Plan for new homes to be built at former Powerscourt Arms Hotel approved
The Wicklow PeopleWicklow County Council has granted planning permission for a development of 15 houses on the site of the former Powerscourt Arms Hotel in Enniskerry, subject to 22 conditions.
The decision allows for the construction of a mix of two, three and four bed homes on the Monastery Road site, with buildings ranging from two to three storeys in height. The council concluded that, having regard to the location and zoning of the lands and the pattern of development in the wider area, the proposal would not seriously injure residential amenities and would be acceptable in traffic and planning terms.
In its decision, the council said the development would, subject to compliance with conditions, “be in accordance with the proper planning and sustainable development of the area”.
Among the most notable conditions listed is a restriction on who may occupy the homes. The first occupation of each dwelling must be by individual purchasers or by people eligible for social, affordable or cost rental housing. Corporate entities are expressly prohibited from occupying the units, and no home may be occupied until a solicitor certifies to the council that the condition has been complied with.
The developer will also be required to enter into a Part V agreement with Wicklow County Council under Section 96 of the Planning and Development Act 2000, providing for social and/or affordable housing in line with the county development plan.
Prior to commencement of development, a financial contribution of €190,364 must be paid to the council towards public infrastructure and facilities under the development contribution scheme. In addition, a cash security of €142,500 is to be lodged to ensure the satisfactory completion of roads, footpaths, drainage, public lighting and open spaces, with provision for the amount to be increased if works are delayed or left incomplete.
Strict controls are set out around construction and environmental protection. The developer must submit and agree a construction environmental management plan and a waste and demolition management plan before works begin, appoint a construction manager to liaise with the council, and confine construction to between 7am and 7pm Monday to Saturday, with no works permitted on Sundays or public holidays.
Given the site’s proximity to the river, a number of conditions focus on safeguarding the riparian corridor. The designated open space and riparian zone must be developed and managed in accordance with approved reports, with annual monitoring reports submitted for a five year establishment period. Works affecting the river edge, including ground stabilisation measures, must be overseen by suitably qualified professionals and agreed with Inland Fisheries Ireland.
The developer must also obtain written confirmation from Uisce Éireann that adequate water services can be provided, although the council stressed that the grant of permission does not commit it to providing water or wastewater infrastructure.
Several changes to the layout are required under the conditions. The proposed curved vehicular entrance off Monastery Road is to be omitted and replaced with a simpler opening aligned with the existing boundary wall, reflecting the site’s location within the Enniskerry Architectural Conservation Area. Shared surface areas within the development must prioritise pedestrians and comply with the relevant design standards.
Before any homes are occupied, a Stage 3 road safety audit must be completed and agreed with the planning authority. Full details of road construction, drainage and sustainable urban drainage systems are also required, with all surface water to be attenuated on site and no runoff permitted onto public roads, foul sewers or neighbouring lands.
Archaeological monitoring will be required during topsoil stripping, with provision for works to be halted if archaeological material is uncovered. All external finishes must accord with the approved designs, while at least 20 per cent of parking spaces serving the homes must be equipped with electric vehicle charging points.
The decision is subject to a four week appeal period, during which any party may appeal to An Coimisiún Pleanála. No development may commence until that period has expired and all pre commencement conditions have been satisfied.
The site occupies a prominent and historically sensitive location in the heart of Enniskerry village, at the eastern gateway to the Wicklow Mountains and close to the entrance to the Powerscourt Estate. The hotel has long been associated with Enniskerry’s role as a service and tourism centre, serving visitors to Powerscourt House and Gardens as well as walkers and day trippers to the surrounding uplands.
The original structure on the site dates to the early 18th century, with the Powerscourt Arms becoming an established coaching inn during the Georgian period. In more recent decades, the hotel experienced a gradual decline and ultimately ceased trading, leaving the site vacant. Its closure became a recurring local issue, with residents expressing concern about dereliction at one of the village’s most visible sites and the loss of a longstanding social and commercial hub.
Earlier development proposals in Enniskerry and along Monastery Road encountered difficulties, including refusals and appeals linked to flood risk, traffic impacts, and the ecological sensitivity of the nearby river, which has salmonid status. Those issues have shaped the cautious approach taken by local planners.