Core Refusal Reason
The applicant failed to demonstrate a justifiable rural-generated housing need (specifically farm-related) as required by the Cork City Development Plan for the 'City Hinterland' zone, which is under significant pressure for urban-generated housing.
Decision Maker's Conclusion
- The applicant does not meet the specific 'Rural Generated Housing' need criteria, as they are not engaged in farming/rural occupations and the landholding is significantly smaller than the required 30-hectare viable farm size.
- The proposed development would contribute to the encroachment of random, haphazard rural housing in the City Hinterland, militating against the preservation of the rural environment and the distinction between urban and rural areas.
- While the proposed design, layout, and technical site services (water and drainage) are deemed acceptable, they do not outweigh the fundamental policy conflict regarding rural housing need.
Cited Policies (CDP)
Objective ZO 20 (City Hinterland)ZO 20.1ZO 20.3ZO 20.4Section 3.51Section 3.53Section 3.54Objective 3.13Objective 11.9Objective 11.10Section 11.131Section 11.134
Decision Document Summary
The proposal involves the construction of a dwelling, garage, and vehicular entrance on a 0.2683ha site at Ballynoe, Whites Cross, Cork. The site is located in the 'City Hinterland' (ZO 20), an area characterized by strong urban pressure for residential development. Though the applicant highlighted local ties (living 100m from the site for most of his life), the Inspector argues that the Cork City Development Plan 2022-2028 requires a demonstrable economic or social need, often linked to active ...SOURCE PDFOpen Original
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