23/5537
Construction of 14 no. dwellinghouses (12 no. three-bedroom houses and 2 no. four-bedroom houses) which is an increase in density from 6 no. detached dwelling houses granted permission under Pl.Reg.No. 18/4473, incorporating revised site layout and minor re-alignment of north-western development site boundary, together with the demolition of existing workshop and office building and all associated site work. A Natura Impact Statement (NIS) has been prepared and will be submitted to the Planning Authority with this application.
Core Refusal Reason
The development was refused due to inadequate surface water management information posing risks to protected European sites and an inefficiently low residential density that fails to maximize the site's development potential.
Decision Maker's Conclusion
- Insufficient information regarding operational surface water management prevents a conclusive Appropriate Assessment, meaning significant impacts on the Cork Harbour SPA and Great Island Channel SAC cannot be ruled out.
- The proposed density of 22 units per hectare is considered an inefficient use of land within the Little Island settlement, failing to maximize the site's development potential.
- The proposal provides excessive public open space in a manner that contravenes national guidelines for compact settlements and local development plan objectives for sustainable residential density.