PROTECTED STRUCTURE, CHANGE OF USE: The proposed development relates to two adjacent…

Proposed development

PROTECTED STRUCTURE, CHANGE OF USE: The proposed development relates to two adjacent sites on Fumbally Lane including Fumbally Studio Building and Fumbally Mews Building within the Fumbally Square site, located to the north of Fumbally Lane and southwest of New Street, and the East Court Building (known as Tower 3 & 4) of the Fumbally Court site, located to the south of Fumbally Lane and to the north of Malpas Street, Dublin 8. The application includes the East Court Building which is a Protected Structure at 9 Fumbally Lane (RPS No. 3000, a stone warehouse) and sits as part of a wider site which contains a Protected Structure at 12 Fumbally Lane (RPS No. 3001, entrance walls and stone setts). The proposed development relates to Phase 2 of a current planning application (DCC Reg. Ref. 1823/26) for Phase 1 of the development of an aparthotel on the wider site. In respect of the Fumbally Studio Building the change of use only relates to the ground and first floors and the residential units located on the second and third floors are not subject of this application. The proposed development generally consists of a change of use from office use to aparthotel and the required works to facilitate the development of 50-no. aparthotel rooms. The current proposed Phase 1 contains 172 no. aparthotel rooms with the addition of Phase 2 this would result in an overall aparthotel of 222-no. rooms. The development will consist of provision of 50-no. aparthotel rooms, within the existing buildings, as follows: 1. Change of use of the existing 3 no. buildings from office use to aparthotel rooms as follows: • Fumbally Studio (Ground and First Floor only): this building will contain 14 no. rooms. The existing residential accommodation located at second and third floor level within Fumbally Studio remains unchanged and is unaffected by the proposed development; • Fumbally Mews: this building will contain 5 no. rooms; • The East Court Building: this building will contain 31 no. rooms. An entrance lobby, aparthotel rooms, back of house and plant areas are provided at ground floor level. The proposed works are contained within the existing building envelopes, with no increase in building height or overall floor area proposed. 2. In respect of the East Court Building (a Protected Structure, RPS No. 3000), the aparthotel will utilise the existing office entrance arrangement, staircase and platform lift, preserving the established circulation hierarchy. Existing stairwells are retained and upgraded where necessary. A new staircase is proposed within the existing stairwell of the North Tower and a further replacement stair within the Malpas Street building to provide compliant escape routes and improved circulation. A new passenger lift is also proposed to serve the upper level of the North Tower. Its location has been carefully selected to avoid impacts on primary structural elements, with the lift shaft positioned between existing floor beams to minimise intervention. The existing polycarbonate rooflight of the Kiln Room will be replaced with two steel and glass rooflights. 3. In respect of the Fumbally Studio and Fumbally Mews, existing openings will be utilised wherever feasible, reducing the need for structural intervention. A limited number of new window openings are proposed within Fumbally Studio, on the east elevation. Existing circulation routes and staircases are retained and adapted where possible to support accessibility, fire safety and operational requirements. 4. In addition, the proposed development includes the provision of a publicly accessible sauna and thermal spa facility of c. 143 sq.m within the ground floor of the East Court fronting onto Malpas Street. New elements, including sauna spaces, cold plunge, relaxation areas, changing facilities and associated services, are arranged to work with the existing structure. 5. Staff cycle parking, staff areas and back of house to serve Phase 2 are located within the basement of the Fumbally Square Building as proposed in the Phase 1 application. Use of existing and upgraded plant and other ancillary facilities at ground level to service the buildings. Amendments to the courtyard of Fumbally Court to include for ancillary screened plant areas and landscaping.

What happens next

The application has been lodged and validated. The council has eight weeks to decide, unless it asks for further information. The council's decision is due by 24 Sept 2026.

• 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