23/6580

Permission is sought for a residential development of 11no. dwellings laid out in 2no. buildings, a bicycle parking enclosure, car parking, landscaping, new site access points on Bay View and Marina View, and all associated site works at 11 Beach Road, Passage West by Kindis Property Development Limited. The proposed development is within the curtilage of a railway tunnel which is a protected structure (RPS 01470).

Refused

Core Refusal Reason

The proposal was refused due to its detrimental impact on protected heritage structures, inappropriate design and scale relative to the steep topography and Architectural Conservation Area, negative impacts on residential amenity, and inadequate traffic and access infrastructure.

Decision Maker's Conclusion

  • The development fails to demonstrate that the structural stability of the protected former railway tunnel would be maintained and would negatively impact the character of the Passage West Architectural Conservation Area and surrounding heritage assets.
  • The design, scale, and massing are inappropriate for the site's steep topography and would result in significant overlooking and overbearing impacts on neighboring properties while providing poor internal and external amenity for future residents.
  • The proposed access via Bayview is insufficient for construction and residential traffic, lacks adequate off-road parking, and fails to provide necessary infrastructure for emergency and service vehicles, creating a traffic hazard.

Cited Policies (CDP)

HE 16-14HE 16-15HE 16-20PL 3-3HE 16-21

Decision Document Summary

This application sought permission for 11 dwellings on a steeply sloping site between Beach Road and Bay View Road in Passage West, Co. Cork. The site is situated in a High Value Landscape adjacent to an Architectural Conservation Area and contains a protected railway tunnel. The Planning Authority refused the application because the proposal failed to protect the structural integrity of the tunnel, ignored the site's challenging topography through poor design and massing, and would have caused ...
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