3907/24

PERMISSION & RETENTION: Permission for widening of existing window opening and replacement of same with new proposed entrance door to reduced coffee shop area including retention of change of use from coffee shop/creperie to chapel of rest and all associated ancillary internal alterations.

Refused

Core Refusal Reason

The proposed development would generate significant additional traffic and parking demand in a constrained Residential Conservation Area (Z2 zoning), leading to traffic congestion and a negative impact on residential amenity, contrary to Policy BHA9 and the proper planning of the area.

Decision Maker's Conclusion

  • The intensification of commercial use and total lack of off-street parking would unacceptably obstruct road users and exacerbate existing parking shortages for residents on a narrow street.
  • The nature of the proposed chapel of rest, involving the congregation of large crowds and sensitive operations at non-standard hours, is incompatible with the Z2 zoning objective to protect and improve residential amenity.
  • The applicant failed to provide a clear case for the reduction of parking needs and did not submit an operational traffic management plan as requested by the Planning Authority's Transportation Division.

Cited Policies (CDP)

Z2 Residential Conservation Area zoningSection 14.7.2 (Residential Neighbourhoods (Conservation Areas))Section 15.15.2.2 (Conservation Areas)Policy BHA9 (Conservation Areas)Section 14.3.1 (Permissible uses)Policy CHC4 (Conservation Areas)Appendix 5 (Parking Standards)

Decision Document Summary

The application seeks permission and retention for the change of use of part of an existing coffee shop to a chapel of rest (34sq.m) at 1A Carlingford Road, Drumcondra, a detached red-brick property in a Z2 Residential Conservation Area. The Inspector's assessment focused on the principle of development, traffic impact, and residential amenity. While the use is 'open for consideration' under Z2 zoning, the Inspector concluded that the site is too constrained to accommodate the specific requireme...
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