Core Planning Reasoning
The Inspector recommended the removal of Conditions 3 and 6, concluding that the proposed dwelling's design and scale are appropriate for the steeply sloping site and would not have an undue overbearing or visual impact on the architectural heritage or residential amenity of neighboring properties, specifically Remuera House and St. Brigid's Church.
Decision Maker's Conclusion
- The separation distance of approximately 16.5 metres and the design strategy of building into the slope sufficiently mitigate any potential overbearing impact on the NIAH-listed Remuera House.
- The proposed design is more compact and set further back from boundaries than a previously permitted scheme on the same site, establishing a clear planning precedent for the scale of development.
- The removal of exempted development rights via Condition 6 is unwarranted as the potential risks to residential and visual amenity are considered theoretical rather than significant in the context of the site's layout.
Cited Policies (CDP)
Section 18.3.3Objective PL 3-2Objective HOU 4-8Objective HE 16-14Objective HE 16-15
Decision Document Summary
The proposal involves the construction of a 308 sqm, 5-bedroom house and a 55.5 sqm garage on a 0.177-hectare infill site at Knocknagore, Crosshaven. The site is characterized by its steep topography, rising 5 metres from north to south, and its proximity to St. Brigid's Church (a Protected Structure) and Remuera House (listed on the NIAH). The appeal was brought by the first party against two specific conditions imposed by Cork County Council: Condition 3, which required the omission of the fir...SOURCE PDFOpen Original
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