Core Planning Reasoning
The proposed development, due to its location on a designated scenic route (S49) within a High Value Landscape and the extensive site works required to accommodate the split-level design, would result in an obtrusive structure that adversely obstructs and degrades protected views toward Ballycotton Bay, contrary to landscape protection policies.
Decision Maker's Conclusion
- The applicant satisfies the rural housing need criteria set out in Policy Objective RCI 4-2 based on long-term residency and social links to the local area.
- The development is considered an infill site and does not contribute to ribbon development, nor does it significantly impact the residential amenity of neighboring properties via overlooking.
- The visual impact on the High Value Landscape and designated scenic route is unacceptable, as the necessary excavation and the scale of the dwelling would negatively affect the character and integrity of protected views.
Cited Policies (CDP)
RCI 2-2RCI 4-2CS 3-2CS 4-1RCI 6-1RCI 6-3RCI 6-4GI 6-1GI 7-2GI 7-3National Policy Objective 19
Decision Document Summary
The application seeks permission for a split-level, two-storey detached dwelling of 215.5sqm at Ballybraher, Ballycotton, Co. Cork. The 0.333ha greenfield site is located in a 'Rural Area under Strong Urban Influence' and within a 'High Value Landscape' fronting the S49 scenic route. While the Planning Authority initially granted permission, the Inspector notes that the site's significant 8m slope necessitates substantial cutting into the landscape. Although the Inspector accepted the applicant'...SOURCE PDFOpen Original
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