Core Refusal Reason
The Inspector recommends granting permission, concluding that the proposal is an appropriate infill development that integrates into the streetscape without seriously injuring the residential amenities or the character of the adjoining NIAH listed building.
Decision Maker's Conclusion
- The development is a suitable infill project consistent in form, character, and scale with existing and permitted residential units in the vicinity.
- A separation distance of over 4 metres from the adjoining NIAH listed building is sufficient in this urban context and will not have a significant overbearing impact or cause substantive loss of light.
- The 22-metre separation distance to the rear ensures that the privacy and residential amenities of the properties in Manor Hill are not significantly undermined.
Cited Policies (CDP)
ZU 3-1: Existing Built Up AreasZU 3-2: Appropriate Uses in Residential AreasBallincollig Carrigaline Municipal District Local Area Plan 2017Cork County Development Plan 2014-2020
Decision Document Summary
This report concerns an appeal against Cork City Council's decision to refuse permission for 2 no. semi-detached houses at Main Street, Ballincollig. The site is an undeveloped 0.0567-hectare plot bounded by a NIAH listed house ('Ard na Laoi') to the west and the Manor Hill estate to the rear. The Planning Authority originally refused the application due to concerns over residential amenity and impacts on the architectural heritage. However, the Inspector notes that the applicant expanded the si...SOURCE PDFOpen Original
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