North Mayo hotel owner appeals refusal to convert function room into accommodation

THE owner of a north Mayo hotel have appealed a decision to refuse planning permission to turn the function room into homeless accommodation.

In August, Mayo County Council turned down an application by Pat Mulhern Civil Engineering (Ireland) Limited, the owner of the Dolphin Hotel in Crossmolina to retain and complete a change of use of the single-story function room from commercial to residential social accommodation.

The application was fiercely opposed by local people with 78 third party submissions received by Mayo County Council with the majority calling on the local authority to refuse planning permission.

In refusing planning permission, Mayo County Council planners found that the proposed development would endanger public safety ‘by reason of traffic hazard due to the additional traffic movements that would be generated’.

However, the decision has been appealed to An Coimisiún Pleanala with the appellant claiming that decision by Mayo County Council 'appears inconsistent' with the planning context of the proposal.

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In a lengthy appeal submitted by Bury Architects on behalf of Pat Mulhern Civil Engineering (Ireland) Limited, they claim that concerns over 'inadequate car parking' were not justified as the development would result in a 'significant deintensification' of parking demand compared to the previous operation.

Phelim Kelly of Ballina-based Bury Architects stated in the appeal that vehicle numbers for the new development are not to exceed 20 and there was provision for 60 spaces.

Mr Kelly also stated that concerns in relation to sightline visibility at the vehicular access on Mullenmore Street were 'technical in nature' which could have been resolved by providing further information. He added that the refusal without seeking such clarification was 'therefore premature and unwarranted'.

“These matters should not have been used as grounds for refusal in circumstances where the applicant is fully capable of complying with any reasonable condition,” he stated in the appeal.

The hotel located on Ballina Street underwent an expensive major renovation in 2017 but it has been offering homeless accommodation under a partnership with Mayo County Council.

There are currently ten bedrooms in the hotel but the owners looked to add another ten bedrooms in the function room to sleep an additional 21 people and accommodate a maximum of 40 residents in total.

Many objectors to the development stated that a hotel was needed in Crossmolina but in the appeal Mr Kelly stated that it was clear that public guest accommodation is not viable and the function room has declined steadily inviability over the past two decades.

He added that there were alternative entertainment and community venues available such as the resource centre as well as Hiney's and the GAA Club also provides multipurpose areas.

The appeal also pointed out that the change of use will permanently remove the potential for late night noise and disturbance historically associated with the function room.

Mr Kelly also claimed that planning authority had adopted 'an overly restrictive approach' which he said 'risks effectively curtailing the operation of the premises'.

Addressing concerns the additional 40 people will have on local services, Mr Kelly claimed it will 'not materially burden local services' as it equates to 'just 3 percent of the population of Crossmolina' and 'well below' the 5 percent threshold identified in the national guidance.

The appeal also stated that development is fully compliant with building regulations and national accommodation guidance and 'permission for retention and completion is warranted'.

An Coimisiún Pleanála indicated that the case is due to be decided by mid January 2026.