21/6713

The construction of 18 no. apartments, (i.e. change of plan to that previously permitted pursuant to ABP – 301618-18 and Cork County Council Ref: 17/5739, specifically by the addition of a second fire escape and increasing accessible bathroom sizes).

Granted

Core Planning Reasoning

The Inspector recommended a grant of permission, concluding that the proposed modifications—primarily driven by building control and fire safety requirements—are reasonable, consistent with proper planning, and would not seriously injure the residential or visual amenities of the area.

Decision Maker's Conclusion

  • The modifications to the building's height, width, and floor area are technically justified by the need to comply with Building Regulations and Fire Safety standards while enhancing apartment accessibility.
  • The variations in massing and footprint are contextually modest and will not result in significant overshadowing, overlooking, or a detrimental loss of public open space for neighboring residents.
  • The reduction of one car parking space is acceptable given that the resulting provision of 29 spaces remains in excess of current Development Plan standards and supports national policies for reducing car dependency.

Cited Policies (CDP)

Cork County Development Plan 2022-2028Ballincollig Carrigaline Municipal District Local Area Plan 2017Table 12.6 Car Parking RequirementsSection 48 (2)(c) of the Planning and Development ActSection 34 (13) of the Planning and Development ActPart V of the Planning and Development Act 2000Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2020)Urban Development and Building Heights Guidelines (2018)Design Manual for Urban Roads and Streets (DMURS)

Decision Document Summary

This report assesses a modification to an extant permission (ABP ref 301618) for the construction of 18 apartments over three floors at Pembroke Woods, Passage West, Co. Cork. The site, a 0.29 ha plot in a medium-density suburban environment, was already under preparation for the permitted scheme. The proposed changes include an additional fire escape stairwell, increased bathroom sizes for Part M compliance, and a c.10% increase in unit floor area. Third-party appellants, residents of Pembroke ...
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