24/49

The subdivision of an existing residential / 'no longer in use' commercial building to facilitate 2 number proposed individual town houses, the change of use of the 'no longer in use' commercial element to residential, the demolition of flat-roof extensions to the rear/north, the construction of new two-storey flat-roof extensions to the rear/north, alterations to front/street-side/south elevation, alterations to existing building along with all ancillary site works

Refused

Core Refusal Reason

The proposed development is located within Flood Zone A, where the creation of an additional high-vulnerability residential unit is considered inappropriate and contrary to national and local flood risk management policies.

Decision Maker's Conclusion

  • The site is situated entirely within Flood Zone A, an area susceptible to pluvial flooding with a history of known flood events, where national guidelines dictate that development should be avoided.
  • The proposal fails the 'Justification Test' as the additional residential unit is a high-vulnerability use that can be avoided, and there is no overriding justification for its placement in a high-risk flood zone.
  • The development is premature pending the implementation of a Flood Relief Scheme in Schull and would materially contravene the flood management objectives of the Cork County Development Plan 2022-2028.

Cited Policies (CDP)

WM 11-15WM 11-16Paragraph 2.11.37

Decision Document Summary

The proposal involved the subdivision of an existing residential and former commercial building on Main Street, Schull, Co. Cork, to create a second residential unit. The application was refused by the local authority primarily because the site is located within Flood Zone A, which is at high risk for pluvial flooding. The planning authority determined that the additional residential unit constitutes a high-vulnerability development that fails the 'Justification Test' and conflicts with the prin...
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