Core Refusal Reason
The applicant failed to demonstrate a genuine rural-generated housing need or exceptional circumstances required for development within the 'City Hinterland' and 'Airport Safeguard Area' under the Cork City Development Plan 2022-2028; additionally, the suburban design of the proposed dwelling was deemed visually discordant with the rural character of the area.
Decision Maker's Conclusion
- The applicant does not satisfy the criteria for a demonstrable economic or social need to live in the rural area as they are an existing urban homeowner not involved in agriculture.
- The two-storey, 312sqm dwelling design is of a suburban nature that would be prominent on elevated lands and injurious to the visual amenity and landscape character of the rural hinterland.
- Permitting the development would materially contravene the objectives of the Cork City Development Plan 2022-2028 which seek to safeguard the sustainable development of Cork Airport and prevent urban sprawl.
Cited Policies (CDP)
Zoning objective ZP20 (City Hinterland)Objective 3.13 (Rural Generated Housing)Objective 10.53 (Strategic Development of Cork Airport)Objective 10.54 (Airport Safeguard Area)Section 10.195Section 10.196Objective 10.97 (Protection of Hinterland)Objective 10.98 (Protection of Natural Landscape)Objective 11.9 (One-Off Housing: Demonstrable Need to Reside on Landholding)Objective 11.10 (Design and Landscaping)Section 11.133Section 11.134
Decision Document Summary
This report concerns a first-party appeal against Cork City Council's refusal of permission for a 312sqm two-storey house at Lehenagh More, Togher. The 0.28ha site is situated in the 'City Hinterland' and within the 'Airport Development Safeguard & Framework Area' near Cork Airport. The Planning Authority refused the application on two grounds: failure to meet rural housing need criteria and conflict with airport safeguard objectives. The Inspector found that while the applicant has family conne...SOURCE PDFOpen Original
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