3125/24
PERMISSION & RETENTION:1. Retention and completion of layout and elevational modifications to existing two storey building including partial demolition (39 sq.m.) to create landscaped courtyard and new front boundary fence with piers. 2. Proposed change of use (329 sq.m.) from approved office / retail use to tourist hostel. 3. Retention of 29 sq.m. single storey bike store / maintenance store.
Core Refusal Reason
The Planning Authority refused permission due to an alleged overconcentration of visitor accommodation impacting the mix of uses and vitality of the city centre (Policy CEE28). However, the Inspector recommends a grant, finding no robust evidence of overconcentration specifically for hostels and concluding the design provides high-quality accommodation compliant with Z5 zoning.
Decision Maker's Conclusion
- The proposed development is consistent with the Z5 zoning objective to consolidate the central area and provides a permissible use that contributes to a vibrant mix of tourism-related activities.
- The revised layout and elevational modifications satisfactorily address previous concerns regarding design quality and residential amenity by improving daylight access and reducing overlooking of adjacent properties.
- There is no demonstrable overconcentration of tourist hostels in the immediate vicinity, and the proposal represents a sustainable intensification of an underutilised brownfield site in the city core.
Cited Policies (CDP)
Decision Document Summary
This appeal relates to a proposed 34-bedspace tourist hostel at 10/11 Liberty Lane, Dublin 8, involving the retention and completion of a two-storey structure. The site is a constrained backland location near Wexford Street, surrounded by high-intensity nightlife and commercial uses. Dublin City Council initially refused the application, citing an overconcentration of visitor accommodation contrary to Policy CEE28. The Inspector, however, challenges this, noting that the Planning Authority faile...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
Search for case on ABP