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Haddington House Hotel Refurbishment Dublin

Haddington House Hotel

Project Team

Main Contractor

McKeon Group

Architect

Architecture Ink

Designer

O’Donnell O’Neill Design

Consulting Engineers

DBFL

Consulting Engineers

Knapton

Overview

McKeon Group delivered the refurbishment and fit out of guest accommodation within Haddington House Hotel, a collection of protected Victorian townhouses overlooking Dublin Bay in Dún Laoghaire. The project required integrating modern building services and finishes into a 19th-century structure, balancing the preservation of historic fabric with the expectations of a contemporary hospitality environment. All works were undertaken within a fully operational hotel, requiring strict control of access, sequencing and construction activity to maintain guest experience throughout the programme.

The Task

The scope comprised the refurbishment of bedroom accommodation and circulation areas across multiple floors within a constrained, live environment. The building’s protected status introduced limitations on structure, fabric and service integration, requiring all interventions to be carefully developed and coordinated. At the same time, the project was delivered within an occupied hotel, where maintaining day-to-day operations and guest comfort was a critical requirement. The works also required the upgrade and coordination of mechanical and electrical services within restricted zones, alongside full compliance with current fire safety, accessibility and BCAR requirements within an existing building.

The Solution

A phased delivery strategy was implemented to enable works to progress while the hotel remained fully operational. Construction activities were sequenced floor by floor, with work zones carefully isolated to minimise disruption to guests and staff. Strict controls were maintained regarding noise, dust and access, ensuring that the hotel's operational requirements were protected throughout the programme. Mechanical and electrical upgrades, including heating, ventilation and water services, were coordinated to suit the constraints of the existing structure. Particular attention was given to routing and installation within limited voids, with new systems integrated alongside existing infrastructure to maintain service continuity. Fire safety works formed a key component of the upgrade, including the introduction of fire-stopping measures and improvements to compartmentation to achieve compliance with Part B requirements. These interventions were carefully coordinated to address service penetrations and interfaces within the existing fabric, ensuring the integrity of fire compartments was maintained without compromising the protected structure. Accessibility improvements were also incorporated in line with Part M requirements, including consideration of adaptations to existing layouts, doorways and circulation routes within the constraints of the building. Fabric refurbishment works were undertaken with a focus on preserving the building's character, including the restoration of sash windows and the installation of high-quality internal finishes aligned with the hotel’s positioning. Ongoing coordination with the design team and statutory authorities ensured that all Fire Safety Certificate, Disability Access Certificate and BCAR requirements were achieved. Site safety, quality and programme delivery were maintained through structured PSCS management and continuous monitoring.

The Outcome

The completed refurbishment has enhanced the standard, consistency and performance of guest accommodation across Haddington House Hotel, supporting its premium hospitality offering. The integration of upgraded building services has improved reliability, efficiency and long-term maintainability, ensuring the building meets current operational and regulatory requirements. Fire safety and accessibility upgrades have brought the building into alignment with current Part B and Part M standards, enhancing overall safety, usability and compliance within a protected structure. All works were delivered without interruption to hotel operations. The phased approach enabled the hotel to continue trading throughout the construction period, protecting revenue while facilitating a comprehensive upgrade of the asset. The successful integration of new systems within the existing building demonstrates how modern performance standards can be achieved while retaining the architectural character and integrity of the original structures.

Conclusion

The Haddington House Hotel project demonstrates McKeon Group’s capability in delivering refurbishment and fit out works within protected and operational environments. Through disciplined sequencing, technical coordination and a clear focus on operational continuity, the project was successfully delivered within a live hospitality setting. This approach reflects an understanding of the complexities associated with heritage buildings, including the integration of fire safety and accessibility upgrades and reinforces McKeon Group’s ability to deliver high-quality outcomes where protection of existing fabric, continuity of use and compliance are critical to success.

What the client said...

Working with McKeon Group on the refurbishment of Haddington House Hotel was a genuinely lovely experience from start to finish. The team brought great energy, professionalism and attention to detail throughout the project, while always being approachable and easy to work with. There was a real buzz around the building during the refurbishment works, and it was fantastic to see the everyday improvements taking shape. Delivering works within a live hospitality environment is never without challenges, but the team made the process feel seamless through clear communication, flexibility and a collaborative approach. I’d do it all over again in a heartbeat, and the team were all so lovely to work with.

Leonie Henson, Creative Director, Haddington House Hotel

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