2342499
Permission for a Large Scale Residential Development (LRD) at a site located at the Former St. Josephs Convent, Model Farm Road, Cork. The development will consist of: The demolition of the former St. Josephs convent to provide for the construction of a 450 bed Purpose-built Student Accommodation development and all ancillary site development works. The proposed development will be provided in 3 no. apartment blocks ranging in height from 2-5 storeys including 42 no. apartments ranging in size from 3-6 bedrooms (226 bedspaces) and 224 studio apartments, all served by open space, internal student amenities, bin stores, bike store, ESB substation and roof mounted plant. The proposed development will be accessed from Model Farm Road by a new vehicular/pedestrian access and provides for cycle and car parking spaces. LRD Website: www.stjosephslrd.ie
Core Refusal Reason
The proposed development represents over-development of a sensitive infill site, characterized by excessive density, height, and scale that results in unacceptable overbearance to neighboring properties and injury to the protected setting of a local landmark church.
Decision Maker's Conclusion
- The density of c. 351 dph is fundamentally inappropriate for this outer suburban context and far exceeds both the City Development Plan targets and the upper limits of the Compact Settlements Guidelines.
- The height, scale, and massing are excessive and poorly integrated, causing significant overshadowing and overbearance for residents in the Woodlawn and Laburnum Lawn estates and obscuring linear views of the Church of the Descent of the Holy Spirit.
- The quality of the accommodation is substandard due to an excessive 84% proportion of studio units and poorly located, minimal communal amenities, which fails to provide an adequate residential standard for students.