2140745

Permission is sought for the demolition of 1411.9m2 of existing sheds. Permission is also sought for the construction of 20 no. semi-detached dwelling houses (to include 8 no. 4-bed dwellings and 12 no. 3-bed dwellings) and all associated site works.

Granted

Core Planning Reasoning

The Inspector recommends a grant of permission (effectively upholding the Planning Authority's decision to grant) on the basis that the development is consistent with the 'ZO.01 Sustainable Residential Neighbourhoods' zoning objective and the Core Strategy for Upper Glanmire, provided that two units are omitted to protect land zoned for Public Open Space.

Decision Maker's Conclusion

  • The residential use is permissible in principle under the ZO.01 zoning and supports the housing allocation for Upper Glanmire as outlined in the Cork City Development Plan 2022-2028.
  • Infrastructure concerns regarding wastewater capacity are not considered a barrier to permission, as Irish Water has indicated feasibility and the development can be appropriately conditioned to ensure connection agreements are in place prior to construction.
  • To ensure no material contravention of the development plan, two specific units (8 and 9) must be omitted and the gardens of units 10 and 11 reduced, as these areas overlap with land zoned for 'ZO.15 Public Open Space' where private residential development is prohibited.

Cited Policies (CDP)

Objective 2.32 Housing SupplyObjective 2.35 Development in Hinterland SettlementsObjective 3.3 New Housing SupplyObjective 3.5 Residential DensityObjective 4.7 Protection of National RoadsObjective 6.19 City Parks and Open Space ProvisionObjective 9.1 Irish WaterObjective 9.2 Waste WaterObjective 9.4 Sustainable Urban Drainage Systems (SUDS)Objective 9.6 Storm WaterObjective 10.96 Hinterland SettlementsObjective 10.98 Protection of Natural LandscapeObjective 11.3 Housing Quality and StandardsObjective 11.5 Private Amenity Space for HousesZO.01 Sustainable Residential NeighbourhoodsZO.15 Public Open Space

Decision Document Summary

The proposal involves the demolition of sheds and construction of a residential scheme in Ballinvriskig, Upper Glanmire, Cork. Originally proposed as 20 dwellings, the scheme was amended to 17 units (semi-detached and detached) during the Further Information stage. The site is an elongated plot that rises away from the R616 regional road and currently contains several large sheds and containers. A third-party appeal raised concerns about traffic hazards near the local school and insufficient cap...
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