22/4440
The demolition of the existing buildings and structures on site and the construction of a mixed-use development comprising of 5 no. buildings ranging in height from single storey to three storeys. The development will comprise 43 no. residential units (14 no. one bed units and 29 no. two bed units) and mixed uses including retail, offices, pharmacy and café. Block 1 will accommodate an anchor retail supermarket which will include the sale of alcohol for consumption off the premises, with a gross floor area of 2,958sq.m (net retail area of 1,817sq.m) at ground floor level and 32 no. residential units (8 no. one bed units and 24 no. 2 bed units) at first and second floor levels. Block 2 will accommodate a retail unit with gross floor area of 369sq.m (net retail area of 319sq.m) at ground floor level and offices (360sq.m) at first floor level. Block 3 provides for a café with a gross floor area of 148sq.m (net area of 128sq.m) and pharmacy with a gross floor area of 148sq.m (net retail area of 128sq.m) at ground level and 2 no. two bed residential units at first floor level. Block 4 includes 9 no. residential units (6 no. one bed units and 3 no. two bed units) over three floor levels. Block 5 will accommodate a retail-unit with a gross floor area of 166sq.m (net retail area of 133sq.m) at ground floor level. The development will also comprise: the upgrading of the existing vehicular access from Main Street to provide for a new signalized junction; provision of a pedestrian/cycle connection to Main Street; car parking; cycle parking; trolley bays; bin storage; lighting; signage; ESB substations; plant; hard and soft landscaping; boundary treatments; and all other works.
Core Planning Reasoning
The proposed mixed-use development is consistent with the 'Town Centre/Neighbourhood Centre' zoning and the site's designation as a 'Regeneration Area' (CT-RA-01) under the Cork County Development Plan 2022-2028; it is considered acceptable in terms of pedestrian and traffic safety and would not seriously injure the residential amenities of the area.
Decision Maker's Conclusion
- The third-party appeal regarding property rights and business disruption was dismissed, as legal title is a civil matter and the proposed public realm enhancements (widening Well Lane) are expected to provide a significant uplift to the local area.
- The first-party appeal against the special development contribution (Condition 46) was partially successful; the Inspector found that the Cobh Cross and car parking levies were not site-specific exceptional costs under Section 48(2)(c) but rather town-wide strategic goals.
- The Inspector recommended a total special contribution of €351,668, specifically for the New Link Access Road and upgrades to Main Street and Station Road, which are directly necessary to facilitate the development.