Core Refusal Reason
The proposed development would materially contravene the O’Connell Street & Environs Scheme of Special Planning Control 2022, which prohibits off-licence uses at ground level within the Architectural Conservation Area (ACA) to maintain a specific balance of uses and protect the area's civic character.
Decision Maker's Conclusion
- The proposal is located within the O'Connell Street & Environs ACA, where the governing Scheme of Special Planning Control explicitly lists off-licence use as 'not permitted' at ground level.
- Despite the proposed off-licence being subsidiary (2.4% of total floor area) to the main retail use, it would still contravene specific land-use controls aimed at protecting the character of the city's principal streets.
- Given the existing density of alcohol outlets in the 1km catchment and the area's sensitive character, the development would have a detrimental impact on the environment and civic dignity of the O’Connell Street environs.
Cited Policies (CDP)
Zoning Z5 (City Centre)Section 1.2 of the O’Connell Street & Environs Scheme of Special Planning Control 2022Section 15.14.8 (Off-Licences)Appendix 15 (Land Use Definitions)Section 8.14 (Special Planning Control Schemes)Policy RD5 (2016-2022 Plan)Section 16.28 (2016-2022 Plan)
Decision Document Summary
The application concerns a proposed 10sq.m part off-licence subsidiary to an existing convenience store at 35 Abbey Street Lower, Dublin 1. The site occupies the ground floor of a Protected Structure within the O'Connell Street & Environs Architectural Conservation Area (ACA). While the applicant argued that the service would complement the existing retail offering and cater to a high-footfall urban population, the Inspector found that the proposal directly conflicts with the O’Connell Street & ...SOURCE PDFOpen Original
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