Core Planning Reasoning
The proposed development is considered acceptable in its design and scale, will not seriously injure the visual amenities or built heritage value of the Blackrock Road Architectural Conservation Area, and will not negatively impact the residential amenity of surrounding properties, thus aligning with the proper planning and sustainable development of the area.
Decision Maker's Conclusion
- The extension is adequately set back (c. 8m) from the existing front building line, ensuring it remains subordinate to the host dwelling and has limited visual impact on the Ardfoyle Crescent streetscape and the Architectural Conservation Area.
- A comprehensive daylight and sunlight assessment using BRE guidelines confirmed that impacts on adjacent properties, specifically 'Glenmore', are either compliant with standards or represent marginal deficits that do not warrant a refusal of permission.
- Proposed first-floor windows are designed at a high level (c. 1.8m above floor level) to prevent overlooking, and the overall scale and separation distances are reasonable for this inner suburban location, avoiding unacceptable overbearing impacts.
Cited Policies (CDP)
ZO 4 Residential, Local Services and Institutional UsesSection 15.10Section 16.72Objective 9.28Objective 9.29Objective 9.32
Decision Document Summary
The application concerns 'Glenlara', a semi-detached house on Ardfoyle Crescent, Ballintemple, Cork, located within the Blackrock Road Architectural Conservation Area (ACA). The proposal involves demolishing outbuildings and constructing single and two-storey extensions, increasing the floor area from 118sqm to 253sqm. A third-party appeal by neighbors at 'Glenmore' raised concerns regarding overdevelopment, overshadowing, and damage to the character of the ACA. The Inspector's assessment focuse...SOURCE PDFOpen Original
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