Core Planning Reasoning
Refusal is primarily based on the substandard width of the local road (L7658) and the lack of pedestrian connectivity, as well as the excessive concentration of on-site wastewater treatment systems in an area of high groundwater vulnerability, which is deemed premature pending public sewer availability.
Decision Maker's Conclusion
- The proposed development is premature pending the provision of a public sewer and wastewater treatment plant, as the concentration of individual units would negatively impact groundwater quality.
- The existing road network (L7658) is seriously substandard in width and lacks footpaths, meaning the development would endanger public safety by creating a traffic hazard.
- The proposal constitutes 'leap-frogging' development that is disconnected from the village core, militating against the orderly and sustainable expansion of the settlement.
Cited Policies (CDP)
Section 3.18.2 (Appendix 4)Objective DB-01Objective CS 2-7Objective WM 11-9Objective WM 11-10Objective GI 14-9Objective WS 3-1
Decision Document Summary
The applicant sought outline permission for a residential development (reduced from 6 to 5 detached houses) on a 0.78ha site at Garranekinnefeake, Jamesbrook, within the settlement boundary of Saleen, Co. Cork. The site is located in a High Value Landscape and is currently used for agriculture. While Cork County Council initially granted permission, the Inspector's assessment found the proposal fundamentally flawed. Key arguments centered on the lack of public wastewater infrastructure; the prop...SOURCE PDFOpen Original
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