3438/24

PERMISSION & RETENTION: Retention permission is sought f or a change of use at ground floor level (101.42 sq m) and first floor level (94.80 sq m) from retail to a souvenir shop. Permission is sought for the removal of existing façade signage and its replacement with new signage comprising individual pin mounted back- lit letters.

Refused

Core Refusal Reason

The retention of the souvenir shop would fail to achieve an appropriate mix and balance of uses on a Category 1 Shopping Street, specifically lacking higher order comparison retail outlets necessary for a high-quality shopping area, thereby contravening the Scheme of Special Planning Control for Grafton Street and the Dublin City Development Plan.

Decision Maker's Conclusion

  • The retention of the souvenir shop use does not promote the primary retail function of Grafton Street as a premier Category 1 shopping street and would lead to an over-concentration of lower-order retail uses.
  • The proposed signage, with letters at 350mm, exceeds the 300mm height limit established by the Scheme of Special Planning Control and includes projecting signage that should be omitted in this prominent location.
  • The development would set an undesirable precedent for similar non-conforming uses, detracting from the retail character and being contrary to the proper planning and sustainable development of the area.

Cited Policies (CDP)

Z5 Zoning objectivePolicy CCUV10Policy CCUV13Policy CCUV15Policy CCUV16Policy CCUV18Policy BHA7Section 1.1.6 (Key Objective 2) of the Scheme of Special Planning ControlSection 1.1.10 of the Scheme of Special Planning ControlSection 14.7.5Section 15.17.5

Decision Document Summary

The proposal involves the retention of a change of use from general retail to a souvenir shop (196.22 sqm) and the replacement of signage at 111 Grafton Street, Dublin 2. The site is located within a highly sensitive planning context, specifically the Grafton Street Architectural Conservation Area (ACA) and a Scheme of Special Planning Control (ASPC). While the applicant argued that the use addresses vacancy on the street, the Inspector found that the proliferation of souvenir shops—totaling 19 ...
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