22/6474

Construct a dormer style one and a half storey dwelling house on my site incorporating the installation of renewable energy measures together with a wastewater treatment system and percolation area, a new set back vehicular entrance, proposed boundary fence to west and north of site together with all associated site works.

Refused

Core Refusal Reason

The proposal fails to demonstrate a genuine rural housing need in a Metropolitan Greenbelt area and would result in significant visual impact, urban sprawl, ribbon development, and traffic safety concerns.

Decision Maker's Conclusion

  • The applicant failed to demonstrate an exceptional economic or social housing need to reside in the Metropolitan Greenbelt as required by policy objective RP 5-3 of the Cork County Development Plan.
  • The proposed dwelling, due to its elevated position and design, would be visually obtrusive, cause landscape scarring, and contribute to undesirable ribbon development and urban sprawl in an un-zoned rural area.
  • The development would create a traffic hazard due to inadequate sightlines and inappropriate access onto a regional road, contrary to public safety and policy objective TM 12-13 (k).

Cited Policies (CDP)

RP 5-3GI 14-9RP 5-22GI 14-15RP 5-12RP 5-13RP 5-14RP 5-24TM 12-13 (k)

Decision Document Summary

This application sought permission for a dormer-style one and a half storey dwelling at Ballygarvan Lower, Co. Cork, situated within the Metropolitan Greenbelt. The Planning Authority refused the proposal primarily because the applicant did not meet the strict rural housing need criteria for this high-pressure area under urban influence. Additionally, the development was deemed visually intrusive on an elevated site, would exacerbate ribbon development and urban sprawl, and posed a significant t...
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