An Bord Pleanála has given the green light for the retention of a souvenir shop for Dublin's Grafton Street due to the "modest number of souvenir shops" within the street's "Area of Special Planning Control".
In giving the go-ahead to Fashionflo Investments Ltd for the planning retention of Seasons of Ireland at 111 Grafton Street, the appeals board has overturned a refusal of Dublin City Council.
In granting planning permission, the appeals board has also overturned the recommendation of its own inspector in the case, Frank O'Donnell, to refuse planning permission.
The board explained that in deciding not to accept its inspector’s recommendation to refuse, the board stated that it was mindful of the location of the site within the Area of Special Planning Control and the Scheme of Special Planning Control for Grafton Street.
The board said it considered the totality of the number of retail units within the Area of Special Planning Control "including the current modest number of souvenir shops".
In his recommendation to refuse planning permission, Mr O'Donnell concluded that the proposed retention of the change of use to a souvenir/ gift shop "would not result in an appropriate mix and balance of uses on this part of Grafton Street, in particular higher order comparison retail outlets, to provide for a high-quality shopping area".
Mr O'Donnell concluded that the proposed retention would seriously injure the amenities of the area, would detract from the retail character and would result in an undesirable precedent for similar type development in the vicinity.
He said he estimates that the subject proposal, if permitted, would represent the fourth such souvenir/gift shop within the Grafton Street Architectural Conservation Area (ACA).
He said that within a wider radius of 600 metres walking distance from the subject appeal site there are a total of 19 existing souvenir/gift shops.
In the appeal, Fashionflo Investments told the appeals board that the proposal will not create an undesirable precedent as demonstrated by previous Council decisions in the vicinity for the same use.
The firm's appeal stated that the proposed development will occupy a unit on a stretch of Grafton Street which is suffering from extensive and long-term vacancy and will provide animation and activity at this location, providing an uplift to surrounding properties.
The appeal stated that the proposed development provides a retail offer to tourists visiting the city instead of leaving a vacant retail unit beside a number of other vacant retail units.
Reporting by Gordon Deegan
