3440/24

PROTECTED STRUCTURE: For change of use of the upper floors of the existing five storey over basement terraced building at 7 D'Olier Street, Dublin 2, D02 HF60 (Protected Structure - Dublin City Council RPS 2294). Development to comprise change of use from office to commercial guest house use from first to fourth floors, including ground floor entrance lobby, reconfiguration of the existing internal layout, modifications to the existing fenestration including the reinstatement of six over six sash windows on the front and rear elevations, reinstatement of original window ope to third floor rear elevation, removal of burglar alarms and non-original render on front façade, repointing of original brickwork and all associated works.

Refused

Core Refusal Reason

The proposed change of use to a guest house conflicts with the Dublin City Development Plan's priority for residential development in the city centre to address the housing crisis and meet the requirements of the Housing Need Demand Assessment (HNDA).

Decision Maker's Conclusion

  • The proposal fails to provide a variety of housing typologies and tenures as required by the HNDA, which identifies a high demand for long-term residential rental properties in Dublin City.
  • The change of use to a guest house would contribute to a lack of land-use variety and contradicts policies aimed at promoting high-quality, sustainable residential development in the city centre.
  • Granting permission would set an undesirable precedent for similar developments, failing to represent the best use of upper floors in a partially vacant city centre site during an ongoing housing crisis.

Cited Policies (CDP)

Policy QHSN38Policy SC3Policy QHSN7Section 15.14.1Housing Need Demand Assessment (HNDA)

Decision Document Summary

The proposal sought a change of use for the upper floors of a five-story protected structure at 7 D'Olier Street, Dublin 2, to a guest house. The local authority refused the application on the grounds that it contradicts the Dublin City Development Plan 2022-2028, which prioritizes residential use in the city centre to address the national housing crisis. The decision emphasizes that the development would undermine the Housing Need Demand Assessment (HNDA) goals for sustainable residential commu...
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