22/5778

(1) The demolition of a farmhouse dwelling, agricultural buildings and walls; (2) the construction of 4 no. single storey “farmhouse” apartment units, each comprising 4 no. en suite bedrooms and an open plan living area for short term holiday accommodation with associated covered deck area and external fire pit; (3) the construction of 1 no. two-storey “barn” building comprising 2 no. holiday apartments each comprising 4 no. en suite bedrooms, for short term holiday accommodation and an open plan living area with associated covered deck area; (4) the provision of a central walled garden with feature wall and walkway to car park; (5) the construction of a single storey caretaker lodge to provide on-site reception/office area and overnight accommodation for the caretaker who will provide 24 hour services to guests including shared transfer to and from the Old Head Golf Links clubhouse and golf course; and (6) upgrade and widening of existing entrance to include demolition of existing southern entrance wall and construction of new southern entrance wall; and refurbishment of existing northern entrance wall with different stonework. A car park with 16 car parking spaces and 4 golf buggy parking spaces will be provided on site. The proposal will include all associated ancillary site development works including landscaping and boundary treatments, drainage, access, lighting, signage, parking, bin store, on-site well, construction of Pumphouse, underground water tanks and new wastewater treatment system and polishing filter.

Granted

Core Planning Reasoning

The proposed development involves the demolition of existing vernacular farm buildings contrary to County Development Plan heritage preservation objectives and represents a visually obtrusive intervention within a High Value Landscape that is more appropriate for an existing built-up settlement.

Decision Maker's Conclusion

  • The demolition of existing farmyard structures contravenes development plan objectives aimed at protecting and maintaining the established character and vernacular heritage of the site.
  • The scale, nature, and visibility of the proposed units within a High Value Landscape would be visually obtrusive and would set an undesirable precedent for similar developments in sensitive rural locations.
  • The proposal is inconsistent with the planning strategy to locate tourism-related accommodation within existing settlements where infrastructure and services are better provided.

Cited Policies (CDP)

Objective HE 16-19 (Vernacular Heritage)Objective TO 10-10 (Tourism Facilities)Objective RP 5-26 (Holiday and Second Home Development)Objective RP 5-27 (Holiday Home Accommodation)Objective RP 5-31 (New uses for disused or derelict farm buildings)Objective GI 14-12 (Landscape Character)Objective GI 14-13 (Scenic Routes)Objective WS 4-1 (Water Supply)

Decision Document Summary

The application sought permission for 6 single-storey 'farmhouse' apartment units and a caretaker's lodge on a 6.73-hectare site at Ballymackean, Old Head, Kinsale. The project was intended to augment the luxury accommodation offering of the nearby Old Head Golf Links. The site currently contains an existing 1950s bungalow and older vernacular farm buildings in poor repair. While the Planning Authority initially granted permission, the Inspector recommended refusal following third-party appeals....
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