2240861

Permission for subdivision of existing site and construction of new 2-storey dwelling house at site located at Carrigdan, Carriganarra Road, Ballincollig, Cork, P31YF66. Proposed works to include; (1) Demolition of existing garage/sheds, (2) Removal of existing front boundary wall to facilitate construction of new site entrance to serve new dwelling house, and (3) All associated site works including new boundary treatments and landscaping.

Granted

Core Planning Reasoning

The proposed development is consistent with the residential zoning of the site, provides an appropriate transition between neighboring building heights, and does not significantly impact the residential or visual amenities of the area in terms of overshadowing or overlooking.

Decision Maker's Conclusion

  • The applicant's comprehensive shadow analysis demonstrates that the impact on the sunlight access of the adjoining property to the south-west is imperceptible and has been further mitigated by design revisions.
  • The proposed dwelling, featuring a ridge height of 6.7m and no windows on the western elevation, provides an appropriate transition between existing properties and ensures no direct or indirect overlooking of private open spaces.
  • The development constitutes an appropriate use of zoned and serviced residential land and complies with the proper planning and sustainable development of the area.

Cited Policies (CDP)

ZO 01 Sustainable Residential NeighbourhoodsCork City Development Plan 2022-2028

Decision Document Summary

The proposal involves the subdivision of a site in Ballincollig, Cork, for the construction of a two-storey (later revised to dormer-style) dwelling and the demolition of an existing garage. The site is located on Carriganarra Road, a mature residential area characterized by detached dwellings. The primary point of contention, raised by a third-party appellant, focused on the potential for overshadowing and loss of privacy. The Inspector's assessment reviewed multiple shadow studies and design r...
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