Core Refusal Reason
The Inspector recommended granting permission as the proposed takeaway use is permissible under the Z4 zoning, fits the character of the busy arterial route, and the separate access to upper floors ensures their future residential potential is not sterilized.
Decision Maker's Conclusion
- The proposed takeaway use is a permissible use within the Z4 zoning objective and is appropriate for the site's location on a busy arterial route with a wide range of commercial uses.
- There is no evidence of an excessive concentration or overabundance of takeaways in the immediate vicinity that would detract from the vitality and viability of the area.
- The provision of separate access to the upper floors of the buildings ensures that their potential for future residential rehabilitation is not hindered or sterilized.
Cited Policies (CDP)
Z4 zoningSection 16.25Policy CEE 16 (iv)Section 15.17.5Section 15.14.7.3Section 15.14.7.4Dublin City Development Plan 2016-2022Dublin City Development Plan 2022-2028
Decision Document Summary
The application seeks a change of use for the ground floor of two mid-terrace, three-story over basement units at 8 and 9 Dorset Street, Dublin 1, from retail/office to two takeaway units, including new signage and a rear dry storage extension. Dublin City Council originally refused the development, citing a proliferation of takeaways in a Z4 zoned area and concerns that the change of use would deter the rehabilitation of the upper floors. Upon appeal, the Inspector argued that Dorset Street is ...SOURCE PDFOpen Original
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