Observation pack · Dublin City Council

1-3 High Street, Dublin 8, D08 R990

CHANGE OF USE: Cruisevale Limited intend to apply for permission for development at 1-3 High Street, Dublin 8, D08 R990. The development will consist of: a) The change of use of the existing building across all levels (lower ground floor to fourth floor level) from vacant office use to tourist hostel accommodation use; b) Internal demolition works and the reconfiguration of the existing vacant office building to accommodate a 35 no. bedroom tourist hostel (approx. 1,852 sqm) accommodating 224 no. bedspaces in a mixture of accessible and 3-12 no. person bedrooms from first to fourth floor level. c) The hostel development will comprise a reception / lobby area (with pedestrian access via the existing building entrance located off High Street) (approx. 109 sqm), luggage storage room (approx. 6 sqm), staff office (approx. 6 sqm), guest kitchen (approx. 24 sqm), guest dining room / lounge area (approx. 55 sqm), guest laundry facility (approx. 34 sqm) and staff lounge and changing rooms (approx. 49 sqm) all at ground floor level. Additional amenities including a bicycle store (approx. 16 sqm) providing for 20 no. bicycle parking spaces for guests and employees, plant room (approx. 32 sqm), storage (approx. 28 sqm), an ancillary BOH room (18 sqm) and a bin store (approx. 15 sq. m) will be provided at the lower ground floor level together with the introduction of a new fire exit along St. Michael's Close; d) The demolition of the rear car park boundary walls and railings and the construction of a 3-4 storey extension (approx. 570 sqm) to the rear of the existing building to accommodate 4 no. 2-bedroom residential apartment units located across the ground to third floor level, each with an associated private open space in the form of a balcony. Separate pedestrian access to the residential apartment units is proposed at lower ground floor level via St. Michael's Close. A bicycle store (approx. 30 sqm) providing for 11 no. bicycle parking spaces for residents, a plant room (approx. 20 sqm) and a residents bin store (approx. 11 sqm) will also be located on the lower ground floor level. The development will also provide for all associated site development works and infrastructure works including green roofs, roof plant, PV panels, boundary treatments, site services and connections for foul drainage, surface water infrastructure and water supply.

Observations close 21 Oct 2026 window closed

5 weeks from receipt (received 16 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The five-week window has passed. Late observations are returned unread. If the council has decided, the next door is the appeal window — but under s.37 only the applicant and those who made a valid observation may appeal.

The application

Reference: WEB3293/26 · full record
Authority: Dublin City Council
Type: Permission
Status: Registered Application
Applicant: Cruisevale Limited
Units: —
Floor area: —
Site area: —
Received: 16 Sept 2026
We first saw it: 4 Oct 2026, 23:38
Decision due: —
Decision: not yet decided

The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.

How to submit an observation

Read the file on the council register.No register URL is recorded for this reference; search the Dublin City Council planning register for WEB3293/26.
Write your observation.Quote WEB3293/26 at the top, give your name and the address the authority should reply to, and confine it to planning matters — zoning objective, height, overlooking, traffic, drainage, heritage. What you say here is what you can later appeal on.
Pay the €20 fee.Every submission needs it; without it the observation is invalid and is returned. Dublin City Council takes it online with the submission or at the counter.
Submit before 21 Oct 2026.Online through the register above, or in writing to the Planning Department, Dublin City Council. The test is the date the authority receives it, not the date you post it.
Keep the acknowledgement.The council's receipt is your proof of a valid observation — see below.

Statutory basis. Section 34(1) of the Planning and Development Act 2000 (as amended) requires a planning authority to consider any submission or observation made to it in accordance with the Regulations. Article 29 of the Planning and Development Regulations 2001 (as amended) sets the window: a submission or observation must be received by the authority within five weeks beginning on the date of receipt of the application, and must be accompanied by the prescribed fee of €20. A submission received after the window, or without the fee, is invalid and the authority must return it.

After you submit: keep the acknowledgement. Under the 2024 Act it secures your right to appeal — only the applicant and a person who made a valid observation may bring the council's decision to An Coimisiún Pleanála, within four weeks of the decision. Making a valid observation is also what buys a right of appeal: under s.37(1) of the 2000 Act, only the applicant and a person who made a valid submission or observation to the planning authority may appeal the decision to An Coimisiún Pleanála (within four weeks of the decision). Missing the five-week window closes both doors.

