2240866
Permission for the demolition of an existing dwelling house and all existing structures on site and the construction of a residential development and all ancillary site development works at East Gate House, East Gate, Main Street, Ballincollig, Cork. P31TF43. The proposed development will consist of 16 no. residential units, comprising 8 no. two-bedroom detached houses and 8 no. two-bedroom townhouses. Access to the site will be via an upgraded pedestrian priority entrance off Main Street (R608) which will include an uncontrolled pedestrian crossing and upgrades to the public footpath along the southern side of Main Street along the site boundary.
Core Refusal Reason
While the Planning Authority initially refused permission due to traffic hazards at the East Gate junction, the Inspector recommends a grant of permission, concluding that the car-free nature of the development, the reduction from two site entrances to one, and the inclusion of road setbacks will mitigate traffic risks and align with sustainable transport policies.
Decision Maker's Conclusion
- The proposed car-free residential scheme is acceptable and highly sustainable given the site's brownfield status, its location adjoining Ballincollig town centre, and its proximity to planned high-capacity public transport (BusConnects and LRT).
- The development is consistent with the 'ZO 1' zoning objective and national compact growth targets, providing an appropriate density that balances urban consolidation with the protection of local residential character.
- Technical assessments confirm that the proposal will provide a high standard of amenity for future residents and will not result in unacceptable impacts on neighboring properties regarding sunlight, daylight, privacy, or overbearing appearance.