23226
Permission for development which consists of Retention and Completion of (1) change of use of dwellinghouse granted under PI. Ref No. 21/305 to guesthouse accommodation and amalgamation into existing mixed-use guesthouse and restaurant building granted under PI. Ref 19/157 (2) Internal layout changes including communal living area, reception/storage, caretaker's room and guesthouse bedrooms (3) Additional extensions on the first and second floor to rear over permitted Kitchen area to be used as part of Guesthouse permitted under PI.Ref No. 19/157 (4) Alterations to elevations permitted under PI. Ref No. 19/157 & PI. Ref. No. 21/305 and (5) Permission to demolish existing single storey building at No. 7 Newstownsmith and (6) all associated site works and services
Core Refusal Reason
The development was refused due to the excessive intensification of guesthouse use on a transitional site adjacent to a residential area, combined with poor architectural design that would negatively impact the city centre's character and visual amenity.
Decision Maker's Conclusion
- The proposed increase in guesthouse capacity from 7 to 17 bedrooms represents a significant intensification of use that is inappropriate for a transitional site and would be detrimental to the residential amenities of the adjoining Bowling Green neighborhood.
- The architectural design and visual appearance of the front elevation are considered to be of low quality, failing to complement the character of the city centre streetscape or the adjacent Architectural Conservation Area.
- The proposal fails to comply with the Galway City Development Plan 2023-2029 policies regarding land use zoning, built heritage, and urban design standards, specifically failing to address previous reasons for refusal under planning reference 22/297.