2342512

Permission for the construction of a two-storey dwelling (previously permitted under 16/37049 (ABP Ref. No: PL28.248318) to the rear of existing dwelling at No.9 Castle Avenue, Blackrock, Cork and access from Gate Lodge Estate, Castle Road, Blackrock, Cork and all associated site works at No.9, Castle Avenue, Castle Road, Blackrock, Cork, T12D4E8.

Granted

Core Planning Reasoning

The proposed development is consistent with the Sustainable Residential Neighbourhoods zoning objective, respects the character of the Blackrock Architectural Conservation Area, and promotes compact urban growth without causing significant injury to the visual or residential amenities of the surrounding area.

Decision Maker's Conclusion

  • The height and massing of the proposed two-storey dwelling are appropriate for the backland site and successfully manage the transition between varying building heights in the established residential suburb.
  • Residential amenity impacts, specifically regarding overshadowing, overlooking, and overbearing presence, are not considered significant given the proposed design, offset positioning, and urban context.
  • Legal and title concerns raised regarding the creation of a new vehicular access through a shared boundary wall are deemed to be civil matters for resolution between parties and do not warrant a refusal under planning law.

Cited Policies (CDP)

Zoning Objective ZO 1Objective 2.31: Compact GrowthObjective 2.32: Housing SupplyObjective 3.3: New Housing SupplyObjective 3.4: Compact GrowthObjective 3.9: Adaptation of Existing Homes, Infill Development, and Conversion of Upper FloorsObjective 8.23: Development in Architectural Conservation AreasObjective 11.1: Sustainable Residential DevelopmentObjective 11.3: Housing Quality and StandardsObjective 11.4: Daylight, Sunlight and OvershadowingObjective 11.5: Private Amenity SpaceSection 11.66: Placemaking and Quality DesignSection 11.67: Design QualitySection 11.69: Residential DensitySection 11.100: Separation, Overlooking and OverbearanceSection 11.106: Quantitative Standards for HousesSection 11.139: Infill DevelopmentSection 11.234: Car and Bicycle Parking

Decision Document Summary

This report pertains to a planning appeal for a two-storey, three-bedroom detached dwelling on a 0.05-hectare site formed by the subdivision of the rear garden of 9 Castle Avenue, Blackrock, Cork. The site is located within an Architectural Conservation Area (ACA) and a zoned residential suburb. The proposal includes creating a new vehicular and pedestrian entrance from the adjacent Gate Lodge Estate. Third-party appellants, residents of an adjacent single-storey dwelling, raised concerns regard...
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