25/5072

Permission for the construction of 22 no. residential units, comprising 8 no. 3-bedroom terraced houses, 2 no. 2-bedroom terraced houses, 6 no. 2-bedroom duplex apartments, and 6 no. 3-bedroom duplex apartments. The development also includes the part demolition of an existing wall, access arrangements, boundary treatments, and all associated landscaping and ancillary site development works

Refused

Core Refusal Reason

The development was refused primarily due to its adverse impact on the residential amenity of neighboring properties to the east, specifically regarding overlooking and visual intrusion caused by significant ground level differences.

Decision Maker's Conclusion

  • The significant elevation difference between the proposed raised roadway/turning area and the existing lower-level dwellings to the east would result in unacceptable visual intrusion.
  • The proposed layout and finished floor levels would lead to direct overlooking of established rear gardens, seriously injuring the residential amenities of adjacent properties.
  • The contextual relationship of the development to its surroundings is considered inappropriate and would likely depreciate the value of existing homes in the immediate vicinity.

Cited Policies (CDP)

Cork County Development Plan 2022Advice Note no. 1 Surface Water Management (December 2022)

Decision Document Summary

The proposal sought permission for the construction of 22 residential units at Gully Bandon, Co. Cork. Although the planning authority outlined extensive technical requirements for infrastructure, services, and public lighting, the application was ultimately refused due to topographical and design concerns. The Planning Authority concluded that the proposed site levels and the proximity of the development to established detached houses to the east would create a detrimental relationship characte...
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