3553/23

PERMISSION & RETENTION: 1. Retention and completion of modifications (layout and elevational) to existing two storey building. 2. Proposed change of use (368 s.q.m. ) from approved office/retail use to tourist hostel. 3. Retention of 29 sq.m. single storey bike store/maintenance store.

Refused

Core Refusal Reason

The proposed development would result in substandard, poor-quality tourist accommodation due to inadequate design and would significantly injure the residential amenity and privacy of neighboring properties, contrary to Objective CEE28 of the Dublin City Development Plan.

Decision Maker's Conclusion

  • The internal layout is fundamentally flawed, with approximately 79% of bedroom windows facing adjoining walls at a distance of only 0.6m to 1.5m, resulting in poor light, ventilation, and outlook.
  • The development would have a significant detrimental impact on the privacy of existing dwellings at No. 28 and 29 Wexford Street due to direct overlooking from proposed first-floor windows.
  • The proposal fails to provide the 'high quality, designed for purpose' spaces required by Policy CEE28, especially given the site's immediate proximity to loud late-night venues (nightclubs and bars) and the lack of noise impact assessments.

Cited Policies (CDP)

Policy CEE26Policy CEE28Policy CEEO1Objective CUO38Policy CCUV36Policy BHA9Z5 Zoning ObjectiveSection 6.5.6Section 11.4.3Section 15.4.1Section 15.13.9Section 15.14.1Section 15.14.2Section 15.14.3Section 15.15.2.2

Decision Document Summary

This report concerns an appeal against Dublin City Council's decision to refuse permission for the change of use of a 2-storey building at 10/11 Liberty Lane from office/retail use to a 40-bed tourist hostel. The site is a constrained L-shaped plot in a mixed-use area of Dublin 8. The Planning Authority originally refused permission citing substandard design and an overconcentration of tourist accommodation in the area. While the Inspector found that the 'overconcentration' claim lacked robust e...
SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.

PDF Document Missing

The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.

Search for case on ABP