Core Refusal Reason
The proposal fails to meet the criteria for a Bed & Breakfast as it lacks owner-occupier accommodation and would result in the loss of long-term residential housing within a Rent Pressure Zone, contrary to County Development Plan objectives CPO 6.33 and CPO 11.12.
Decision Maker's Conclusion
- The development does not constitute a genuine Bed & Breakfast use as defined by CPO 11.12 because it is not operated by an owner-occupier and lacks necessary communal facilities such as a dining or sitting room for guests.
- The change of use would result in the loss of a long-term residential unit within a Rent Pressure Zone, which is contrary to CPO 6.33 and national policy regarding the protection of housing stock where a sufficient supply of rental properties has not been demonstrated.
- The proposal would negatively impact the residential amenity of the area due to noise, disturbance, and a lack of on-site parking, which is inconsistent with the 'Existing Residential' zoning objective to protect and improve residential amenities.
Cited Policies (CDP)
CPO 6.21CPO 6.33CPO 11.1CPO 11.2CPO 11.3CPO 11.10CPO 11.12CPO 11.13
Decision Document Summary
The applicant sought permission for the change of use of an existing two-storey dwelling at 4 Bath Street, Wicklow Town, from domestic use to a Bed and Breakfast. The site is located in an area zoned for 'Existing Residential' and is within a designated Rent Pressure Zone. The application was refused because the proposed layout, which utilized all bedrooms for guests without providing owner-occupier living space or adequate communal facilities, was deemed to be a short-term let rather than a bon...SOURCE PDFOpen Original
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