2443209
Permission for a Large-Scale Residential Development at lands located at Ardarostig and Ballinaspig More, Waterfall Road, Bishopstown, Cork. The development will consist of: 164 no. residential units comprising of (i) 64 no. 3-bedroom semi-detached and terraced dwellings served by private open space in the form of private gardens, (ii) 54 no. apartments contained within 2 no. part 4, part 5 storey apartment blocks comprising 24 no. 2-bedroom apartments and 30 no. 1-bedroom apartments all served by balconies and/or ground floor terraces and (iii) 46 no. duplex units contained within 3 no. 3-storey terraced buildings and 1 no. part 3, part 4 storey terraced building comprised of 23 no. 2-bedroom and 23 no. 3-bedroom units, all served by balconies and/or ground floor terraces. The proposed development will provide for a new vehicular access and pedestrian/cycle entrances onto Waterfall Road, improvement works on Waterfall Road comprising a traffic calming gateway, a two-way cycle track and pedestrian footpath along the site frontage to Waterfall Road, with a toucan crossing to connect these works to the local active travel network. The proposed infrastructure development works also include the erection of a steel lattice ESB mast, associated undergrounding of powerlines, wastewater, surface water and water utility services. The proposed development provides for a creche and associated external play area, outdoor amenity areas, landscaping, acoustic noise barrier along the northern boundary, car parking, bicycle parking, bin stores, ESB substation, public lighting, roof mounted solar panels, green roofs, and all ancillary site development works. LRD Website: www.waterfallroadlrd.com
Core Refusal Reason
The Planning Authority refused permission due to a lack of pedestrian infrastructure and linkages to public transport, concluding the development would be excessively car-dependent and create a traffic hazard; however, the Inspector recommends a GRANT, finding that proposed and permitted easterly connections (Waterfall Heights) provide sufficient connectivity despite the lack of a western link through private property.
Decision Maker's Conclusion
- The residential density of 45 dph is considered optimal for this zoned and serviced site, successfully balancing national objectives for compact growth with the character of the outer suburban area.
- Although a direct pedestrian link to the west (Marymount Hospice) is unachievable due to third-party land constraints, the development is not considered isolated as it integrates with the infrastructure of the adjacent 'Waterfall Heights' scheme to the east.
- The proposal provides a balanced housing mix and high-quality design that contributes to the '15-minute city' concept without causing significant adverse impacts on local biodiversity, flood risk, or residential amenity.