WEB1622/26
PROTECTED STRUCTURES: 24 South Frederick St Propco Limited intend to apply for permission for development at this 0.0376 Ha. site at Nos. 24 and 25 Frederick Street South, Dublin 2 (both Protected Structures). The development will consist of: the change of use of part of the ground floor from gallery to hotel and café use, and the change of use of the lower ground, first, second and third floors from gallery, office, yoga studios and residential to hotel use. The hotel development, which will comprise 19 No. en-suite bedrooms and ancillary areas, will be operationally linked to the Trinity Townhouse Hotel located at Nos. 12, 29 and 30 Frederick Street South, Dublin 2. The development will increase the gross floor area of Nos. 24 and 25 Frederick Street South by 16 sq m (from c. 925 sq m to c. 941 sq m) and will include: internal room modifications; the provision of a link between No. 24 and 25 at ground floor level; the replacement of the non-original PVC windows to the rear of the existing properties with timber sliding sash windows; signage; bin storage; plant; and all associated site works above and below ground. The development will comprise a multi-use building including hotel (870 sq m), café (49 sq m) and art gallery (22 sq m).
Core Refusal Reason
The proposal would lead to an over-concentration of hotel uses, the loss of residential housing stock, and provides a substandard level of guest accommodation.
Decision Maker's Conclusion
- The conversion to a hotel would erode the unique character and cultural diversity of the Z5 zoned street while resulting in the loss of existing and potential residential uses.
- The development contravenes multiple housing policies in the Dublin City Development Plan 2022-2028 by failing to promote a sustainable mixed-use environment.
- The proposed hotel configuration is substandard, lacking essential guest facilities and creating privacy and safety risks through excessive overlooking of ground-floor rooms.
Cited Policies (CDP)
Decision Document Summary
This application proposed the change of use of protected structures at 24 and 25 Frederick Street South, Dublin 2, into a hotel. The local authority refused the development primarily because it would contribute to a homogeneous concentration of hotels, diminishing the area's civic identity and reducing the available residential housing stock in the city core. Furthermore, the internal design was found to be deficient, offering poor guest amenities and inadequate privacy, thereby failing to meet ...PDF Document Missing
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