At this site at: Stokes Place, St Stephen’s Green South and Harcourt Street

Proposed development

KW Investment Funds ICAV acting for and on behalf of its sub-fund KW Investment Fund VII Intends to apply for Permission at this site (c. 0.7 Ha) at: Stokes Place, St Stephen’s Green South and Harcourt Street, Dublin 2. The site is generally bounded by Nos. 92-100 St. Stephen's Green (Protected Structures) to the north and east; Harcourt Street to the west; Nos. 87-91 Harcourt Street (Protected Structures) and buildings on Clonmel Street to the south; and Iveagh Gardens (Protected Structure) to the southeast. The proposed development comprises amendments to An Bord Pleanála Ref. ABP-311618-21 (DCC Reg. Ref 2062/21), as amended by An Coimisiún Pleanála Ref. PL-500719-DS-26 (DCC Reg. Ref. WEB2910/25) consisting of the following: - Amendments at lower basement and lower ground floor levels, including revisions to the internal layout, plant areas, stair and lift cores, lobbies, changing facilities, circulation and means of escape arrangements; a limited extension of the lower basement to facilitate revised means of escape arrangements; and revisions to the car parking and access arrangements, including reconfiguration of the existing vehicular ramp, provision of a pedestrian route alongside the ramp and a bicycle stepped ramp. Amendments at ground and upper ground floor levels, including revisions to the internal layouts, cores, stairs, lobbies, circulation, means of escape and accessibility arrangements; revisions to the Block B entrance and associated access arrangements; rearrangement of visitor cycle parking; amendments to the community building access and means of escape arrangements; and provision of a bridge extension at upper ground floor level. Amendments from first to seventh floor levels comprising revisions to cores and associated lift, stair and circulation arrangements. Amendments at eighth floor and roof level Comprising revisions to the Core A lift overrun and Core B arrangement, including provision of a Universal Access WC, an additional means of escape from the terrace and a maintenance access route, together with the rearrangement of plant within the permitted plant enclosure. No increase in the size or extent of the plant enclosure is proposed. The proposed development also includes minor refinements to the façade treatment and all associated and ancillary works.

Planning status

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 19 Nov 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