2560316
Permission for development which consists of: alterations to an existing commercial premises to include a) a reduced café / retail unit at ground floor (21 M²), b) change of use of first, second and third floors to residential accommodation (short term let / student accommodation) comprising 2 No. residential units (1 No. 5 bed & 1 No. 4 bed), including all associated internal amendments and elevational changes and a new shared amenity space at first floor level all at No. 21 Shop Street, Galway, a Protected Structure (GCC RPS No. 9306), and c) a change of use from café / retail to office (37 M²) and residential access to ground floor only, including all associated internal alterations, elevational changes and amendments to the rear yard of No. 24 Middle Street, Galway, a Protected Structure (R.P.S. Ref No. 6107)
Core Refusal Reason
The proposal was refused due to the loss of significant retail floor area on a principal shopping street, the provision of substandard residential accommodation that conflicts with an adjacent commercial beer garden, and the removal of potential long-term housing stock within a Rent Pressure Zone.
Decision Maker's Conclusion
- The significant reduction of ground-floor retail space on Shop Street undermines the commercial vitality and retail function of a designated principal shopping street.
- The residential layout provides substandard amenity due to poor natural light, ventilation, and unavoidable noise conflict with the neighboring established beer garden.
- The use of the property for short-term letting removes potential long-term residential supply from a designated Rent Pressure Zone, contrary to the City Development Plan's housing strategy.