2342206

The proposed development consists of the following namely, (a) Partial demolition of the existing stone boundary wall to Lower Glanmire Road, to form a new ope providing for a timber screen and pedestrian entrance to the development. (b) Construction of a residential development consisting of 19 no. apartment units over four storeys. The proposed residential development provides for 9 no. two bed apartment units and 10 no. one bed apartment units, provided for in 2 no. apartment blocks. (c) A communal entrance courtyard with pedestrian access from Lower Glanmire Road to be provided at ground floor level. (d) A communal garden for the proposed residents to be provided adjacent to the eastern boundary (e) Proposed provision of bin storage and bike storage. (f) Proposed 24 no. bicycle parking spaces (e) Pedestrian access from Lower Glanmire Road including drainage, plant, landscaping, and all associated site development works.

Granted

Core Planning Reasoning

The Inspector recommended granting permission (upholding the Planning Authority decision) on the basis that the proposal represents an appropriate high-density infill development on a brownfield site in a sustainable city-center location opposite a major transport hub, complying with current national and local compact growth policies.

Decision Maker's Conclusion

  • The proposed density of 190 units per hectare is appropriate for this city-center location opposite Kent Station and is in full alignment with the NPF and Cork City Development Plan objectives for compact growth.
  • The design and four-storey height of the two blocks represent a well-considered response to the site's complex topography and boundary constraints, without causing significant injury to the visual amenities or the setting of nearby Protected Structures.
  • The development provides a high quality of residential accommodation that meets required standards for floor space and sunlight, while the car-free strategy is justified given the site's proximity to extensive public transport and city-center amenities.

Cited Policies (CDP)

Zone ZO 1Zone ZO 15Objective 2.1Objective 2.31Objective 2.32Objective 3.1Objective 3.3Objective 3.4Objective 3.5Objective 3.6Objective 3.9Objective 8.17Objective 8.19Objective 8.22Objective 11.1Objective 11.2Objective 11.3Objective 11.4Section 11.67Section 11.78Section 11.69Section 11.9Section 11.91Section 11.92Section 11.100Section 11.112Section 11.139Section 11.219Section 11.234Section 11.248Table 11.2

Decision Document Summary

The proposal consists of 19 apartments across two blocks (A and B) rising to four storeys on a challenging brownfield site located between 81 & 82 Lower Glanmire Road, Cork. The site, a disused single-track railway line, is bounded by a significant stone retaining wall to the south and a steep escarpment to the north. While third-party appellants (Summerhill Residents Association) cited concerns regarding overdevelopment, heritage impacts on nearby Protected Structures, and geotechnical stabilit...
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