It looks like it's the end of the road for businessman Pat Halpin who had planned to convert a large semi-detached house on Merrion Road, Ballsbridge into a B & B operation. Halpin, who owns a successful guest-house, Aberdeen Lodge, on Park Avenue, Sandymount, bought 65 Merrion Road, an Edwardian house adjoining Wanderers Club, at auction last year for £1.2 million and then lobbed in an application to add a large extension to side and rear.

The residents were having none of this, however, and a strenuous campaign was headed up by accountant Robin Simpson who lives next door to the house in question. Objections flowed in from sympathetic neighbours on nearby Ailesbury and Shrewsbury Roads and, faced with an avalanche of letters, the Corpo refused permission. Halpin's company Crossplan Investments appealed the decision but it has now been turned down by An Bord Pleanala.

It's an important decision that may affect other buyers planning to open guest-houses in this area. There is some comfort for Mr Halpin, however. The seven-bedroom house will probably have appreciated in value considerably since he bought it last summer. It could now be worth over £1.5 million.