Newlands Park Hotel plans refused

THE proposed Newlands Park Hotel, despite the plans being revised to reduce its height, has been refused planning permission by South Dublin County Council.

In the local planning authority’s decision to refuse permission, they stated that the proposed development of the 242-bedroom hotel failed to demonstrate how the nine-storey building responds to its surrounding context.

Coming to the conclusion that at nine-storeys (seven floors over ground and lower ground floors), the council took into account the “monolithic and over-dominant design of the structure” when making it’s decision.

It stated that the structure “does not respond to its context by way of sensitive design and environment safeguards” and that in a location with “limited facilities demanding the reliance on motor vehicles”, it would be contrary to proper planning and sustainable development of the area.

Another of the three listed reasons for refusal, the planning department of the council highlighted how it contravened the County Development Plan Policy and Objectives.

The land in question is located just off the N7 slip road and is zoned EE, which means it is designated to provide for enterprise and employment uses.

It stated that the proposals for ‘tall buildings’ that exceed five storeys “will only be considered at areas of strategic planning importance which the subject site is not deemed to be”.

The final reason for refusal was around the internal road layout linking Knockameenagh Road with the N7 (Naas Road) slip road.

The plan was for the hotel to be serviced by the slip road off the Naas Road, with another access route via Knockameenagh Lane.

In a revised plan, the Knockameenagh Road was to be widened to 6m for a distance of 270m before the turn into the hotel grounds.

But now, the council stated that a widened vehicular access “is not demonstrated as

deliverable”, resulting in the slip road off the Naas Road function as the main access.

This would be contrary to transport infrastructure guidelines and “if granted would

have a negative impact on the N7 at this location”.

This brings a close to the ongoing saga seeking permission by applicant Colm Neville Construction Unlimited Group – for now, as the decision can be appealed to An Board Pleanála.

The applicant first applied for permission in October 2020 with the initial plan to have a building which ranged in height from seven to 10 storeys.

Following the council’s request, the proposed hotel was redesigned to reduce its height by three floors (nine metres) in an attempt to bring to a height in keeping with the surrounding environment.

The southern block of the hotel was to stand at seven storeys over ground and lower ground-floor levels, and six storeys over ground and Lowe ground-floor on the northern end.

The development had a particular focus on creating green and landscaped spaces to create “new wildlife habitats” within and on the buildings, taking direct inspiration from renowned international hotels.

The southern end was to be stepped to create a sloped façade towards the main road in an attempt to reduce the impact of the building height.

While parking spaces were reduced from 202 to 180 spaces with a provision of 54 bicycle spaces.

Ancillary amenities, including a bar, restaurant, gym and meeting rooms were also included in the proposal.

South Dublin County Council refused permission on July 19 and the applicant can now make a decision to file an appeal to An Bord Pleanála if they wish to.