3223/24
PROTECTED STRUCTURE Change of use of the existing property at first, second, third & fourth Floor from former commercial/office to use as 'guesthouse' accommodation consisting of 12 No. guest rooms, and staff facilities, with the following works proposed: Remedial works the front elevation of building including removal of signage. Repair & upgrade of existing windows & replacement of windows to rear with correct timber sliding sash windows, with additional rooflight to pitched roofs. Alteration of internal of layout ground, first, second & third Floor to include replacement/relocation/reinstatement of doorways, wall partitions and partitioning to staircase in No.78. Insertion of all services with ensuite bathrooms to each guest room and all associated site works to facilitate the development.
Core Refusal Reason
The proposal conflicts with the Dublin City Development Plan's priority for residential development and mixed-use land policy in the city centre, failing to address the high demand for long-term rental housing.
Decision Maker's Conclusion
- The proposed guesthouse use fails to provide long-term residential rental accommodation, which is in high demand according to the Housing Need Demand Assessment (HNDA).
- The development is contrary to policies promoting a mixed-use land policy and the provision of high-quality, sustainable residential development in the city centre.
- Granting permission would set an undesirable precedent for similar non-residential developments and does not represent the best use of the upper floors of this city centre site.
Cited Policies (CDP)
Decision Document Summary
The application sought a change of use for a protected structure at 77-78 Dame Street, Dublin 2, from commercial/office use to a guesthouse. Dublin City Council refused the proposal because it contradicts the 2022-2028 City Development Plan's focus on increasing residential housing supply in the city centre. The planning authority determined that the conversion to short-term accommodation would undermine the Housing Need Demand Assessment (HNDA) and fail to support the creation of sustainable re...PDF Document Missing
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