Core Planning Reasoning
The applicant failed to demonstrate a genuine rural housing need in an area under 'Strong Urban Influence' as required by the Cork County Development Plan 2014 and National Policy Objective 19, and the development would contravene previous planning conditions restricting further subdivision of the landholding.
Decision Maker's Conclusion
- The applicant has not established a functional economic or social requirement to live in this rural area, as their housing need could be met within nearby settlement boundaries like Riverstick.
- The proposed development would exacerbate the trend of haphazard rural housing, leading to the erosion of the rural landscape character and increased demand for uneconomic public services.
- A grant of permission would materially contravene Conditions 5 and 6 of a previous planning grant (PA ref: S/01/5976) which explicitly prohibited further subdivision of the landholding to control housing density.
Cited Policies (CDP)
RCI 2-2 (Rural Generated Housing)RCI 4-2 (Rural Area under Strong Urban Influence)RCI 4-7 (Full-Time Home-Based Business)RCI 6-1 (Design and Landscaping)RCI 6-4 (Occupancy Conditions)CS 3-2 (Network of Settlements)CS 4-1 (Greater Cork Ring Strategic Planning Area)
Decision Document Summary
The application seeks permission for a 311.8sqm two-storey house and wastewater treatment system on a 0.26ha greenfield site in Coolkirky, Riverstick, Co. Cork. The site is part of a larger family landholding and is accessed via a private cul-de-sac laneway. While the Planning Authority initially granted permission, the Inspector's report highlights that the site is within a 'Rural Area under Strong Urban Influence'. The Inspector argues that the applicant, a civil engineer working in a family b...SOURCE PDFOpen Original
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