Mayo hotel function room conversion approved on appeal
AN Coimisiún Pleanála has overturned a council planning decision and is allowing a Mayo hotel's function room to be converted into extra bedroom space.
The proposal in respect of The Dolphin Hotel in Crossmolina had met with local objection over the loss of the town’s only hotel facility, the impact on tourism, traffic congestion and parking shortages, and what many described as an over-concentration of homeless accommodation in a small rural town with limited capacity.
Mayo County Council refused an application by Pat Mulhern Civil Engineering (Ireland) Ltd. for retention permission to change the use of the hotel’s single-storey function room at the rear of the premises from commercial use to social and residential accommodation, adding 10 bedrooms to the existing 10 on site.
That decision was subsequently appealed and An Coimisiún Pleanála has now overturned the council ruling and granted permission.
The appeals board inspector's report explained how at appeal stage, the applicant submitted an amended internal bedroom layout including en-suite provision, and an amended outdoor layout to the rear showing car parking provision for up to 37 car parking spaces and an outdoor amenity area.
The council had refused permission for two reasons relating to limited provision of facilities for users and lack of sufficient car parking, along with traffic concerns.
Seventy-eight third party observations were received by the planning authority setting out local concerns.
In its submission to the appeals board, the applicant said the proposed number of 40 residents is 3% of the town’s population - significantly below the 5% threshold where it should be carefully assessed.
With around 20% of the residents employed, the proposed development would provide temporary relief during a period of accommodation difficulty and contribute positively to the local economy and community.
It was pointed out that the previous function room use was historically associated with late night events, music and alcohol related activity and its absence will permanently reduce noise, disturbance and nuisance levels to improve the overall residential character.
The applicant is committed to professional on-site management and resident support structures including engagement with local service providers.
The appeals board found in favour of the applicant and granted planning permission, subject to a number of conditions.
Its ruling stated: Having regard to the provisions of the Mayo County Development Plan 2022 - 2028, the mixed use zoning of the site, the nature and scale of the development proposed to be retained and completed and its relationship with the surrounding area, and to the planning history of the site, it is considered that, subject to compliance with conditions, the development proposed to be retained and completed would not seriously injure the residential or visual amenities of the area or of property in the vicinity and would be acceptable in terms of its design, its proposed use as temporary social residential accommodation, and in terms of traffic safety and parking.
The development proposed to be retained and completed would, therefore, be in accordance with the proper planning and sustainable development of the area.