Core Planning Reasoning
The Inspector recommended granting permission because the proposal provides an appropriate residential density that complies with the Cork City Development Plan 2022-2028 and the National Planning Framework, finding that the design effectively utilizes the site's topography without causing undue injury to the residential or visual amenities of the area.
Decision Maker's Conclusion
- The proposed five-storey height over semi-basement is considered acceptable and successfully absorbed into the environment due to the site's steep topography, making the Planning Authority's requirement to omit a floor unnecessary.
- The development aligns with national compact growth strategies and local zoning for sustainable residential neighborhoods by providing high-density housing within walking distance of existing village services.
- Technical concerns regarding noise from the adjacent M28 project, traffic safety, and drainage can be appropriately mitigated through the imposition of specific, enforceable planning conditions.
Cited Policies (CDP)
ZO 1- Sustainable Residential NeighbourhoodsZO 1.2ZO 1.3ZO 1.4ZO 1.7ZO 15 Public Open SpaceChapter 2 Core StrategyChapter 3 Objective 3.1Chapter 3 Objective 3.4Chapter 4 Transport and MobilityChapter 10 Key Growth AreasChapter 11 Section 11.91Chapter 11 Section 11.112Chapter 11 Section 11.113
Decision Document Summary
The applicant sought permission for a 45-unit apartment development (comprising 14 one-bed, 27 two-bed, and 4 four-bed units) in a block ranging from three to five storeys at Clarkeswood, Mount Oval Village, Rochestown, Cork. The 1.61ha site is a steeply sloping, irregularly shaped infill area bounded by established residential estates and the N28 corridor. The Planning Authority initially granted permission subject to a condition (No. 2) reducing the height by omitting a floor, which was the pr...SOURCE PDFOpen Original
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