2240938

Permission for the construction of a new 2-storey detached domestic building consisting of a ground floor home office and gym and a first floor 2 bedroom guest apartment, located to the rear of and accessed from Cleve House, Blackrock Road together with all associated site works including mains water service and drainage connections to the adjoining Elderwood Drive.

Granted

Core Planning Reasoning

The proposed development is in accordance with the 'ZO 1' zoning objective for sustainable residential neighborhoods and, following design revisions that reduced its scale and massing, it would not seriously injure the character of the Architectural Conservation Area or the residential amenities of properties in the vicinity.

Decision Maker's Conclusion

  • The revised design, which reduced the ridge height and removed the western gable, ensures the structure remains secondary in scale to the main NIAH house and respects the character of the Blackrock ACA.
  • A separation distance of approximately 17.6 meters from the appellant's home, combined with retained boundary vegetation, is sufficient to prevent undue overlooking, overshadowing, or overbearance.
  • The proposed pedestrian access and drainage connections through Elderwood Drive are technically acceptable, provided the unit remains strictly ancillary to the main dwelling and is not sold or let independently.

Cited Policies (CDP)

ZO 1 - Sustainable Residential NeighbourhoodsZO 1.1ZO 1.2Objective 3.4 - Infill housingObjective 3.9 - Infill DevelopmentSection 11.100 - Separation, Overlooking and OverbearanceSection 11.101Section 11.104 - OverbearanceSection 11.139 - New infill developmentSection 11.146 - Family FlatsSection 11.147 - Ancillary family accommodationSection 11.148 - Detached Habitable RoomObjective 8.23 - Development in Architectural Conservation Areas

Decision Document Summary

The proposal involves the construction of a 266sqm two-storey ancillary building in the rear garden of Cleve House, Blackrock Road, Cork, featuring a ground-floor gym and office with a two-bedroom guest apartment above. The site is located within the Blackrock Architectural Conservation Area (ACA), and the main house is listed on the National Inventory of Architectural Heritage (NIAH). Neighboring residents appealed the initial grant of permission, citing concerns over the building's scale, the ...
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