2342092
Permission for the demolition of an existing dwelling and associated shed and the construction of a 90 no. unit residential development and all ancillary site development works at 'Villa Maria' and adjacent lands, Skehard Road, Cork, T12P2RA. The proposed development consists of 26 no. 1 bedroom units and 48 no. 2 bedroom units in 3 no. 4-5 storey apartment buildings. In addition, the proposal includes 12 no. 2-storey townhouses, comprising 5 no. 2 bedroom units and 7 no. 3 bedroom units and 4 no. 2 bedroom duplex units. Access to the proposed development will be via an existing vehicular and pedestrian entrance off Skehard Road.
Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the development represents an efficient and sustainable use of zoned, serviced land within an accessible city urban neighbourhood. While the density exceeds County Development Plan targets, it aligns with national policy (Compact Settlement Guidelines 2024) given the site's proximity to high-frequency bus services. Potential impacts on residential amenity are mitigated by conditions requiring the omission of Level 2 of the apartment blocks and a height reduction for the duplex unit to better integrate with the surrounding suburban scale.
Decision Maker's Conclusion
- The proposed density (amended to 114 uph) is acceptable for this 'accessible city urban neighbourhood' location, which benefits from proximity to existing high-frequency bus routes and the planned BusConnects corridor.
- The omission of Level 2 from the apartment buildings and the height reduction of the duplex unit are necessary to ensure an appropriate transition in scale and prevent overbearing impacts on adjacent low-density residential properties.
- The development will not result in significant traffic, environmental, or drainage impacts, and complies with national and regional policies promoting compact growth and efficient land use.