23119

Permission for development which will consist of retention of 11 No. Ensuite Bedrooms over first and second floor levels to be used as ancillary accommodation to the hospitality business on the ground floor level (Area 222.06m2), which was originally under Planning Ref. 93/713, a doctor's surgery in place to first floor level and a 6 bed duplex apartment in place to first and second floor levels at

Refused

Core Refusal Reason

The proposed retention of 11 ensuite bedrooms for short-term or ancillary hospitality use results in the loss of permanent residential accommodation within a designated Rent Pressure Zone, contrary to national policy and the City Development Plan's housing strategy.

Decision Maker's Conclusion

  • The development involves the unauthorized conversion of a previously permitted 6-bed duplex apartment and doctor's surgery into short-term accommodation, leading to a net loss of residential supply in a designated Rent Pressure Zone.
  • The applicant failed to provide sufficient evidence that the proposed ensuite bedrooms are genuinely ancillary to a functioning hospitality business, as the ground floor premises appeared vacant and under construction during site inspection.
  • The proposal is contrary to Ministerial Circulars PL10/2017 and PL 4/2019, which establish a presumption against short-term letting in areas of high housing demand to protect long-term rental stock.

Cited Policies (CDP)

Policy 3.1 Housing Strategy - Point 23Objective CC - City CentreChapter 3: Housing and Sustainable NeighbourhoodsChapter 10: Compact Growth and RegenerationChapter 11: Land Use Zoning Objectives and Development Management Standards and GuidelinesEyre Square Architectural Conservation Area

Decision Document Summary

This application sought the retention of 11 ensuite bedrooms at 12-14 Prospect Hill, Galway, to serve as ancillary accommodation for a ground-floor hospitality business. The site is situated within the Eyre Square Architectural Conservation Area and a designated Rent Pressure Zone. The proposal was refused primarily because it entails the loss of a previously permitted 6-bed duplex apartment, thereby depleting the city's permanent residential housing stock. Additionally, the planning authority f...
SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.