Core Refusal Reason
The development was refused primarily because the applicant failed to demonstrate an exceptional rural housing need, the two-storey design was deemed visually obtrusive on a prominent site, and the application lacked sufficient technical detail regarding wastewater treatment and well separation distances.
Decision Maker's Conclusion
- The applicant has not established a demonstrable economic or social exceptional housing need as required by the Cork City Development Plan, as they are not a farmer or landowner of a viable farm holding (30ha+).
- The proposed 6.6m high two-storey dwelling, by reason of its scale and prominent, elevated position, would constitute an unduly obtrusive feature that would injure the visual amenities of the rural landscape.
- The provided Site Characterisation Form is outdated (from 2009) and fails to specify the exact location of nearby wells, making the development a potential hazard to public health under current EPA standards.
Cited Policies (CDP)
Objective 3.13Objective 11.9Objective ZO 20.4Section 3.53Section 3.54Section 11.132Objective 9.3Objective 11.10
Decision Document Summary
The application seeks permission for a two-storey detached dwelling (188sqm), a domestic garage, and an on-site wastewater treatment system at Killeens, Blarney, Co. Cork. The 0.32ha greenfield site is located in the 'City Hinterland' zone, an area under strong urban pressure. The applicant argued a social need to reside on the land to provide care for aging parents; however, the Inspector found this did not meet the 'exceptional' criteria in the 2022-2028 City Development Plan, which generally ...SOURCE PDFOpen Original
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