2342447

Permission for the demolition of an existing two-storey dwelling and attached domestic garage and for the construction of 3 no. two-storey dwellings. Permission is also sought for a new vehicular entrance and to maintain 2 no. existing vehicular entrances and all associated site works.

Refused

Core Refusal Reason

The proposed development is considered premature pending the final determination by Transport Infrastructure Ireland (TII) and the Local Authority regarding the junction layout and upgrade works at St. Patrick's roundabout associated with the M28 Cork to Ringaskiddy road project and the Rochestown to Douglas Active Travel Scheme.

Decision Maker's Conclusion

  • The development is premature because the final road layout for the M28 project and the Rochestown to Douglas Active Travel Scheme at the adjacent St. Patrick's roundabout is currently under design review and has not been finalized.
  • In the absence of a definitive road arrangement, it cannot be confirmed with certainty that the proposed vehicular access into the site would not conflict with future infrastructure requirements.
  • The need to safeguard the delivery of major strategic transport projects outweighs the immediate potential for residential intensification on the subject site, rendering the proposal contrary to proper planning and sustainable development.

Cited Policies (CDP)

ZO 01 - Sustainable Residential NeighbourhoodsStrategic Objective 3: Transport and MobilityObjective 4.1: Cork Metropolitan Area Transport Strategy (CMATS)Objective 4.4: Active TravelObjective 4.6: Corridor & Route Selection ProcessObjective 4.7: Protection of National RoadsObjective 4.8: Mitigation of Adverse Impacts on Strategic RoadsObjective 11.1: Sustainable Residential DevelopmentObjective 11.3: Housing Quality and StandardsObjective 11.4: Daylight sunlight and Overshadowing (DSO)Objective 11.5: Private Amenity SpaceSection 11.61 & 11.62: Residential DevelopmentSection 11.64 & 11.65: Sustainable NeighbourhoodsSection 11.66: Placemaking and Quality DesignSection 11.67: Design QualitySection 11.68: Site Features and ContextSections 11.69 to 11.73: Residential DensitySection 11.74: Residential MixSection 11.75: Design QualitySections 11.87 to 11.89: Housing Quality StandardsSections 11.95 to 11.99: Daylight Sunlight and OvershadowingSections 11.100 to 11.105: Separation, Overlooking and OverbearanceSections 11.106 to 11.111: Qualitative Standards for HousesSection 11.234, 11.237 & Table 11.13: Car & Bicycle ParkingSection 11.260: Surface WaterSection 11.261: Sustainable Urban Drainage Systems (SUDS)

Decision Document Summary

The application seeks permission for the demolition of an existing two-storey detached house and garage to construct 3 no. two-storey dwellings on a 0.115-hectare site at the intersection of Rochestown Road and Mount Ovel Road, Cork. The site is situated near the N28 and the critical St. Patrick's roundabout. While the site is appropriately zoned for residential development (ZO 01), the Inspector identified a significant conflict with strategic infrastructure planning. Specifically, the M28 Cork...
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