21/7466

The construction of a residential development of 30 no. units. The development will consist of 4 no. 3 bed townhouses, 3 no. 2 bed townhouses, 18 no. 3 bed semi-detached units, 4 no. 4 bed semi-detached units and 1 no. 4 bed detached unit. The development will also provide for: works to the existing vehicular access from O’Callaghan Place; car parking; lighting; photovoltaic panels; hard and soft landscaping; boundary treatments; and all other works.

Granted

Core Planning Reasoning

The Inspector recommended granting permission as the proposed development is consistent with the National Planning Framework, the Regional Spatial & Economic Strategy, and the Cork County Development Plan 2022-2028. The site is located within a designated settlement boundary, and the proposed density and layout are considered appropriate for the area without significantly detracting from residential amenities or traffic safety.

Decision Maker's Conclusion

  • The principle of residential development is acceptable as the site is within the development boundary of Model Village Dripsey and adheres to the Core Strategy's unit allocation.
  • The revised layout of 18 units provides adequate separation distances (minimum 22m) and respects the residential amenity of neighboring properties, provided a solid 2m boundary treatment is installed to prevent overlooking from higher ground.
  • Infrastructure for water and wastewater is feasible, and the proposed access through an established residential estate is suitable for the scale of the development.

Cited Policies (CDP)

Volume 1, Chapter 3 (Settlements and Placemaking)Volume 1, Chapter 4 (Housing)Volume 1, Section 4.10.8 (Separation Distances)Volume 1, Appendix B (Core Strategy Tables)Volume 4, Section 4.21.1 (Dripsey Nodes)Objective DB-01Objective DB-02Objective DB-03

Decision Document Summary

This report assesses a proposal for 30 residential units (later reduced to 18 units following Further Information) at a 1.7ha site in Model Village, Dripsey, Co. Cork. The site is an overgrown, elevated plot accessed via the Dysart Woods estate. A third-party appeal raised concerns about the proximity of new dwellings to No. 8 O'Callaghan Place, citing potential loss of privacy and daylight. The Inspector analyzed the level differences and separation distances, concluding that while the developm...
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