3256/21
RETENTION: The proposed development comprises the following: Change of use from residential dwelling to residential accommodation for homeless persons. The building will comprise 13 no. bedrooms, kitchen, dining room, shower room, WC’s, office and utility room. Outdoor amenity space is provided to rear of the property for use by residents. The building can accommodate up to 33 no. persons. No internal or external physical works are proposed for the building.
Core Planning Reasoning
The Inspector recommended refusal because the facility constitutes a 'Class 6' hostel, which is not permissible in the Z2 zoning area, and provides a substandard level of accommodation due to inadequate room sizes, a lack of communal living areas, and the absence of integrated care services.
Decision Maker's Conclusion
- The development is best classified as a 'Class 6' hostel, which is a non-permissible use within the Z2 Residential Conservation Area zoning objective.
- The standard of residential amenity is unacceptable due to the lack of internal living or relaxation areas, inadequate room widths/areas for shared occupancy, and insufficient natural light and ventilation.
- The absence of on-site 'care' and support services is contrary to the person-centred wraparound support model required by national policy (Housing for All) and local planning frameworks for homeless services.
Cited Policies (CDP)
Decision Document Summary
The applicant sought retention permission for the change of use of two mid-terrace 3-storey over basement properties (15/17 Drumcondra Road Lower) from a residential dwelling to accommodation for up to 33 homeless persons. While Dublin City Council initially granted permission, the Inspector's assessment found significant flaws. The site is located in a Z2 Residential Conservation Area where hostel uses are not permissible. The Inspector argued that the layout, which includes 17 shared bedrooms ...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
View the appeal at An Bord Pleanála