2460413
Alterations and change of use to an existing commercial premises to include: A) a reduced café / retail unit at ground floor (21 m2) and change of use of remainder of ground floor, first, second and third floors to residential accommodation (short term let / student accommodation) comprising 2 No. residential units (1 No. 6 bed & 1 No. 4 bed), including all associated internal amendments and elevational changes and including a new shared amenity space at first floor level all at No. 21 Shop Street, Galway, a Protected Structure (GCC RPS No. 9307), and B) a change of use from café / retail to part office (37 m2) and part 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 unacceptable loss of ground-floor retail on a principal shopping street, the conflict between short-term letting and housing policy in a Rent Pressure Zone, and the lack of a comprehensive archaeological assessment for a Protected Structure in the medieval core.
Decision Maker's Conclusion
- The conversion of ground-floor retail to non-retail uses on Shop Street is contrary to the City Development Plan's objective to protect the primary retail role of the city centre and would set an undesirable precedent.
- The proposed short-term letting use is unacceptable within a designated Rent Pressure Zone as it would exacerbate the existing shortage of long-term rental accommodation and conflict with the Housing Strategy.
- The application is premature pending a full Archaeological Impact Statement and fails to provide adequate residential amenity for future occupants regarding natural light and noise mitigation from the adjoining public house.