3/4 Kevin Street Lower and Liberty Lane, Portobello, Dublin 8
Data updated 12 Sept 2026 · register lag up to 7 days · sources & freshness
5494/22 is a planning application for permission at 3/4 Kevin Street Lower and Liberty Lane, Portobello, Dublin 8, received by Dublin City Council on 21 Dec 2022 and first seen by Planning Register on 11 Sept 2026. The application describes: Permission is sought for a development which will include : (a) the partial demolition of existing buildings on site including : (i) full demolition of rear two-storey extension and car park fronting Liberty Lane; (ii) removal of external walls at Nos. 3/4 Kevin Street and retention of existing concrete floor plates and support structures (existing ground floor unit of No. 4 Kevin Street will remain untouched); (b) Re-use and incorporation of existing concrete floor plates from ground to second floor levels into the new development consisting of the construction of an 8 storey hotel comprising 81 no. bedrooms, with setback and terraces at third and sixth floors; (c) Provision of an entrance, reception area, lounge, luggage store, W/C, staff break room, stair core, 2 no. lift cores, water storage, service room, switch room, staff bike store, bin storage and 1 no. separate (existing) takeaway unit at ground floor; and provision of bedroom suites, on upper floors with machine room at sixth floor; (d) Provision of car parking garage to rear of development and recessed taxi set down area at ground floor level accessible from Liberty Lane; (e) Permission is also sought for all associated works including boundary treatments, infrastructure, lighting, green-blue roof, foul/surface drainage and site works necessary to facilitate the development. The council refused permission on 22 Feb 2023. The five-week observation window closed on 3 Feb 2023. An Coimisiún Pleanála decided appeal 316103 on 14 May 2025 (refuse). The site is zoned null under the Dublin City Council development plan. Within 500 m there are 115 other decided applications in the last five years and 54 appeals.
Proposal
Permission is sought for a development which will include : (a) the partial demolition of existing buildings on site including : (i) full demolition of rear two-storey extension and car park fronting Liberty Lane; (ii) removal of external walls at Nos. 3/4 Kevin Street and retention of existing concrete floor plates and support structures (existing ground floor unit of No. 4 Kevin Street will remain untouched); (b) Re-use and incorporation of existing concrete floor plates from ground to second floor levels into the new development consisting of the construction of an 8 storey hotel comprising 81 no. bedrooms, with setback and terraces at third and sixth floors; (c) Provision of an entrance, reception area, lounge, luggage store, W/C, staff break room, stair core, 2 no. lift cores, water storage, service room, switch room, staff bike store, bin storage and 1 no. separate (existing) takeaway unit at ground floor; and provision of bedroom suites, on upper floors with machine room at sixth floor; (d) Provision of car parking garage to rear of development and recessed taxi set down area at ground floor level accessible from Liberty Lane; (e) Permission is also sought for all associated works including boundary treatments, infrastructure, lighting, green-blue roof, foul/surface drainage and site works necessary to facilitate the development.
- Status
- Appeal Decided
- Decision
- Refuse permission on 22 Feb 2023
- Site (from polygon)
- 360 m²
- Location precision
- site (coords_polygon)
Timeline
- 21 Dec 2022New applicationObservation window closed 3 Feb 2023
- 22 Feb 2023DecisionAppeal window closed 22 Mar 2023
- 28 Mar 2023Appeal lodged
Full planning report for 53.33741, -6.26622
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1 Where this is — preview
1 Deadlines still open
Appeal
Commencement
No commencement notice matched to this reference.
Zoning at the site
Zone Z5 - DEV PLAN 2022-2028
Z5: City Centre: To consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design character and dignity.
The main town centre — retail, offices, civic uses, apartments.
Designations within 250 m
No OPW flood extent nearby.
- NIAH-recorded building · 100
- Radon risk area · 1
- Recorded monument · 26
Provenance
Register row from the national planning applications feed (NPAD), fetched 11 Sept 2026, 18:51 (store id 79734). Deadlines were computed by the store from the received / decided dates under the Planning and Development Act 2000 and are recorded as events, not recomputed here.
Source: npad · fetched 11 Sept 2026, 18:51
| Source | Licence | Fetched | Link |
|---|---|---|---|
| npad | CC-BY-4.0 | 11 Sept 2026, 18:51 | open |