What the site is zoned

Code	Objective	Plan	In force
M2 Major town centre	TC: To protect, improve and provide for the future development of Town Centres	south dublin county development plan 2022 2028	8 Mar 2022 → 8 Mar 2028

An application that accords with the zoning objective is hard to resist on principle; one that does not may be a material contravention, which the council can only grant by the s.34(6) procedure with its own notice and window.

Source: South Dublin County Council development plan zoning · fetched 11 Sept 2026, 23:18

Source	Licence	Fetched	Link
South Dublin County Council development plan zoning	—	11 Sept 2026, 23:18	open

Designations on or near the site

Radon risk area × 1
About 1 in 20 homes in this area is likely to have high radon levels
Recorded monument × 3
Mill - unclassified · R187888 · R187891

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
ED26/0097	Declared exempt	5 Oct 2026	—	447 m	Internal works to two existing retail units (Units120/121 and Unit 122) to facilitate the amalgamation into a single retail unit (Unit 120/121/122 - 255sqm) and associated alterations to internal mall shopfront.
WEB3128/26	Application declared invalid	3 Sept 2026	—	0 m	The development will consist of change of use of existing first floor mezzanine storage within the warehouse to proposed office use for the HSSCU comprising a floor area of 90.4 sqm and provision of new bay window to the rear (North) facade facing on to Borris Court, and 9 number roof lights , the building is located in a conservation area and Liberties Strategic Development and Regeneration area (SDRA 16).
SD26A/0098W	Grant permission	17 Jun 2026	—	462 m	The development will consist of the proposed change of use of the two storey warehouse with ancillary offices to a new place of worship with ancillary meeting and other spaces at ground and first floor level (gross floor area - 1,000sqm). This will be facilitated by: minor internal alterations and reconfigurations that will include the creation of a new mezzanine floor above the first floor level to enable access to plant only; new lift; and creation of a stage and ceremonial space at ground floor. external elevation changes to the north and east elevation of this commercial unit that will include the replacement of the warehouse shutter doors with new cladding and door to the north elevation, and alterations to the existing door on the eastern elevation. new signage (3.59sqm) on the corner elevation above the main entrance to the building. The proposed development will be served by 20 no. car parking spaces that will include the integrating of two existing spaces to create a disabled space with vehicular and pedestrian access via the existing entrances off Belgard Square North and Belgard Square East that will continue to serve the rest of this mixed use commercial development.
SD26A/0099W	Grant permission	15 Jun 2026	—	106 m	Alterations to previously approved design (Reg.Ref:SD25A/0001W) comprising modified internal apartment layouts, additional window/door ope to terraces in Apts 1 & 2, fenestration alternations to southern and eastern facades, additional floor area to Apt. 4 to northern elevation, additional of 2 no. AOV's to roof level and all associated site works.
SD26A/0065W	Grant permission	5 May 2026	—	440 m	The proposed development will consist of amalgamation (including removal of internal mezzanine areas) and change of use of Units U133ABC (former An Post) and U133D (former Bodytalk) from Post Office and Retail Use respectively (both Class 1 “shops”) to accommodate a restaurant/ takeaway unit (243sqm) for consumption of hot food on and off the premises, modifications to existing shopfront signage, new tenant sign on eastern elevation and all associated site and development works
SD26A/0019W	Grant permission	19 Mar 2026	—	327 m	2 number signs (1 main fascia sign & 1 menu sign) to the front elevation of the oriental take away business
