Core Refusal Reason
The proposed development functions as a separate, substandard dwelling rather than an ancillary granny flat, failing to meet County Development Plan criteria and providing inadequate living standards and amenity for occupants.
Decision Maker's Conclusion
- The proposal does not meet the basic requirements for ancillary family accommodation as it effectively constitutes a second dwelling on the site without meeting the necessary standards.
- The unit provides a substandard living environment, falling materially short of minimum floor area requirements and failing to provide adequate private amenity space.
- The development represents overdevelopment of a restricted site and would adversely impact the residential amenities of both prospective occupants and the existing dwelling.
Cited Policies (CDP)
Section 5.7.12 of the Cork County Development Plan 2014Section 5.7.13 of the Cork County Development Plan 2014Table 5.1 Best Practice Guidelines for Quality Housing for Sustainable CommunitiesSustainable Urban Housing: Design Standards for New ApartmentsAppendix 1 of the Development Plan
Decision Document Summary
The applicant sought permission for a two-storey, 65 sq.m. 'granny flat' at 23 Holly Road, Ballincollig, intended to accommodate a son caring for his parents. The site is a semi-detached house in a mature estate where garage conversions are common. However, the Inspector found the proposal to be more akin to a separate three-bedroom house rather than ancillary accommodation. Key issues identified included the failure to meet minimum floor space standards for a 3-bedroom unit (65 sq.m. provided v...SOURCE PDFOpen Original
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