Core Planning Reasoning
The proposed development would exacerbate and consolidate a trend towards the establishment of an excessive density of haphazard rural housing in an unzoned rural area, which would lead to an erosion of the rural and landscape character of the area and increased demands for the uneconomic provision of public services and facilities.
Decision Maker's Conclusion
- While the applicant demonstrated compliance with rural housing need criteria (Objective RP 5-4), the site's immediate area is already characterized by an excessive density of one-off housing.
- The proposed creation of a circa 80-metre long driveway through an agricultural field is considered unsustainable and would result in a substantial loss of agricultural lands.
- Achieving required traffic sightlines would necessitate the removal of approximately 60 metres of roadside hedgerow, which is contrary to Objective GI 14-9(e) regarding the protection of natural heritage and rural character.
Cited Policies (CDP)
Section 5.3 Rural Housing GuidelinesObjective RP 5-1: Urban Generated HousingObjective RP 5-4: Rural Area under Strong Urban InfluenceObjective RP 5-22: Design and Landscaping of New Dwelling HousesObjective RP 5-24: Ribbon DevelopmentObjective GI 14-9 Landscape
Decision Document Summary
Darragh McCarthy sought planning permission for a two-storey house, garage, and wastewater treatment unit on a 0.26-hectare site in Coolkirky, Co. Cork. The site is located in a 'Rural Area Under Strong Urban Influence' near Riverstick. Despite Cork County Council’s decision to grant permission, the Inspector recommended refusal following a third-party appeal. The Inspector noted that while the applicant met the social/economic criteria for a rural house, the area has reached a saturation point ...SOURCE PDFOpen Original
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