SD25A/0053W	Grant permission	3 Feb 2026	38	494 m	Irish Residential Properties REIT PLC intends to apply for Planning Permission for development on a c.0.34 ha site formally known as Bruce House, Main Road, Tallaght, Dublin 24. The development will consist of the construction of a 6-storey residential building (c.2,792 sqm) comprising enclosed bicycle parking spaces, plant, bin stores, and an ESB substation at the ground floor level and 38 no. apartment units at the ground to fifth floor levels, including 4 no. 1-bedroom units, 34 no. 2-bedroom units, with private balconies/terraces. The development will also include the provision of car and bicycle parking spaces in the existing basement level of the adjoining mixed-use Priorsgate scheme to the south and west. Vehicle and pedestrian access to the site is provided from Old Blessington Road below. The development will include the removal of the existing boundary treatment between the Priorsgate development and the subject site to facilitate a pedestrian connection between the existing and proposed residential scheme. The development will also include piped infrastructure and ducting; roof plant including lift overrun; changes in level; attenuation areas; site landscaping; communal open space including a children's play space (c. 99 sqm) and all associated site development and excavation works above and below ground.
LRD25A/0009W	Grant permission	21 Jan 2026	199	201 m	The proposed development principally comprises: the demolition and removal of existing boundary walls and railings on the main development site's eastern, western and northern sides; and the construction of a mixed-use development in 2 No. blocks (Block A to the south and Block B to the north) with a gross floor area of 23,540 sq m (including basement of 275 sq m) and ranging in height from 1 No. to 7 No. storeys (with mezzanine level) over basement. The development includes a total of 199 No. residential dwellings (6 No. studios, 47 No. 1-bed, 98 No. 2-bed and 48 No. 3-bed) in the 2 No. blocks, with Block A comprising 49 No. 'senior living' apartment units and Block B comprising 150 No. 'standard' apartment units. The development also includes 2,123 sq m of non-residential floor space, with the following uses proposed: 4 No. retail units (totalling 331 sq m); 4 No. class 1 / class 2 commercial units (totalling 387 sq m); a bicycle sales and repair shop (81 sq m); an off-licence (64 sq m); a bar (151 sq m); a café (87 sq m); a medical centre (210 sq m); a dental practice (72 sq m); a pharmacy (195 sq m); a beauty/health salon (195 sq m); and a crèche (350 sq m) with external play area. The development also comprises: an undercroft car park accessed via a new entrance/exit at Belgard Square East which provides 58 No. car parking spaces; a gated service lane to the south of Block A, with entrances/exits off Belgard Square East and Belgard Road; 2 No. pedestrian/cycle crossings, at Belgard Square East and Belgard Road; continuation of the northbound cycle lane from Belgard Road onto Old Blessington Road; alteration to the median and northbound right turn at Belgard Road onto Abberley Square; cycle parking; internal communal amenity spaces for the senior living units; hard and soft landscaping, including public open space, communal amenity space and incidental spaces; private amenity spaces (as balconies and terraces facing all directions); boundary treatments; 2 No. sub-stations; plant/operational rooms; bin stores; public lighting; blue roofs; rooftop PV arrays; lift overruns and rooftop opening vents atop both blocks; 4 No. 0.3 m diameter microwave link dishes mounted on 2 No. steel support poles affixed to the Block B lift overrun, all enclosed in radio-friendly GRP shrouds; and all associated works above and below ground. Note for the mixed-use question below: there are too many non-residential uses proposes relative to the lines available, so we have provided the residential floor area and the combined non-residential floor area. See submitted materials for details of the individual non-residential uses. The main development site (approximately 0.91 Ha) is generally bound: to the north by Old Blessington Road; to the east by Belgard Road.

Appeals

ACP case	Type	Outcome	Decided	Distance
501442	Planning Appeal	Withdrawn	4 Sept 2026	440 m
500879	Planning Appeal	Refused	30 Jun 2026	494 m
324080	Appeal - LRD	Granted with conditions	27 May 2026	201 m
323421	Planning Appeal	Other	4 Mar 2026	334 m
500367	Planning Appeal	pending	28 Nov 2025	350 m
313760	Strategic Housing Development - Application	Refused	11 Jun 2025	212 m
313606	Strategic Housing Development - Application	Refused	16 Apr 2025	338 m
316828	LA Road Dev - Application	Granted with conditions	17 Oct 2024	86 m

If neighbours here have appealed before and lost, the inspector's report on that case is the single most useful thing to read.

What has happened on this file

16 Sept 2026 New application · observations close 21 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 4 Oct 2026, 23:38. Not legal advice — confirm the deadline with Dublin City Council before relying on it.