Core Refusal Reason
Failure to demonstrate a genuine rural housing need in a Metropolitan Greenbelt area, coupled with adverse visual impacts and technical unsuitability regarding wastewater treatment on a steep slope.
Decision Maker's Conclusion
- The applicant failed to demonstrate a demonstrable economic or social need to live in this rural area, thus not meeting the 'exceptional rural housing need' criteria required by Policy RCI 4-1 of the Development Plan.
- The proposed dwelling would contribute to the erosion of the Metropolitan Greenbelt and an overconcentration of one-off housing, resulting in a prominent and obtrusive feature that would seriously injure the visual amenities of the area.
- The development is technically unsuitable as the proposed wastewater treatment system would be constructed on slope angles exceeding the 1:8 limit set by the EPA Code of Practice, making it prejudicial to public health.
Cited Policies (CDP)
Policy RCI 4-1National Policy Objective 19Cork County Development Plan 2014Sustainable Rural Housing GuidelinesEPA Code of Practice (2021)
Decision Document Summary
The proposal sought permission for a split-level dwelling and wastewater treatment system at Ballynora, Cork City. The site is located within the 'Metropolitan Greenbelt', an area designated as being under urban influence and significant pressure for rural housing. Cork City Council refused the application because the applicant did not meet the specific housing need criteria for the area. Furthermore, the development was deemed to be visually obtrusive due to its elevated position and would lead...SOURCE PDFOpen Original
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