Core Planning Reasoning
The Inspector recommended granting permission, overturning the local authority's split decision, on the basis that the proposed extensions and patio would not significantly injure residential or visual amenities, cause undue overshadowing or overlooking, or negatively impact the character of the High Value Landscape.
Decision Maker's Conclusion
- The rear extension is primarily a modification of an existing structure and a shadow study demonstrates it will cause only marginal additional overshadowing to the adjoining property.
- The front patio area does not result in significant overlooking of habitable rooms and is considered acceptable given there is no reasonable expectation of privacy to the front of a dwelling.
- The proposed works represent minor changes within an established Victorian terrace and do not have a significant adverse impact on the visual amenities of the High Value Landscape overlooking Cork Harbour.
Cited Policies (CDP)
Policy objective ZU 18-9Section 18.3.3Section 14.8.9Objective GI 14-9: LandscapeObjective GI 14-10: Draft Landscape Strategy
Decision Document Summary
The proposal involves the construction of single-storey front and rear extensions and a new front patio at 2 Emerald Hill, a Victorian terraced house in Crosshaven, Co. Cork. The site is situated in an elevated position within a designated High Value Landscape overlooking Cork Harbour. Cork County Council had issued a split decision, refusing the rear extension and patio due to concerns regarding overshadowing of the neighbor and visual incongruity in the streetscape. The Inspector's assessment ...SOURCE PDFOpen Original
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