23/6277
Permission for the following large-scale residential development (LRD) comprising of the construction of 272 no. residential units, 3 ESB substations, 1 no. creche and community use building and all associated site development works including footpaths, car and bicycle parking, drainage, bicycle and bin stores, lighting and landscaping/amenity areas. Site development works include road widening works along the eastern side of the L7630 and the provision of a new foot path along the eastern side of the L7630 Broomfield Road together with a new pedestrian crossing. Access to the site will be via 4 new vehicle access points from the existing L7630 Broomfield Road and a new pedestrian connection to Blossom Hill
Core Planning Reasoning
The Inspector recommends a grant of permission as the development aligns with the 'Residential' zoning of the Cork County Development Plan 2022-2028, provides high-density housing at an appropriate scale for a Metropolitan Town urban extension, and achieves a satisfactory balance between site-specific topographical challenges and the protection of adjoining residential amenities.
Decision Maker's Conclusion
- The proposed residential density of approximately 33.7 dph is acceptable and consistent with both national compact growth guidelines and the specific 'Medium A' density requirements of the County Development Plan.
- Restrictive conditions imposed by the Local Authority regarding the omission of units and the phasing of the creche were found to be unduly onerous and unnecessary to protect local visual or residential amenity.
- The special financial contributions required by the Planning Authority for infrastructure—specifically the Northern Relief Road, cycleways, and footpaths—were found to be unjustified as they are either covered by the General Contribution Scheme or lack the requisite specificity under Section 48(2)(c) of the Planning and Development Act.