Core Planning Reasoning
The proposed development is recommended for grant as it represents an appropriate use of a serviced, vacant infill site in an established residential area, which is compatible with the character of the Architectural Conservation Area and would not significantly injure the amenities of adjacent properties.
Decision Maker's Conclusion
- The principle of residential development is supported by the site's zoning and national policy objectives for compact urban growth and the efficient use of serviced infill land.
- The proposed contemporary design and the 26.2-metre separation distance from Rockcliffe House are sufficient to ensure that the historical character of the NIAH-listed building and the wider Blackrock Road ACA are not negatively impacted.
- Potential residential amenity impacts, specifically regarding overlooking and overshadowing of properties to the north, have been effectively mitigated through revised site layouts and the use of obscure glazing at the first-floor level.
Cited Policies (CDP)
ZO 01 Sustainable Residential NeighbourhoodsParagraph ZO 1.1Paragraph ZO 1.2Objective 8.23 (Development in Architectural Conservation Areas)Objective 11.1 (Sustainable Residential Development)Paragraph 11.66 (Placemaking and Quality Design)Paragraph 11.100-11.104 (Separation, overlooking and overbearance)Section 11.139Objective SO1 (Compact Liveable Growth)Objective SO2 (Delivering Homes and Communities)
Decision Document Summary
The proposal consists of the construction of a detached two-storey dwelling (245sqm) on a 0.148-hectare infill site at Rockcliffe Village, Blackrock Road, Cork City. The site is a former portion of the Rockcliffe House estate and is located within the Blackrock Road Architectural Conservation Area (ACA). Third-party appellants raised concerns regarding the impact on the historical character of the NIAH-listed Rockcliffe House, the potential devaluation of property, and the loss of privacy for ne...SOURCE PDFOpen Original
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