	€280,000	482 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 received22 June 2007
Further information requested20 December 2006
Further information received22 June 2007
Decision due16 August 2007
Decision issued16 August 2007
Grant issued26 February 2008
Appeal submitted6 September 2007
Appeal decided22 February 2008
Permission expiry23 February 2008

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