3770/23

PERMISSION:The development will consist of the material change of use of the approved office unit to provide for a hostel use as well as alterations to the fenestration along the Carman's Hall elevation.

Refused

Core Refusal Reason

The proposed development fails to provide a high-quality standard of accommodation, would negatively impact residential amenity, and contributes to an overconcentration of tourist facilities, thereby undermining the 'Z4' zoning objective for a vibrant mix of city-center uses.

Decision Maker's Conclusion

  • The proposed internal layout is substandard, lacking essential functional spaces such as a communal self-catering kitchen and clearly defined dining areas required for high-quality hostel accommodation.
  • The proposal would contribute to an overconcentration of tourist accommodation in the Liberties area, with approximately 15 existing or planned facilities identified within 500 metres of the site.
  • Changes to the fenestration would result in the loss of active street frontage and natural surveillance, contravening the Z4 zoning objective to provide a rich and vibrant mix of city centre uses.

Cited Policies (CDP)

Zoning Z4Policy CEE11Policy CEE14Policy CEE26Policy CEE28Objective CEEO1Policy CCUV20Policy CCUV23Policy CCUV30Policy CCUV36Policy BHA7Objective CUO38SDRAO1Section 13.7Chapter 14Section 15.4 (15.4.1 - 15.4.5)Section 15.5 (15.5.3, 15.5.7)Section 15.13 (15.13.9)Section 15.14 (15.14.1)Section 5.5.8Section 14.8.4

Decision Document Summary

The applicant sought permission to convert a 249 sqm vacant ground-floor office unit into a 34-bed tourist hostel with an ancillary café/reception at 58-59 Meath Street and 27 Carman's Hall, Dublin 8. The site is located in the Liberties area, zoned Z4 'Key Urban Village' and within an Architectural Conservation Area. The Planning Authority refused the application due to concerns regarding tourist overconcentration and inadequate design standards. The Inspector concurred with the refusal, highli...
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View the appeal at An Bord Pleanála