Core Planning Reasoning
The Inspector recommends a grant of permission, concluding that the applicant has demonstrated a genuine rural-generated housing need in accordance with the Cork County Development Plan and that the revised design adequately protects the residential amenities of the neighboring properties.
Decision Maker's Conclusion
- The applicant has established a clear social need to live in this rural area, having lived on the family landholding for 25 years, thereby satisfying the criteria of Policy RP 5-4.
- Proposed design revisions, including lowering the Finished Floor Level (FFL) and imposing a condition to maintain high-level windows on the southwest elevation, successfully mitigate overlooking and loss of privacy for the appellants.
- The technical evidence provided confirms that the site can support a private well and a domestic wastewater treatment system (DWWTS) without negatively affecting the local water supply or public health.
Cited Policies (CDP)
RP 5-2: Rural Generated HousingRP 5-4: Rural Area Under Strong Urban InfluenceRP 5-22: Design and LandscapingRP 5-23: Servicing Single HousesBE 15-6: Biodiversity and New DevelopmentObjective DB-01Cork County Council's Rural Housing Design Guide (2003)
Decision Document Summary
This report evaluates a third-party appeal against Cork County Council's decision to grant permission for a single-storey detached house at Toorgarriff, Glenville, Co. Cork. The site is a 0.309 ha agricultural field located in a 'Rural Area Under Strong Urban Influence'. The primary concerns raised by the appellants (the Foley family) related to the separation distance (17m), significant ground level differences causing an 'imposing' 8.9m relative height, overlooking of their amenity spaces, and...SOURCE PDFOpen Original
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