Core Refusal Reason
The proposed development represents uncoordinated piecemeal backland development that provides a substandard level of residential amenity for future occupiers due to restricted internal living areas, lack of daylight/sunlight, and inadequate site access.
Decision Maker's Conclusion
- The development constitutes uncoordinated piecemeal backland development that fails to integrate with a larger, more viable strategy for the surrounding underutilised lands.
- The quality of residential amenity is significantly compromised by restricted internal layouts, a lack of communal space, and severe obstructions to daylight and sunlight caused by the enclosed site conditions.
- The proposed access via a shared alleyway currently used for waste storage is substandard and unattractive, failing to provide a safe and high-quality residential entrance.
Cited Policies (CDP)
ZO 3 - Inner City Residential NeighbourhoodsZO 2 - City Centre Commercial Core AreaSection 15.9Objective 13.11 City Centre LivingSection 16.9 Sustainable Residential DevelopmentSection 16.16 Plot RatioSection 16.41 DensitySection 16.43 Dwelling MixSection 16.59 Infill HousingSection 16.61 Public Open SpaceTable 16.4Table 16.6Table 16.7Table 16.9
Decision Document Summary
This report assesses a first-party appeal by Conclusive Developments Limited against Cork City Council's decision to refuse permission for three 3-bedroom townhouses on a backland site behind 87-89 Shandon Street. Located within the Shandon Architectural Conservation Area (ACA), the site is constrained by significant level changes and high boundary walls. While the Inspector notes that the residential use is consistent with the 'ZO 3' zoning, the specific proposal is found to be deeply flawed. T...SOURCE PDFOpen Original
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