SD23A/0172
Development to amend a previous permission (Reg. Reference: SD20A/0254) (Bord Pleanála Ref ABP-309067-20) for Alterations to existing buildings to provide a Town House Hotel at first floor level of an existing two storey building; the current use is a public house and betting shop at ground floor level with access stairs to a restaurant kitchen area and staff quarters on the first floor; the approved development comprises a total of nine en-suite bedrooms with five double bedrooms and 4 four person family rooms at first floor level and ancillary accommodation was included. Permission is now sought to a) Move the entrance doors to the Hotel to face onto the street, b) construct a single glazed roof light over the lightwell, raised up so as to allow fresh air into this area, e) Reconfigure the escape stairs at the back to maintain access to the back of the building and to the car park, f) construct a concrete roof with glazed roof lights over the beer garden to prevent the escape of noise and f) retain existing footpath to the front unaltered.
Core Planning Reasoning
The Inspector recommends a grant of permission because the proposed development comprises minor modifications to a previously permitted hotel scheme and is consistent with the established commercial use and land-use zoning objectives for the site.
Decision Maker's Conclusion
- The proposed works, specifically the roofing of the beer garden and reconfiguration of the hotel entrance, constitute minor amendments to an existing permission rather than a significant intensification of land use.
- Potential impacts on residential amenity, such as noise and anti-social behavior, are mitigated by the conditions of the parent permission (SD20A/0254), which remain in effect and safeguard neighboring properties.
- The development is compatible with the South Dublin County Development Plan 2022-2028 and is in accordance with the proper planning and sustainable development of the area.