Core Refusal Reason
The proposed development fails to provide adequate residential amenity due to substandard internal storage and the location of essential services outside the applicant's legal control.
Decision Maker's Conclusion
- The proposed internal storage for the apartments does not meet the minimum requirements set out in the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2020.
- Essential ancillary facilities, specifically waste and bicycle storage, are located outside the application site boundary (red line) and are not demonstrated to be within the applicant's control.
- The development would result in a poor standard of residential accommodation for future occupants, contrary to Objective 11.1 of the Cork City Development Plan 2024-2028 and the proper planning of the area.
Cited Policies (CDP)
Objective 11.1
Decision Document Summary
The applicant sought permission for the conversion of a vacant ground-floor retail unit at 39-40 Shandon Street, Cork, into two residential apartments, including elevational and internal alterations. Cork City Council refused the application primarily because the proposed units failed to meet national design standards for internal storage. Furthermore, critical infrastructure such as waste and bike storage was situated on land outside the applicant's control, leading to a determination that the ...SOURCE PDFOpen Original
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