Core Refusal Reason
The proposed replacement of a permitted crèche with three dwellings is contrary to the Cork City Development Plan 2022-2028 and Ministerial Guidelines on Childcare Facilities, as it would result in the loss of essential childcare capacity in an area with a demonstrable deficiency and no guaranteed alternative provision.
Decision Maker's Conclusion
- There is a demonstrable need for childcare facilities in the Kerry Pike area, supported by the Cork City Childcare Committee's findings of zero registered providers in the immediate locality.
- The delivery of a replacement crèche on adjacent lands (Horgan's Land) is not guaranteed, as the Board did not attach a condition to that separate permission requiring the crèche to be operational prior to housing occupation.
- The applicant failed to provide sufficient justification for the removal of the permitted childcare facility, and the proposal is therefore contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
Objective 3.21 (Childcare Facilities)Section 11.162Section 11.163Objective 3.19Section 3.67Section 11.165Zoning Objective ZO 1
Decision Document Summary
This report concerns a first-party appeal against Cork City Council's decision to refuse permission for 3 detached dwellings at Clonlara, Kerry Pike. The site was originally designated for a crèche under a 1992 permission. The applicant argued that the crèche is commercially unviable and that a new facility is being delivered 150m away as part of a separate 94-unit development. However, the Inspector found that the alternative facility is not yet operational and its delivery is not strictly secu...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.