22/5205
Construction of Garran Ferney Phase 2, consisting of 33 no. dwelling houses (8 no. house type A, 4 bed semi-detached units; 2 no. house type A1, 4 bed detached units; 9 no. house type B, 3 bed terrace units; 4 no. house type C, 3 bed terrace units and 10 no. house type D, 3 bed semi-detached units) landscaping, boundary treatments, lighting, services, pedestrian access onto Ferney Road and vehicular access via the entrance of Garran Ferney permitted and constructed under Pl.Reg.No 18/5993 and all associated development works.
Core Planning Reasoning
The Inspector recommended granting permission (and removing a restrictive condition to omit units) on the basis that the development is consistent with the zoning objective of the site, provides adequate separation distances to protect residential privacy, and offers sufficient and functional public open space when considered in the context of the overall phased development.
Decision Maker's Conclusion
- The revised layout successfully achieves a separation distance in excess of 22 metres between opposing first-floor windows, mitigating concerns regarding overlooking and loss of privacy for residents in Laburnum Avenue.
- The proposed public open space, calculated at 13% across the combined phases of the development, meets the qualitative standards of the Cork County Development Plan, rendering the omission of units 17 and 18 unnecessary.
- The development complies with the 'Existing Residential/Mixed Residential and Other Uses' zoning objective and is consistent with the proper planning and sustainable development of the area.