25/4009
Permission for the demolition of an existing dwelling house and ancillary structures and the construction of a residential development of 18 no. residential units comprising of 5 no. detached units (2 of which will have associated domestic garages), 8 no. semi-detached units, 5 no. apartments (in 2 no. blocks) and all associated site development works including access, footpaths, car and bicycle parking, drainage, bicycle and bin stores, lighting and landscaping/amenity areas. Site development works include road widening and the provision of a raised table along Catholic Walk and the provision of new footpaths along Catholic Walk and Barrack Street. Access to the site will be via new vehicle access points from the existing Catholic Walk and Barrack Street
Core Planning Reasoning
The Inspector recommended a grant of permission as the proposal is consistent with the residential zoning objectives of the Cork County Development Plan 2022-2028 and, through sensitive design and adequate separation distances, successfully mitigates potential impacts on the residential amenity and privacy of neighboring properties despite the site's challenging topography.
Decision Maker's Conclusion
- The development is located on appropriately zoned land within the development boundary of Kinsale and supports national policies regarding compact growth and sustainable urban development.
- Concerns regarding overlooking and loss of privacy are resolved by separation distances that exceed minimum standards (often over 22m) and the inclusion of design features such as obscured glazing, split-level floor plans, and layered boundary screening.
- Technical issues related to the structural design of retaining walls, surface water management via SuDS, and pedestrian safety along Catholic Walk and Barrack Street are sufficiently addressed and can be further managed through specific planning conditions.