2543605

Permission for the following Large-Scale Residential Development (LRD) located at Barry's Field, Carrigaline Road and Churchyard Lane, Douglas, Cork, comprising the construction of 124 no. residential apartments (consisting of a mix of 1, 2 and 3 bed units), 1 no. cafe unit and 2 no. office units, in a development ranging in height from 1 to 5 storeys and all associated site development works including footpaths, car and bicycle parking, drainage, bicycle and bin stores, lighting, fencing, landscaping/amenity areas, ESB substation/switchroom and plant room. Site development works include 2 no. new uncontrolled pedestrian crossings and footpath improvements on Churchyard Lane which requires the removal of 6 no. existing on street car parking spaces. The proposed development works include a connection and construction of a new storm water and foul sewer along Carrigaline Road. Access to the site will be via a new vehicle access point and a new pedestrian connection from Carrigaline Road and 2 new pedestrian connections onto Churchyard Lane. The new vehicular access requires the removal of 4 no. existing car spaces. The application may be inspected online at the following website set up by the applicant: www.barrysfieldlrd.com

Granted

Core Planning Reasoning

GRANT: The proposal constitutes an acceptable density in a highly accessible urban location, provides for a high-quality mixed-use development on a site designated for 'local transformation,' and respects the character of the Architectural Conservation Area without causing undue injury to residential or visual amenities.

Decision Maker's Conclusion

  • The principle of a mixed-use development is acceptable as it aligns with the 'Mixed Use' zoning and specific site objectives for the local transformation of Barry's Field.
  • The proposed density of 148 uph and height of up to 5 storeys are appropriate given the site's proximity to high-frequency public transport and national policy favoring compact urban growth.
  • The development successfully integrates with the Douglas-Donnybrook ACA by retaining significant boundary treelines and utilizing stepped massing to mitigate visual impacts on the village core.

Cited Policies (CDP)

Objective ZO 4 (Mixed Use)Objective 10.100 (Neighbourhood Development Site 2)Objective 10.321 (Barry's Field Transformation Site)Objective 8.23 (Architectural Conservation Areas)Table 11.1 (Building Height Standards)Table 11.2 (Density Standards)Objective 3.5 (Residential Density)Variation No 1 (Revised Parking Standards)Objective 10.82 (Sustainable Transport)Table 2.6 (Role of City Suburbs)Section 11.104 (Separation Distances)

Decision Document Summary

This Inspector's Report concerns a Large-Scale Residential Development (LRD) comprising 124 apartments, a cafe, and two office units on a 0.84ha greenfield site at Barrys Field, Douglas, Cork. The site is situated within the Douglas-Donnybrook Architectural Conservation Area (ACA) and is identified as a 'local transformation site' under Objective 10.321 of the Cork City Development Plan 2022-2028. While third-party appellants raised concerns regarding excessive height, density, and lack of parki...
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