2140048

Permission for the construction of a 4-storey office building with an option for internal sub-division to provide up to 7 no. office units and all associated ancillary development works including access, footpaths, parking, drainage, landscaping, substations/switchroom, plant and bin store.

Refused

Core Refusal Reason

While the Planning Authority refused permission due to perceived negative impacts on residential amenities (overlooking and overbearing) and scale, the Inspector recommended granting permission, finding that the proposal is consistent with the 'ZO 10' zoning, aligns with national building height guidelines, and maintains sufficient separation distances to protect neighboring properties.

Decision Maker's Conclusion

  • The 4-storey height and massing are appropriate for a high-specification business park and comply with the 2018 Building Height Guidelines, which encourage greater scale in serviced urban locations.
  • A separation distance of approximately 84.3 metres to the nearest residential dwellings is considered substantial and sufficient to mitigate concerns regarding overlooking and overbearing.
  • The proposed development is less intensive than an extant permission on the same site (Reg. Ref. 15/5983), which included a 4-storey building and a multi-deck car park, thus setting no negative precedent.

Cited Policies (CDP)

ZO 10 - Business and TechnologyObjective ZO 10.1Objective ZO 10.2Objective ZO 10.3Objective ZO 10.4Objective ZO 10.5Section 11.175 Office Business and Technology ProposalsBallincollig / Carrigaline Municipal District Local Area Plan 20172018 Urban Development and Building Heights Guidelines

Decision Document Summary

The proposal involves the construction of a 4-storey office building (6,770 sq. m) at Units 28 and 29, Avenue 6000, Cork Airport Business Park. The site is currently vacant and zoned 'ZO 10' for Business and Technology under the Cork City Development Plan 2022–2028. Cork City Council initially refused permission, arguing that the proximity to residential dwellings would injure residential amenities and that the building was out of scale with its surroundings. However, the Inspector notes the sit...
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