2342211
Permission for a residential development as phase 2 of The Stables development granted under permission numbers 15/36625 and 16/37008 and following application number 20/39469 at The Stables, South Douglas Road, Cork. The development will consist of the construction of 2 no. detached two bedroomed, 2 storey dwelling units, 2 no. private parking spaces and 1 no. visitor carpark space, E.V charging points, bicycle shelter, public lighting and associated site works. The proposed development will be accessed via the existing entrance to The Stables.
Core Planning Reasoning
The absence of an up-to-date bat survey for the specific subject site prevents the Commission from ensuring that the development would not adversely affect bats, which are a protected species under Annex IV of the EU Habitats Directive, making the proposal contrary to proper planning and sustainable development.
Decision Maker's Conclusion
- While the principle of residential development is acceptable under the 'Sustainable Residential Neighbourhoods' zoning and the proposed density is appropriate for the suburban context, the applicant failed to provide sufficient site-specific biodiversity data.
- The Inspector found that potential impacts on residential amenity, such as overshadowing and overlooking, were within acceptable limits and that claims regarding the site being required as communal open space for Berkeley Court were not supported by sufficient evidence.
- The critical failure of the application was the submission of a nine-year-old bat survey for an adjacent site rather than a current survey for the subject site, meaning compliance with the Habitats Directive could not be ascertained.