Development at a site of c. 0.237 ha, located at 121-125 Rathmines Road Lower, Rathmines…

Proposed development

We, Giocoso Unlimited, intend to apply for permission for development at a site of c. 0.237 ha, located at 121-125 Rathmines Road Lower, Rathmines, Dublin 6. Permission is sought for development comprising demolitions, extensions and refurbishment of the existing aparthotel. A change of use from aparthotel to hotel is proposed. The proposed development will provide additional 157 no. bedrooms to the existing 66 no. bedrooms result in an overall amalgamated hotel of 223 no. bedrooms with 6 storeys over lower ground and will include the following: (a) Demolition of a rear part of a lower ground floor (1,313 sqm); demolition of all buildings rear of the Front Block (4 storey) and partial demolition of the rear portion of the Front Block (5 storey) (i.e. Block fronting onto Lower Rathmines Road). The total area to be demolished is approx. 4,218sq.m. (b) Refurbishment of all floors of the front portion of the Front block (4 storey). The total area of the existing building to be refurbished is approx. 2,332sqm. (c) Construction of a new 6 storey over a lower ground floor extension with setbacks at Fourth & Fifth Floor levels to the front and rear of building. The new extension is organised in a single block adjoining the retained portion of the front block with a central atrium on the ground floor level. The total area of proposed extensions is approx. 7,626 sqm. The height of the tallest element of the proposed extension is approx. 17.820m over the adjacent pavement level on Lower Rathmines Road. The development will include setback roof terraces at Fourth Floor level to the Front Block (East) and Rear Block (West). A total proposed floor area of approx. 9,675 sqm. (d) Lower Ground floor includes provision of the following hotel facilities: refurbished staff areas including laundry/housekeeping, toilets and storage areas; new residents lounge, reception bar and restaurant dining area, customer toilets and lifts; and landscaped courtyard. Ground floor includes a provision of new 29 hotel bedrooms and new central landscaped atrium/ inner court. The proposed ground floor layout will also replace an existing reception bar and incorporate a hotel lobby, refurbished hotel reception area and self-check-in booths in the refurbished portion of the front block. First floor level will consist of the replacement of the existing mezzanine level bar and associates facilities at the first-floor level in the refurbished portion of the front block, and provision of 42 standard hotel bedrooms in total. Second and third floor will consist of 42 hotel bedrooms each including refurbished rooms in the refurbished portion of the front block. Fourth and fifth floor will consist of 34 hotel bedrooms each including refurbished rooms in the refurbished portion of the front block. (e) Complete refurbishment of the East Elevation, which fronts onto Lower Rathmines Road. (f) Provision of a landscaped open space courtyard to the north of the site on the lower ground floor with a service access only and landscaped atrium – inner courtyard on the ground floor. (g) Provision of a single storey bin store to the rear at lower ground floor level, 9 no. car parking spaces and 20 no. bicycle parking spaces. (h) The proposed development will also provide for all ancillary site services and associated development works above and below ground.

What happens next

The council recorded a decision on 26 Jun 2026. The official file has the outcome; a third-party appeal is possible within four weeks of the decision.

• Open the official file on the Dublin planning register ↗
• Street View at this location ↗
• More applications in Dublin
• Planning a smaller project? Since 27 July 2026 many need no permission: check yours
• How the application process works