3853/23

PROTECTED STRUCTURE: the development will consist of a change of use from current office/travel agents to self-catered short stay holiday let units with 1. five 1 bed studio apartments and one 3 bed apartment, 2. to include an additional floor of accommodation at roof level of existing building, 3. with screened plant area over on new proposed flat roof, 4. ground floor reception area to incorporate management facilities and the relocation of existing side entrance door, 5. a new traditional shop window to incorporate a new corner window feature, 6. also to include all associated windows, drainage and all associated site works necessary to facilitate the development.

Refused

Core Refusal Reason

The proposal for short-term tourist accommodation was refused due to its negative impact on housing stock availability and the potential injury to the architectural integrity of a Protected Structure.

Decision Maker's Conclusion

  • The conversion to short-term tourist rental is contrary to the City Development Plan and Housing Need Demand Assessment (HNDA) as it reduces the availability of long-term residential housing stock.
  • The proposed development would cause serious injury to the special architectural character, amenity, and setting of the Protected Structure and the adjacent Conservation Area.
  • The application failed to provide adequate information, specifically a detailed architectural heritage impact assessment, to justify interventions in a historic building.

Cited Policies (CDP)

Policy QHSN38Section 15.14.3Policy BHA2Section 11.5.1Policy BHA9Section 11.5.3

Decision Document Summary

The application proposed a change of use at 12 Leinster Street South, Dublin 2, a Protected Structure, to facilitate short-term tourist rental accommodation. Dublin City Council refused the application on three primary grounds: first, the loss of potential long-term residential housing in a high-demand area; second, the detrimental impact on the architectural heritage and character of the building and its neighboring Protected Structures; and third, the submission of insufficient documentation t...
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