3705/23
PROTECTED STRUCTURE: The development will consist of proposed change of use of 18 and 19 Merchant's Quay from Office use of the Ground Floor and 3 Residential Accommodation units on the 1st, 2nd and 3rd floors overhead to Hostel (tourist) use with modifications to existing rear flat roof, amenity space at roof level, associated internal modification works and all associated site works and services.
Core Refusal Reason
The Planning Authority refused permission citing a general presumption against the loss of existing housing stock to short-term tourist accommodation under Section 15.14.3 of the Development Plan. However, the Inspector recommended a grant of permission, concluding that the loss of three units would not meaningfully impact housing supply and the location is highly suitable for visitor accommodation.
Decision Maker's Conclusion
- The loss of three small residential units in isolation would not have a meaningful impact on the supply of housing stock within the city centre.
- The site's location fronting a busy traffic route with limited private amenity space makes it more appropriate for short-term hostel use than long-term residential occupancy.
- The proposed development is consistent with the 'Z5' zoning objective and will serve to keep the Protected Structures in active use while enhancing the vibrancy of the streetscape.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the change of use of 18 and 19 Merchant's Quay, Dublin 8, from a vacant ground-floor office and three residential units into a 46-bed tourist hostel. The buildings are four-storey terraced Protected Structures. While the Planning Authority refused the application to protect housing stock, the Inspector noted that Section 15.14.3 allows for flexibility on a case-by-case basis. The Inspector's assessment emphasized that the existing units are small and lack private open space...PDF Document Missing
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View the appeal at An Bord Pleanála