Core Planning Reasoning
The application was refused due to the applicant's failure to demonstrate sufficient legal interest in the site and the proposed structure's excessive height and bulk, which would be detrimental to a designated 'High Value Landscape' and 'Scenic Route'.
Decision Maker's Conclusion
- The applicant failed to provide sufficient evidence of legal estate or owner consent for works on parts of the site, rendering the permission unfeasible and unimplementable.
- The proposed 8.76m high structure is significantly taller and bulkier than the original boathouse, resulting in an undue negative impact on the visual amenities of the sensitive coastal landscape.
- The development would set an undesirable precedent and contravene specific objectives of the Cork County Development Plan 2022-2028 intended to protect scenic routes and high-value landscapes.
Cited Policies (CDP)
Objective GI 14-9: LandscapeObjective GI 14-13: Scenic RoutesObjective GI 14-14: Development on Scenic RoutesObjective GI 14-16: Prominent and Strategic Metropolitan Greenbelt MapScenic Route S51
Decision Document Summary
This report concerns an appeal against Cork County Council's decision to grant permission for a 107 sqm, split-level boathouse at Rathcoursey West, Midleton. The site is uniquely sensitive, located adjacent to the Ballynacorra River within the Cork Harbour SPA and Great Island Channel SAC, and designated as a 'High Value Landscape' along Scenic Route S51. While the Inspector accepted the principle of a boathouse on the site, he found the proposed two-storey design (8.76m height) to be excessivel...SOURCE PDFOpen Original
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