4887/23

The development will consist of modifications to the permitted 125-bedroom tourist hostel granted under planning Reg. Ref. 3781/23 comprising : an additional floor of hostel accommoateion resulting in an 8-storey (over basement) building accommodationg 144 no. bedrooms at first to seventh floor levels; additional setback at he southern (rear) elevation of the seventh (top) floor; Associated amendments to elevations, site works and services.

Refused

Core Refusal Reason

While the Planning Authority initially refused permission citing visual dominance and overbearing impacts on the Architectural Conservation Area (ACA), the Inspector recommends a grant of permission, concluding that the additional floor is consistent with the transitioning urban context and the scale of permitted developments in the immediate vicinity.

Decision Maker's Conclusion

  • The proposed height and scale of the development are appropriate for the city center location (Zoning Objective Z5) and integrate well with the existing and permitted taller buildings in the surrounding streetscape.
  • The development contributes positively to the legibility of the streetscape and respects the character of the O'Connell Street Architectural Conservation Area (ACA) without causing undue overbearing impacts.
  • The proposal aligns with the National Planning Framework's objectives for compact growth and the Dublin City Development Plan's support for high-quality visitor accommodation in areas with high public transport accessibility.

Cited Policies (CDP)

Policy SC1Policy SC2Policy CEE26Policy CEE28Policy BHA7Section 11.5.2Section 15.14.1Section 15.14.1.1Appendix 3, Table 2Appendix 3, Table 3

Decision Document Summary

The application seeks modifications to a previously permitted 7-storey tourist hostel at 6-12 Sackville Place, Dublin 1, to include an additional floor, increasing the bedroom count from 125 to 144. Dublin City Council originally refused the application, arguing the increased massing would be visually dominant within the O'Connell Street ACA. However, the Inspector's assessment highlights that the area is currently transitioning to a greater scale, noting the proximity of the Clery's redevelopme...
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