WEB1377/25

(Part) CHANGE OF USE. Permission for development at Four and Five Park Place, Adelaide Road, Dublin 2 (scheme permitted under Reg. Ref. 2388/18 (ABP-301931-19), as amended under Reg. Ref. 3292/21; 5019/22; and 3005/24 (ABP-319376-24)). The proposed development consists of the following: - Subdivision and part change of use of retail/restaurant/café unit at ground floor and first floor level. The unit was permitted as a retail/restaurant/café unit of 345 sq.m. at ground level and 309 sq.m. at first floor level. As a result of the proposed subdivision and part change of use, a retail/restaurant/café unit fronting Adelaide Road of 93 sq.m. at ground floor is proposed and office amenity space fronting the pedestrian route through the building of 252 sq.m. at ground floor and 309 sq.m. at first floor level is proposed. All associated site development works and consequential amendments to the permitted development, including installation of manifestation on the glazing at the ground floor window bay along the pedestrian link between Adelaide Road and Hatch Street Upper.

Refused

Core Refusal Reason

The Planning Authority refused permission on the grounds that the loss of retail/restaurant/café space would reduce street animation and vibrancy, contrary to Policies CCUV28 and CCUV30. However, the Inspector recommended a grant of permission, concluding that the proposed wellness facility is a subsidiary use that supports employment zoning and addresses long-term vacancy.

Decision Maker's Conclusion

  • The principle of the development is acceptable under Z6 zoning as the office amenity space is subsidiary to the primary employment-generating use and will enhance the campus's ability to attract tenants.
  • The two-year vacancy of the permitted retail unit indicates that the original scheme does not align with current market conditions, and the proposed 'wellness facility' intervention is a valid response to post-COVID workplace needs.
  • Street vibrancy will be sufficiently maintained through the retention of a smaller retail unit and the introduction of a publicly accessible juice bar, complemented by improved glazing and soft landscaping.

Cited Policies (CDP)

Zoning Z6 - Employment/Enterprise ZonesPolicy CCUV28 (Provision of Retail Services)Policy CCUV30 (Cafés / Restaurants)Section 5.5.3 (Healthy Placemaking and the 15-Minute City)Policy QHSN11 (Realisation of the 15-minute city)Section 6.5.6 (Office and commercial space supply)Policy CEE21 (Supply of commercial space)Volume 2, Appendix 15 (Land use definitions)

Decision Document Summary

The proposal involves the subdivision and part change of use of a 654sqm permitted retail/café unit at Four & Five Park Place, Dublin 2. The applicant sought to convert 561sqm of this space into an office amenity wellness facility (gym/spa) while retaining a 93sqm retail unit. The site is located in a predominantly commercial area zoned 'Z6' for employment. Dublin City Council initially refused the application, citing a negative impact on street animation. The Inspector's report challenges this,...
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