25/4551
Permission for Large Scale Residential Development (LRD) comprising the demolition of 3 no. existing agricultural farm sheds on site and the construction of 362 no. residential units to include 318 no. dwelling houses (comprising a mix of 2, 3 and 4 bed semi-detached and townhouse/terraced units) and 44 no. 2 bed apartment/duplex units, 1 no. creche with a community room and café and all associated ancillary development works including vehicular and pedestrian access, a 3m shared surface pedestrian and cycle link on the existing laneway to the east, upgrades to the L-6495-9 and L-6495-0 Mountain Road to the north and east of the site to include pedestrian crossings, traffic calming/raised tables and a 3m shared cycle/footpath facility connecting on to the R611/Kilmoney Road, drainage (including a pumping station), landscaping, amenity and open space/play areas, footpaths and cycle lanes, boundary treatments, bicycle and car parking, bin and bike storage, plant, public lighting and all other ancillary development. An Environmental Impact Assessment Report (EIAR) has been submitted to the Planning Authority with the application. The application may be inspected online at the following website set up by the applicant: www.mountainroadlrd.ie
Core Planning Reasoning
The Inspector recommends granting permission as the development is consistent with the residential zoning and specific development objective CL-R-10 of the Cork County Development Plan 2022, providing necessary housing density and social infrastructure while incorporating road improvements that provide a significant public benefit.
Decision Maker's Conclusion
- The proposed density of 35.4 units per hectare is considered an appropriate balance between the Cork County Development Plan 2022 and the 2024 Compact Settlement Guidelines, representing a sustainable use of zoned urban extension lands.
- The upgrades to Mountain Road are a specific requirement of the development plan and, while causing temporary construction nuisance, will result in significant long-term positive impacts for local connectivity, permeability, and active travel safety.
- The Environmental Impact Assessment and Appropriate Assessment screening indicate that while there is an unavoidable loss of wet grassland habitat, the retention of the woodland area and implementation of robust SuDS mitigation measures ensure no significant adverse residual effects on the environment or European sites.