22/4501
The demolition of existing structures and construction of a residential development of 22 no. apartment and duplex units in 3 no. blocks. Block 1 is 2 no. storeys and comprises 4 no. two bed units. Block 2 is part-1 to part-3 no. storeys and contains 6 no. one bed units, 6 no two bed units and 4 no. three bed units. Block 3 is 2 no. storeys comprising 2 no. one bed units. The development will also include boundary treatments, hard and soft landscaping, car parking, cycle parking, bin storage and all ancillary site development works. A Natura Impact Statement (NIS) has been prepared and will be submitted to the planning authority with the application. The NIS will be available for inspection or purchase at a fee not exceeding the reasonable cost of making a copy during office hours at the offices of the planning authority.
Core Planning Reasoning
Grant: The proposed development is located on serviced, brownfield land within the Mallow town boundary, is consistent with the 'Existing Residential' zoning objective, and adheres to national 'Compact Growth' policies by providing high-density residential units (73.3 uph) near a town centre and public transport without negatively impacting residential amenity or traffic safety.
Decision Maker's Conclusion
- The density of 73.3uph is considered appropriate for this brownfield infill site given its proximity to Mallow town centre and the railway station, aligning with the Sustainable Residential Development and Compact Settlements Guidelines 2024.
- The proposed design and separation distances, following further information amendments, ensure that the development will not cause undue overlooking, overshadowing, or visual overbearance on adjoining residential properties at Prospect Mews or Westbrook Court.
- A relaxation of maximum car parking standards is justified by the site's sustainable location and 'planned public transport' node status, and the technical issues regarding drainage and the existing foul sewer can be adequately managed via condition.