Core Planning Reasoning
The proposed development constitutes overdevelopment of a constrained 27 sq.m. site with 100% site coverage, providing a substandard level of residential amenity for future occupants due to fragmented internal layout and total lack of private open space or ancillary facilities, while also proposing projecting oriel windows that breach the building line and constitute disorderly development.
Decision Maker's Conclusion
- The intensification of the previously permitted two-storey dwelling into a three-storey unit on a highly constrained site fails to provide an adequate standard of housing and constitutes overdevelopment.
- The 100% site coverage allows for no private open space, cycle storage, or ancillary amenities, which is contrary to the residential amenity objectives of the Cork County Development Plan 2022-2028.
- The architectural design featuring oriel style windows that overhang the public laneway and breach the building line is considered a form of disorderly development that would detract from the area's amenities.
Cited Policies (CDP)
Objective ZU 18-9 (Existing Residential)Volume 4 - Midleton specific objectivesMD-T-06MD-T-03SPPR 1 (Separation Distance)SPPR 2 (Private Open Space)
Decision Document Summary
The application seeks permission for a three-storey contemporary dwelling (58.29 sq.m.) on a site of only 27 sq.m. located on a rear lane at New Cork Road, Midleton. The site is constrained, being surrounded on three sides by the Market Green shopping centre and resulting in 100% site coverage. While a two-storey dwelling had previously been permitted on the site, the Inspector found that the additional floor and revised layout resulted in a fragmented living experience—with habitable rooms spli...SOURCE PDFOpen Original
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