23/5520

Permission for alteration, extension and changes of use to premises as follows; a) existing ground floor area of dwelling to change from existing residential use to commercial use, namely food storage and staff facilities for the existing café, b) alter and extend the first floor area of the existing dwelling, and change it's use to use for short term letting as single 3 no. bedroom "living over shop" type dwelling house, c) install new waste water treatment plant to replace the existing septic tank.

Refused

Core Refusal Reason

The proposal was refused due to inadequate wastewater treatment in a sensitive coastal zone, the loss of long-term housing in a Rent Pressure Zone, and the negative visual impact of the extension on a high-value landscape.

Decision Maker's Conclusion

  • The proposed wastewater treatment system is insufficient for the highly vulnerable coastal environment and poses a risk to public health and nearby Blue Flag beaches.
  • The change of use to short-term letting would exacerbate the housing shortage in a designated Rent Pressure Zone, contravening national and local housing policies.
  • The scale, design, and materiality of the first-floor extension are unsympathetic to the high-value landscape and would negatively impact the visual amenities of the scenic route.

Cited Policies (CDP)

RP 5-23DB-01

Decision Document Summary

The application sought permission for alterations, extensions, and a change of use at the 'Stranded Cafe' in Garrylucas West, Garretstown, Co. Cork. The local authority refused the development on three primary grounds: environmental concerns regarding wastewater management near sensitive beaches, the loss of long-term residential accommodation within a Rent Pressure Zone, and the inappropriate design of the first-floor extension which was deemed visually intrusive and poorly integrated into the ...
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