Core Planning Reasoning
The proposed development would represent a discordant and obtrusive feature in a designated 'High Value Landscape' and along a scenic route, while also lacking sufficient detail regarding surface water disposal on a rocky slope and being premature pending road safety upgrades to the Barrack Hill junction.
Decision Maker's Conclusion
- The scale, horizontal massing, and significant excavation required for the dwellings would create an incongruous feature that fails to integrate into the sensitive coastal landscape and undermines protected scenic views.
- The application lacks adequate technical information to demonstrate that surface water can be safely disposed of on-site without endangering public health or the environment, given the sloping, rocky terrain.
- The development is premature until such time as necessary road and junction improvements are implemented at the substandard intersection of Barrack Hill and the village main street.
Cited Policies (CDP)
GI 14-9: LandscapeGI 14-22: General Views and ProspectsGI 14-13: Scenic RoutesGI 14-14: Development on Scenic RoutesHE 16-15: Protection of Structures on the NIAHWM 11-10: Surface Water, SuDS and Water Sensitive Urban DesignSection 11.9.1 (Wastewater)Section 14.9.2 & 14.9.3 (Scenic Routes Assessment)
Decision Document Summary
The application involves the construction of two split-level detached houses on a 0.383ha site at Barrack Hill, Ballycotton, Co. Cork. The site is located on a highly visible slope within a 'High Value Landscape' and in proximity to the Star of the Sea Church (a protected structure) and NIAH-listed buildings. Although Cork County Council initially granted permission, the Inspector recommends refusal following third-party appeals. The Inspector concludes that the proposed design—featuring a 50-me...SOURCE PDFOpen Original
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