2442665

Permission for (A) Construction of a new split-level dwelling house (at rear of No. 1 Leeview, St. Mary's Place, Carrigrohane, Cork), (B) Construction of new boundary walls, together with additional boundary treatment incorporating screen planting, (C) New vehicular and pedestrian entrances, (D) Demolition of 2 no. timber sheds, and (E) All associated site works and services.

Granted

Core Planning Reasoning

The development was recommended for a grant of permission as it is consistent with the ZO 01 Sustainable Residential Neighbourhoods zoning objective and Cork City Development Plan policies regarding infill development. The Inspector found the scale and design to be compatible with the established pattern of development without causing serious injury to residential or visual amenities.

Decision Maker's Conclusion

  • The proposed split-level one-bedroom house is considered an appropriate density and scale for this infill site and respects the character of the existing neighborhood.
  • Potential impacts regarding overlooking and loss of privacy are successfully mitigated through separation distances, site topography, and specific conditions requiring obscured glazing on the western elevation.
  • The development provides sufficient private amenity space for both the proposed and the existing host dwelling, exceeding the minimum standards set out in the Ministerial Guidelines for compact settlements.

Cited Policies (CDP)

ZO 01 Sustainable Residential NeighbourhoodsStrategic Objective 2 Delivering Homes & Sustainable NeighbourhoodsSection 3.46 Infill developmentObjective 3.4 (Existing Footprint Provision)Objective 3.9 Infill developmentSection 11.139 Infill developmentObjective 11.5 Private open spaceCar parking Zone 3 requirements

Decision Document Summary

The applicant seeks permission for a 63.56 sq.m. split-level, one-bedroom detached dwelling at the rear of No. 1 Leeview, Cork. The site is a 0.029ha portion of an existing garden with a 2.5m level drop from south to north. A third-party appeal raised concerns regarding overdevelopment, overshadowing of neighboring gardens, and the contemporary design being out of character. The Inspector argued that the mono-pitched roof design (3.3m to 5m height) and separation distances (ranging from 1.8m to ...
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