2140545

Permission for a Build to Rent residential development at Sharman Crawford Street, Cork. The proposed development includes for the demolition of the remainder of the former warehouse currently on site and the construction of 21 no. apartments in a building of seven storeys over flood defence measures, landscaping, bicycle storage, and all associated and ancillary site works and services.

Refused

Core Refusal Reason

The proposed development, due to its excessive height, monolithic massing, and lack of adequate communal facilities, fails to successfully integrate into the streetscape, adversely affects the character of the adjacent Architectural Conservation Area and Protected Structures, and provides a substandard level of residential amenity.

Decision Maker's Conclusion

  • The building's height and design represent a visually intrusive and dominant form that fails to respect the scale of the two-storey dwellings opposite and the architectural sensitivity of the nearby South Parish ACA.
  • The proposal fails to meet the fundamental requirements of SPPR 7 for Build-to-Rent developments, particularly regarding communal facilities, and consequently fails to meet the standards for conventional apartment schemes regarding unit mix, floor area, and dual aspect.
  • The development would result in significant overshadowing of properties directly opposite the site and fails to demonstrate a positive contribution to placemaking or the urban streetscape.

Cited Policies (CDP)

Paragraph 16.25Paragraph 16.26Paragraph 16.29Objective 9.29Objective 9.32Objective 13.21(a)Objective 16.3Zoning Objective Z03Paragraph 13.24Table 16.1

Decision Document Summary

The application relates to a 0.07ha brownfield site on Sharman Crawford Street, Cork. The developer proposed a Build-to-Rent (BTR) scheme, originally seeking a 7-storey block with 21 apartments, later amended to 6 storeys and 17 units on appeal. The site is in a sensitive urban context, lying adjacent to the South Parish Architectural Conservation Area and opposite a terrace of 19th-century two-storey houses. The Inspector found that while residential development is acceptable in principle under...
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