2341719
Permission for the construction of 5 no. dwelling houses on lands associated with the former St. Ann's Hydropathic Establishment, St. Ann's Hill, Kilnamucky, Tower, Blarney, Cork. The development will consist of the construction of 4 no. 4 bedroom detached dwelling houses and 1 no. 5 bedroom detached dwelling house. The proposed development is a change of plan from that originally permitted under Cork County Council Planning Reference 18/7111 and is located within the curtilage of lands associated with the former St. Ann's Hydropathic Establishment (St. Ann's Hydro) which is a Protected Structure RPS ref. no: PS1168. The development will result in the construction of an additional dwelling house. Access to the proposed development will be provided via the permitted access off the R617 road and internal road network. The development will also include all ancillary works necessary to facilitate the development. The
Core Refusal Reason
While the Planning Authority refused permission due to concerns over overdevelopment and heritage impact, the Inspector recommended a grant of permission, concluding that the proposal is consistent with the residential zoning, maintains a low density that protects the historic setting, and is sufficiently screened from the adjacent scenic route.
Decision Maker's Conclusion
- The proposed development is acceptable in principle as the site is zoned 'Sustainable Residential Neighbourhoods' and the quantum of five houses constitutes a very low density that does not represent overdevelopment.
- The location of the houses in the south-eastern part of the site provides a significant physical remove from the Protected Structure (St. Ann's Hydro ruins), ensuring no adverse impact on its setting or architectural heritage.
- Existing woodland and the undulating nature of the landscape provide effective screening, ensuring the development does not negatively impact the visual amenity of the R617 scenic route.