24/6216

Permission for the following Large-scale Residential Developments (LRD) comprising of the construction of 150 no. residential units, 1 no. creche, 2 no. ESB substations and all associated development works including footpaths, cycle paths, car and bicycle parking, drainage, fencing, bicycle and bin stores, lighting and landscaping/amenity areas. Access to the site will be via a new vehicle access point and pedestrian/cycle connection from the existing N25 Killeagh Road. A Natura Impact Statement is submitted to the planning authority with this application. The application may be inspected online at the following website set up by the applicant: www.gortnahomnamorelrd.ie

Granted

Core Planning Reasoning

The proposed development of 150 units materially contravenes the Core Strategy of the Cork County Development Plan 2022-2028 as it exceeds the total housing allocation (122 units) for the entire village of Castlemartyr on a single site. Additionally, the density (37.5 units/ha) exceeds the maximum net density for 'Medium B' zoned lands, and the layout was deemed to constitute uncoordinated, piecemeal backland development that fails to provide necessary pedestrian connectivity or support sequential growth.

Decision Maker's Conclusion

  • The 150-unit proposal represents 120% of the entire village's growth target for the plan period, constituting a material contravention of the Core Strategy and potentially prejudicing other development within the village.
  • The layout as proposed, and as modified by the Planning Authority's conditions to reduce numbers, would result in an incongruous and unconnected backland development that lacks appropriate frontage and permeability.
  • The proposed density exceeds the local maximum net density standards for the site's 'Medium B' zoning, and the development fails to align with sequential growth priorities as outlined in National and Local policy.

Cited Policies (CDP)

Objective CS 2-1Objective CS 2-2Section 2.13.1Table 2.9Section 2.13.3Objective CS 2-7Objective HOU 4-6Objective HOU 4-7Table 4.1Section 4.9.2Section 4.10.6Section 11.11.9Objective WM 11-15Section 12.16.4Objective TM 12-13Table 12.6Objective GI 14-6Objective ZU 18-2Objective ZU 18-9Objective ZU 18-11Specific Objective CM-R-01Specific Objective CM-RAP-02Objective CM-DB-01Objective CM-DB-02Objective CM-DB-03

Decision Document Summary

The application is for a Large-Scale Residential Development (LRD) of 150 houses and a creche on a 6.88ha site at Gortnahomna More, Castlemartyr, Co. Cork. The site is located at the eastern edge of the village, fronting the N25. While Cork County Council originally granted permission subject to the omission of 57 units (reducing the total to 93), the Inspector recommended a full refusal. The Inspector argued that 150 units significantly exceeds the Core Strategy target of 122 units for the whol...
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