2717/21
Planning permission is sought for change of use, remove public bar and lounge facility known as Caulfield's Hotel Bar and Restaurant to 4 no. bedrooms, also games room to courtyard to be changed to bedroom, offices at basement level altered to become a bedroom with existing bathroom facility to be incorporated, kitchen at basement level to change to laundry room also new reception screening at ground level and all associated site works.
Core Refusal Reason
The proposal would undermine the vitality of the Z4 zoned area by replacing active street-level uses with bedrooms and would provide substandard basement accommodation lacking natural light.
Decision Maker's Conclusion
- The replacement of an active ground-floor hotel bar and restaurant with street-fronting bedrooms would detract from the vitality and viability of the Z4 mixed-services zoning objective.
- The proposed development would set an undesirable precedent for similar conversions that diminish the commercial character and street-level activity of the area.
- The conversion of basement offices to a bedroom in No. 18 would result in a substandard level of residential amenity for future occupants due to a failure to provide adequate natural light.
Cited Policies (CDP)
Decision Document Summary
This application sought planning permission for a change of use at 18-19 Dorset Street Lower, Dublin 1, to remove a public bar and lounge and replace them with hotel bedrooms. The site is situated in an area zoned Z4, which aims to provide for and improve mixed-service facilities. Dublin City Council refused the proposal because the loss of active ground-floor frontage would harm the commercial vitality of the streetscape and the proposed basement bedroom failed to meet minimum standards for nat...PDF Document Missing
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