23/4236
Permission for the retention, modification and completion of a partially completed aparthotel which includes the construction of 20 hotel bedrooms, a bar, a restaurant and 24 apartments [for short term letting] ranging in height from three to four storeys over basement. The application follows a number of similar planning permissions on site under planning reg no's 21/5276, 18/6611, 13/4486, 08/7234, 04/9743 and 02/2828. The basement and steel superstructure of the southern 'apartment wing' have been constructed with some modifications to the previously permitted design, the total area constructed constitutes 1,962.03m2. The proposed development is largely similar to that previously permitted with some simplifications to the elevations, replacement of permitted external stair and lift cores with internal cores, covered balcony projections to the front elevation, changes to the finished floor levels, floor heights, eaves heights and ridge heights and change to the building footprint [as a result of works completed to date]. The applicants are also applying for permission for the construction of necessary upgrades to current waste water treatment system, 2 no. surface car parks [providing 58 no. space], drainage works, landscaping and boundary treatments, bin storage, pedestrian crossing, surface treatments and all ancillary site development works
Core Planning Reasoning
The Inspector recommended a grant of permission because the development aligns with the Cork County Development Plan 2022-2028 objectives for tourism and holiday accommodation in a 'special policy area,' concluding that completing the long-standing unfinished brownfield structure would improve the area's visual amenities and support local economic sustainability.
Decision Maker's Conclusion
- The development is situated within a designated strategic policy area intended to facilitate tourism, and its completion is essential for bringing a prominent unfinished brownfield site back into productive use.
- The proposed wastewater treatment system upgrades are acceptable in terms of public health and, despite legal disputes between parties, the Applicant has demonstrated sufficient interest to make the application under Section 34(13) of the Act.
- The project will not significantly impact the visual or residential amenities of the area, nor will it adversely affect European sites or protected species, provided specific ornithological management conditions are implemented.