2240809
Permission for the construction of an office and hotel development to be provided in 2 no. buildings at Jacob's Island, Ballinure, Mahon, Co. Cork. The hotel will contain 165 no. bedrooms, meeting rooms, bar/restaurant, cafe and back of house facilities in a part-1 to part-10 no. storey over basement building. The office building (10,632 sqm GFA) will provide 8,361 sqm net office floor area and ancillary staff facilities over part-4 to part-7 no. storeys. The proposed development will also provide for: hard and soft landscaping; car parking; bicycle parking; storage; ESB substations; plant rooms; and all ancillary site development works above and below ground. A Natura Impact Statement (NIS) has been prepared and will be submitted to the Planning Authority with the application. The NIS will be available for inspection or purchase at a fee not exceeding the reasonable cost of making a copy during office hours of the Planning Authority.
Core Planning Reasoning
The Inspector recommended granting permission because the proposed hotel and office development is consistent with the 'Mixed Use Development' zoning objective (ZO 04) of the Cork City Development Plan 2022-2028, provides for appropriate densification of a serviced urban site, and, subject to a reduction in car parking capacity via condition, will not adversely impact the operational efficiency or safety of the strategic national road network (N40).
Decision Maker's Conclusion
- The proposed mixed-use development, ranging from 4 to 10 storeys, is in accordance with the specific zoning and density objectives for Jacobs Island which facilitate a dynamic mix of residential, employment, and hotel uses.
- While the N40 Mahon Interchange is nearing capacity, the reduction of car parking to 153 spaces combined with the site's accessibility to existing and planned high-capacity public transport (CMATS, Bus Connects) and greenways constitutes a suitable mitigation strategy.
- Following a Stage 2 Appropriate Assessment, it was determined that the proposal would not adversely affect the integrity of the Great Island Channel SAC or the Cork Harbour SPA, given the implementation of standard construction management and SuDS measures.