2660118

Permission is being sought by The Lion's Tower Limited for the change of use of an existing Order of Malta community building to a guesthouse, the amalgamation of this building with the adjoining guesthouse at No.19 St. Helen’s Street, the construction of a new pitched roof, the provision of 4 no. en-suite guest bedrooms, associated internal alterations, minor elevational changes to the front and side elevations and all ancillary and associated works at 20 St. Helen's Street Galway.

Refused

Core Refusal Reason

The planning authority was not satisfied that the development would operate as a managed guesthouse, concluding it would likely function as an extension of unauthorized intensive short-term letting, which conflicts with residential zoning and housing strategy for a Rent Pressure Zone.

Decision Maker's Conclusion

  • The proposed development lacks clearly identified management facilities and robust operational details, leading to concerns that it would function as an unauthorized intensive short-term letting operation rather than a managed guesthouse.
  • The use would materially differ from the guesthouse/B&B use envisaged under the Residential (R) zoning and would conflict with the CDP Housing Strategy's aim to prevent negative impacts on housing supply in a Rent Pressure Zone.
  • The proposal is contrary to the proper planning and sustainable development of the area as it would be injurious to residential amenity and fails to comply with the specific zoning objectives of the Galway City Development Plan 2023-2029.

Cited Policies (CDP)

Section 3.7Policy 3.6Section 11.2.8Policy 6.8Policy 3.1(23)Table 11.6Section 11.3.1(c)

Decision Document Summary

The proposal sought permission for the change of use of a former community building at 20 St. Helen's Street, Galway, to a guesthouse, involving its amalgamation with the adjoining property at No. 19. Located in an inner-city residential area zoned 'R', the development was refused because the applicant failed to demonstrate that the premises would be operated as a traditionally managed guesthouse. The Planning Authority determined that the proposal would likely facilitate the extension of an una...
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