3473/23

Permission sought for change of use from existing Hair & Beauty Salon (95.88sq.m) to new TAZA (Pakistani and Eastern Cuisine) take-away and tea rooms, consisting of demolition of existing single storey utility room & boiler house (4.44sq.m) & construction of new single storey flat roof extension at rear (13.18sq.m) to include new customer seating , toilet and service desk/ take-away area at front, opening up of internal walls & raising level of flat roof over rear extension to 2.73m internally, to create new kitchen, dry-goods store, staff changing & shower room at rear, with new delivery /service entrance to side & new cold room within existing detached garden room at rear, together with new shopfront signage to front elevation & all associated site works.

Refused

Core Refusal Reason

The proposed take-away use is considered unsuitable for this transitional zone due to its immediate proximity to residential properties and the resulting negative impacts on amenity from noise, fumes, and litter.

Decision Maker's Conclusion

  • The proposed development is located in a sensitive transitional zone immediately abutting residential (Z1) zoning with no separation distance, making it incompatible with the neighboring residential use.
  • The take-away would generate unacceptable levels of noise, general disturbance, litter, and fumes, which would seriously injure the amenities and depreciate the value of adjoining properties.
  • The existence of another take-away at No. 2 Ardcollum Avenue within the same modest terrace makes the addition of another such use inappropriate for this neighbourhood context.

Cited Policies (CDP)

Section 14.3.1Section 14.6Section 14.7.1Section 14.7.3

Decision Document Summary

The proposal sought a change of use from a 95.88sq.m hair and beauty salon to a take-away at 6 Ardcollum Avenue, Artane. The site is located within a small terrace of buildings that directly adjoins a residential area. Dublin City Council refused permission on the grounds that the development would be inappropriate for a transitional zone, citing significant concerns regarding noise, fumes, and litter. The decision emphasized that the lack of separation from residential dwellings and the presenc...
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