2240797

Permission is sought for the construction of a residential development consisting of: (A) Demolition of existing derelict cottage and associated shed; (B) Construction of thirteen dwelling houses comprising of four no. two storey three-bedroom semi-detached dwelling houses, six no. two storey three-bedroom terraced dwelling houses and three no. two-storey four-bedroom detached houses; (C) Construction of a new vehicular entrance from Matthew Hill Road to provide access to the proposed residential development ; (D) Associated car parking, landscaping and all ancillary site development works.

Refused

Core Refusal Reason

The proposed development would endanger public safety by reason of a traffic hazard because the applicant failed to demonstrate that sufficient visibility splays or sight stopping distances can be achieved at the site entrance, and failed to provide an appropriate design tie-in with the approved Lehenaghmore Road Improvement Scheme (LRIS).

Decision Maker's Conclusion

  • The proposed vehicular access is significantly deficient in sightlines, particularly to the north where visibility is obstructed by third-party property and vegetation, creating an unacceptable traffic hazard on the L2455.
  • The applicant failed to demonstrate a clear and appropriate technical tie-in between the development's access levels and the approved Part 8 Lehenaghmore Road Improvement Scheme (LRIS).
  • The proposed density of 29 dpha materially contravenes the Development Plan target of 40-60 dpha for outer suburban areas, and while site constraints exist, the extent of the shortfall is not considered to be justified by exceptional circumstances.

Cited Policies (CDP)

ZO.01 Sustainable Residential NeighbourhoodsObjective 2.32 Housing SupplySection 3.26 Residential DensityObjective 3.3 New Housing SupplyObjective 3.5 Residential DensityObjective 3.6 Housing MixSection 4.17 - 4.21 Active TravelTable 4.3 Walking and Cycling ImprovementsObjective 9.1 Irish WaterObjective 9.2 Waste WaterObjective 11.2 Dwelling Size MixObjective 11.3 Housing Quality and StandardsObjective 11.4 Daylight, Sunlight and OvershadowingSection 11.68 Site Features and ContextSection 11.69 - 11.72 Residential DensityTable 11.2 Cork City Density and Building Height StandardsSection 11.74 Residential MixSection 11.75 Design QualitySection 11.76 - 11.79 Dwelling Size MixTable 11.8 City Suburbs Dwelling Size MixSections 11.227 - 11.228 Transport and MobilitySection 11.257 Water Supply & Wastewater

Decision Document Summary

This report concerns a first-party appeal against Cork City Council's decision to refuse permission for the demolition of a cottage and the construction of 12-13 houses at Lehanagh More, Cork. The site is a steeply sloping, elevated field on the L2455, a narrow and poorly aligned road. The Inspector notes that while residential use is acceptable under the 'ZO.01' zoning, the primary constraint is the site's topography and road frontage. The Inspector's core argument rests on traffic safety; the ...
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