2140052
Permission for the demolition of an existing dwelling and associated shed and the construction of a mixed use convenience retail, residential and café development and all ancillary site development works at "Villa Maria" and adjacent lands, Skehard Road, Cork. The proposed development will be provided in 2 no. 3 storey buildings and Block 1 will accommodate a discount foodstore which will include the sale of alcohol for consumption off the premises, with a gross floor area of 1,864m2 (net retail area of 1.337m2), ancillary staff welfare, warehouse area and 151m2 café at ground floor level, with 20 no. residential apartments at first and second floor levels (6 no. 1-bedroom, 12 no. 2-bedroom and 2 no. 3-bedroom units). Block 2 consists of 8 no. apartments (5 no. 1-bedroom and 3 no. 2-bedroomduplex). Ancillary site development works will include surface car parking, ESB substation, external plant, bicycle parking, bin stores, signage, trolley bay, rooftop solar PV panels, site landscaping and shared amenity space. Access to the proposed development will be via a new vehicular entrance to Skehard Road.
Core Refusal Reason
The proposed development would constitute an out-of-centre retail destination that exceeds local needs, fails the sequential test for site selection, and conflicts with the established retail hierarchy and zoning objectives of the Cork City Development Plan.
Decision Maker's Conclusion
- The proposal effectively creates a second, independent neighbourhood centre rather than an integrated extension of the existing one, which would undermine the established retail hierarchy.
- The Retail Impact Assessment and Sequential Test were found to be flawed, as they did not robustly demonstrate a lack of available alternative sites within existing designated centres.
- The scale and nature of the retail component would result in a destination that serves a much larger catchment than intended for this zoning, contrary to the proper planning and sustainable development of the area.