Dublin City Council refuses planning permission for 72-bedroom 'homeless hub' in D2

Gordon Deegan

Dublin City Council has refused planning permission to contentious plans for a short-term emergency accommodation 72-ensuite bedroom ‘homeless hub’ on Dublin’s Mount Street Lower.

The proposed homeless hub for 33-41 Mount Street Lower, Dublin 2, was opposed by a number of local residents.

In refusing planning permission to Lower Mount Street Accommodation Ltd, the City Council concluded that the scheme “would not provide adequate residential amenity to future occupants and would result in a substandard form of development”.

In its refusal, the Council states that it had serious concerns that the applicant had not adequately demonstrated compliance with the Dublin City Development Plan 2022-2028 under the heading of family hubs and the 2022 Guidelines for Development of New Emergency Accommodation’ (2022).

The Council states that specifically, this is in relation to substandard facilities including substandard bedroom sizes, the lack of provision of bedroom units suitable for a person with a disability, the inadequate provision of family living space, adequate storage space, study areas, buggy storage, and adequate kitchen facilities.

In its refusal, the Council also noted that the applicant has not indicated an end user for the proposed facility.

The Council concluded that the scheme would therefore create an undesirable development for similar type development and would be contrary to the proper planning and sustainable development of the area.

The city council planner’s report stated that “a significant number of bedrooms fall below the minimum sizes and whilst this is a conversion project, no justification is provided for this approach”.

The applicants were seeking permission for the change of use of an existing office building to a family hub to facilitate a short-term emergency accommodation development for homeless families.

A report lodged with the scheme by McCutcheon Halley Planning Consultants stated that the layout of the proposed scheme has been informed by the acute need for family hubs to facilitate a short-term emergency accommodation development for homeless families.

The report stated that “the proposed development will offer essential emergency accommodation for families who unexpectedly lose their homes, often due to situations such as eviction or financial difficulty”.

It states that facilities like family hubs are designed to provide a safe and temporary living environment while families collaborate with local authorities and other agencies to find more permanent housing solutions.

The report stated that overall, the proposed development “will make a positive contribution to the area providing families in need with accommodation. The proposed use will bring with it new employment opportunities to bolster the local economy and will provide a family hub within a central location in Dublin City”.

However, the scheme faced opposition.

On behalf of the Pembroke Road Association, Susan McCarrick told the council that the application would seriously injure the residential amenities of the area, and would set an undesirable precedent.

Ms McCarrick said: "The influx of at least 144 persons, is a marked intensification of use, in the receiving environment and the increased volume and use of the area in terms of noise and movement will impact on the quality and enjoyment of their housing."

On behalf of Michael McCann and the Mount Street Residents Group, planning consultant Brendan Buck told the council that “this is a planning application which appears as a speculative proposal for a homeless hostel in a building”.

“This proposal raises concerns for adjoining and surrounding properties and businesses, it may exacerbate issues which have arisen on this street in recent years, and it is poorly considered and designed.

“Fundamentally, Mount Street Lower and adjoining areas have been under pressure from the provision of emergency facilities for international protection applicants, or the lack thereof, for some years.

Residents and businesses were forced to live with tents and metal barriers in their neighbourhood for over 18 months."

Mr Buck of BPS Planning & Development Consultants states that our client considers that “the proposal will contribute to, and not reduce pressure on this area, arising from existing emergency facilities, accommodation, and services”.