2241013
Permission for change of use of 2 no. ground floor units at the premises known as 15B Old Youghal Road from retail use to betting office (Class 2 office) in order to facilitate the relocation of an existing betting shop currently located at 11 Old Youghal Road. It is also proposed to carry out works to extend and alter the ground floor of No. 15B and these proposed works will include: (I) The demolition of existing structures to the rear of No. 15B and the construction of a new single storey extension incorporating the footprint of said structures being demolished, (II) Alterations to the fenestration and the erection of signage on the shop front elevation (III) The ercetion of two satellite dishes to the rear of No. 15B and all associated works.
Core Refusal Reason
The proposed development would result in the loss of local retail and service provision within an area zoned for Sustainable Residential Neighbourhoods (ZO 01), which is contrary to the objective to protect and provide for local services and fails to comply with specific development plan guidance regarding the proliferation of betting offices.
Decision Maker's Conclusion
- The removal of existing local service units (formerly a hairdresser and retail unit) would have a negative impact on the local services supporting the surrounding residential community and is not permitted under the ZO 01 zoning objective.
- The proposal would lead to an undue concentration and proliferation of betting offices within the immediate area, as there is potential for multiple such units to exist within a 70m radius regardless of the applicant's intent to relocate.
- The development does not qualify as a compatible expansion of a non-conforming use and fails to adequately justify the displacement of viable retail space within a neighbourhood centre context.