4772/22
PERMISSION AND RETENTION PERMISSION: the development will consist of retention permission for the change of use of the first floor of no. 183 Botanic Road, Glasnevin, D09 DR02 from previous use as residential apartment to use as office, staff area and store for ancillary use by the veterinary clinic, retention permission for change of opening hours from previously permitted times of 9am to 9pm Monday to Friday and 9am to 1pm Saturday to additional days and times of 8am to 8pm Monday to Friday , 9am to 5pm Saturday and 9am to 4pm Sunday; permission for the demolition of 64sq of existing buildings to the rear of 183 and side of 181 including demolition of 30sqm of unauthorised development demolition of rear chimney to no. 183, provision of new 214sqm two storey extension to existing veterinary clinic to consist of 111sqm at ground floor and 103sqm on first floor to the rear of no. 183 and side and rear of no. 181, provision of new pedestrian entrance between no. 181 and 183 Botanic Road, provision of new 1.8m boundary to the rear of 183 and all associated site works.
Core Planning Reasoning
The Inspector recommended a grant of permission as the proposed extension of the existing veterinary clinic is consistent with the Z3 Neighbourhood Centre zoning, represents an acceptable form of infill development in an urban area, and will not negatively impact residential amenities, traffic safety, or the architectural character of the vicinity.
Decision Maker's Conclusion
- The extension of the existing veterinary clinic is acceptable and will not negatively impact the residential amenities of neighboring properties or result in significant overshadowing.
- The development will not lead to traffic safety issues or excessive parking demand given its location in an accessible urban area served by public transport and the future BusConnects corridor.
- The modern design of the extension, featuring timber cladding and render, is considered an acceptable addition that positively contributes to the character of the area while respecting existing structures.
Cited Policies (CDP)
Decision Document Summary
The proposal at Nos. 181 and 183 Botanic Road, Glasnevin, involves the retention of change of use for the first floor of No. 183 from residential to office/ancillary veterinary use, retention of extended opening hours (including Sundays), the demolition of 64 sq.m of rear structures, and the construction of a 214 sq.m extension. The site sits in a 'transitional zone' between Z3 (Neighbourhood Centre) and Z2 (Residential Conservation) zonings. Third-party appellants raised concerns regarding over...PDF Document Missing
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