2140434
Permission for the following (1) Demolish existing single storey disused former fuel filling station structure, (2) Decommissioning and removal of existing disused underground fuel storage tanks, (3) Construction of a 4 storey mixed residential building consisting of 5 no. two bed two storey town houses, 2 no. two bed apartments and 4 no. one bed apartments including bin and bicycle storage, semi-private allotments/garden space to rear, (4) Connection to existing services and all ancillary site works.
Core Refusal Reason
The proposed development would seriously injure the visual amenities of the area and negatively impact residential amenity due to its height, design, and contextual relationship, resulting in unacceptable overlooking and overshadowing of adjacent private amenity space, contrary to Objective 3.5 of the Cork City Development Plan 2022-2028.
Decision Maker's Conclusion
- The proposed residential density of 183 units per hectare is significantly high and, while the principle of development is supported by zoning, the site requires a much higher level of design detail than what was provided.
- The development would result in an unacceptable level of overlooking and overshadowing of the rear amenity space (garden terrace) of the neighboring property to the west at 82 Lower Glanmire Road.
- The lack of specific site sections and detailed materiality statements makes it impossible to conclude that the proposal responds positively to its prominent streetscape location and the steeply sloped nature of the site.