WEB2449/24
PROTECTED STRUCTURE: PERMISSION & RETENTION: a) Permission for: External seating area to front (south) of building 10sqm with chairs, tables, un-branded wind-breaks, within curtilage of site abutting public footpath. b) Retention Permission for: (i) Change of use of (a) basement from retail to offices [410sqm] (b) ground floor from retail/ storage to office [385sqm] and café [185sqm] and c) first floor from retail with ancillary accommodation to offices and ancillary accommodation [600sqm]; (ii) Minor internal alterations to non-original partitions; (iii) Replacement of fascia sign consisting individual cut out built-up brass letter on existing stone fascia.
Core Refusal Reason
The proposed development results in the loss of significant retail floorspace within the designated City Centre Retail Core, which is contrary to policies CCUV8 and CCUV28 of the Dublin City Development Plan 2022-2028 that seek to protect the primary retail role and function of the city centre.
Decision Maker's Conclusion
- The subject premises is a purpose-built, large-format retail store on three levels within the City Centre Retail Core, and the loss of over 1500 sqm of retail floorspace to office use would undermine the retail hierarchy and the primacy of the city centre.
- While the applicant claims retail is no longer viable at this location, the Inspector found that the recent opening of other large-format stores on nearby Grafton Street suggests a continued demand for such units, and the unauthorized office works are reversible.
- The proposed café and outdoor seating elements are ancillary to the substantive office use and are not considered divisible; therefore, they cannot be granted permission in isolation while refusing the primary office use.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission and retention for the change of use of Nos. 6 & 7 St. Stephen's Green, a protected structure, from retail to co-working offices and a café. The site, formerly occupied by retailers such as Topshop and Habitat, is located on the northern side of St. Stephen's Green within the 'City Centre Retail Core' and the Grafton Street & Environs Architectural Conservation Area. The applicant argued that the unit is no longer viable for retail due to its size and post-COVID s...PDF Document Missing
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