Core Refusal Reason
The proposed food hut is considered an inappropriate form of development in a 'HA' High Amenity zoning objective and the Liffey Valley Special Amenity Area Order, as it lacks integrated seating (making it akin to a non-permitted takeaway use) and contravenes mandatory riparian corridor setbacks from the River Liffey.
Decision Maker's Conclusion
- The development is deemed a drive-thru/takeaway use, which is not permitted in High Amenity areas, because there is no dedicated seating included within the application site and the proposed use is not truly ancillary to tourism.
- The architectural design of the timber-clad, flat-roofed hut contrasts poorly with the local vernacular of traditional render and stonework, failing to reinforce the character and sense of place of the Special Amenity Area.
- The proposal is located entirely within the 48-metre riparian corridor of the River Liffey, directly violating Objective DMSO154 of the Fingal Development Plan which prohibits development within this ecological buffer.
Cited Policies (CDP)
HA High Amenity zoning objectiveSection 9.6.16Policy GINHP25Policy GINHP26Policy GINHP27Policy GINHP28Objective GINHO57Objective GINHO59Objective GINHO60Objective GINHO61Objective GINHO67Objective DMSO210Objective IUO26Section 14.20.5Objective DMSO154Objective DMSO156Objective DMSO158Objective DMSO160Section 13.4 & Objective ZO4Policy GINHP9Section 14.17.7Objective DMSO202Objective DMSO212Objective DMSO213Objective DMSO215
Decision Document Summary
The applicant sought permission for a 20.5 sqm freestanding timber-clad food hut and pizza oven in the car park of the Strawberry Hall pub in the Strawberry Beds. The site is located within the Liffey Valley Special Amenity Area Order (SAAO) and is zoned 'HA' for High Amenity. While the applicant argued the hut was ancillary to the pub and supported local tourism, the Inspector found that the physical separation from the pub and the lack of onsite seating meant the development functioned as a st...SOURCE PDFOpen Original
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