3203/22
PROTECTED STRUCTURE: The proposed development will consist of: The change of use of the existing property from hostel, residential and office to use as 'Bed and Breakfast' accommodation consisting of 13 no. guest rooms with ensuite, dining room, kitchen and staff facilities. The following works are proposed: (i) Demolition of existing external staircase and single storey structure at ground floor level and the construction of a new single storey flat-roof structure to the rear featuring 3 no. rooflights; (ii) internal alterations at basement, ground, first and second floor levels comprising (a) replacement/relocation/reinstatement of doorways, window opes and wall partitions (b) extension of existing lightwell to front of building (c) replacement of kitchenette with ensuite partitions and (d) provision of new painted timber sash windows at existing opes to the front and rear of the building; (iii) provision of 2 no. carparking spaces at ground level to the front of the building and 6 no. bicycle parking spaces to the rear of the building; and (iv) all ancillary site and landscaping works necessary to facilitate the development.
Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the proposal represents a sympathetic restoration and sustainable reuse of a vacant protected structure within a residential conservation area, which, subject to conditions including the omission of two basement bedrooms to provide ancillary service space, would not adversely affect residential amenity, traffic safety, or architectural heritage.
Decision Maker's Conclusion
- The proposed Bed and Breakfast use is a 'permissible use' under the Z2 zoning objective and is considered appropriate for this prominent protected structure, facilitating its return to beneficial use while enhancing the character of the residential conservation area.
- The physical alterations, including the removal of non-original structures and the addition of a contemporary rear extension, are considered sensitive to the building's historic fabric and would not result in undue overshadowing or loss of amenity to adjoining properties.
- Traffic and access concerns are effectively mitigated by the omission of on-site car parking in accordance with Parking Zone 1 standards and the implementation of a Mobility Management Plan, ensuring the development remains car-free in a highly accessible urban location.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks permission for the change of use of a 2-storey over basement detached protected structure at 1/2 Royal Canal Terrace, Phibsborough, from its previous uses (hostel, office, and residential) to a 13-room Bed and Breakfast. The site is located at the southern end of a terrace in a Z2 'Residential Neighbourhoods (Conservation Areas)' zone, accessed via a narrow service lane. The building is currently vacant and boarded up. Multiple third-party appeals raised concerns regarding the...PDF Document Missing
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