Appeals lodged against 53-bedroom boutique hotel are unsuccessful

By Aideen O'Flaherty

THREE appeals against South Dublin County Council’s decision to grant permission for the development of a 53-bedroom boutique hotel on the Lower Kennelsfort Road in Palmerstown, to replace the existing Palmerstown Lodge Guest House, have been unsuccessful.

Gerald O’Connor lodged a planning application with council last year seeking permission for the development of the boutique hotel to replace an existing 29-bedroom guesthouse at the same site.


The guest house on Lower Kennelsfort Road

The proposed boutique hotel is to consist of new and retained two- and three-storey elements enclosing a central courtyard with a new café bar, a dining area and a meeting room with associated ancillary areas.

Numerous objections were lodged against the plans, citing concerns about the potential impact the development could have on traffic, and some of the submissions also raise the issue of the development overlooking existing properties.

The council granted permission for the development in June, as council planners considered the development “would not seriously injure the amenities of the area and of property in the vicinity”, and “would be acceptable in terms of traffic safety and convenience”.

Following the council’s decision, three appeals were lodged against the grant of planning permission, in a bid to overturn the local authority’s decision, on a number of grounds.

The appeals against the council’s decision were lodged with An Bord Pleanála in mid-July, and the appellants include the Fitzgerald Group, who are the owners of the Palmerstown House pub and restaurant, and local residents.

In their appeal, the Fitzgerald Group outlined concerns that the new dining and café facilities would represent “an oversupply” of food outlets in the area, the “increased danger” the entry/exit arrangements could pose to pedestrians, and that the design of the development is “not good enough”.

Local residents Alan McQuaid, on behalf of the Red Cow Cottages/Woodram Cottages/St Fintan’s Terrace Residents’ Association, and Anne Marie O’Shea, lodged separate appeals against the plans.

In both appeals, the appellants extensively detailed their concerns about the negative impact the development could have on traffic in the area, and the potential risk to pedestrians.

An Bord Pleanála reached a decision on the three appeals on December 11, and ultimately decided to uphold the council’s decision to grant permission. In reaching its decision, ABP stated that the development would “not seriously injure” the amenities of the area, that it would be acceptable in terms of pedestrian and traffic safety, and that it would constitute “an appropriate land use at this location”.

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