4203/24
RETENTION PERMISSION : Stay With Us Ltd intends to apply for retention planning permission for development consisting of: Retention of an external retractable awning with permanent glazed screen walls enclosing seating areas, and low level timber screen boundary walls, all at 324b North Circular Road, Phibsborough, Dublin D07NX86.
Refused
Core Refusal Reason
The extension negatively impacts the setting of a protected structure and the Phibsborough Centre ACA, while also seeking to extend an unauthorized coffee shop use.
Decision Maker's Conclusion
- The extension projects forward of the established building line, adversely affecting the character and setting of the adjacent protected structure (former Baptist Church) and the Phibsborough Centre Architectural Conservation Area.
- The proposal is contrary to Dublin City Development Plan 2022-2028 policies intended to protect the special interest of protected structures and the character of conservation areas.
- The existing coffee shop use is unauthorized as it lacks planning permission for a change of use from retail, and extending an unauthorized use is contrary to proper planning and sustainable development.
Cited Policies (CDP)
Policy BHA2Policy BHA7
Decision Document Summary
Stay With Us Ltd sought retention permission for an extension to a coffee shop located at 324B North Circular Road, Phibsborough, situated within an Architectural Conservation Area and adjacent to a protected structure. Dublin City Council refused the application on two primary grounds: first, that the physical extension disrupts the building line and harms the visual amenities and heritage character of the area; and second, that the underlying coffee shop use itself is unauthorized, having neve...SOURCE PDFOpen Original
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