WEB1414/26

RETENTION/PERMISSION : We, Peachport Ltd, hereby intend to apply to Dublin City Council for (1) Retention Permission for Material Alterations comprising of internal and external alterations and associated site works (2) Planning Permission for a Change of Use of the existing 4 storey over basement building from office use to short-term let hostel accommodation at Adelaide House, 19/20 Adelaide Road, Dublin 2 D02 WA00.

Refused

Core Refusal Reason

The proposal constitutes gross overdevelopment of the site, providing a poorly configured layout with substandard residential amenities and failing to comply with the Z8 zoning objective.

Decision Maker's Conclusion

  • The internal configuration is congested and provides inadequate daylight, ventilation, and facilities for the proposed 116 bedspaces, resulting in poor residential amenity.
  • The applicant failed to demonstrate that the hostel would not lead to an overconcentration of similar uses in the area, which is inconsistent with the site's Z8 zoning.
  • The scale of the development, comprising 24 bedrooms and 116 beds, represents gross overdevelopment that detracts from the architectural character and amenities of adjoining properties.

Cited Policies (CDP)

Section 15.14.2Z8 zoning objective

Decision Document Summary

Peachport Ltd sought retention and permission for a short-term let hostel at Adelaide House, Dublin 2, proposing a layout of 24 bedrooms containing 116 beds. Dublin City Council refused the application on the grounds that the proposal represents gross overdevelopment of a Z8-zoned site, offering substandard living conditions due to poor ventilation and daylight. Additionally, the planning authority determined that the development would create an undesirable precedent and failed to justify the co...
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