Core Planning Reasoning
The Inspector recommended granting permission (recommending a grant rather than refusal) because the proposal is consistent with the residential land use zoning of the site and complies with the Cork City Development Plan 2022-2028 policies regarding infill development, provided it does not significantly impact the visual or residential amenities of the area.
Decision Maker's Conclusion
- The proposed infill residential development is acceptable in principle under the 'Sustainable Residential Neighbourhoods' zoning and aligns with policies to optimize the use of small urban sites.
- The revised design, which includes a reduced footprint and lower ridge height compared to a previously refused application (ABP-313524-22), successfully mitigates potential overlooking and overshadowing impacts on neighbors.
- The provision of 95 sq.m of private amenity space for the new house and 122 sq.m for the existing house comfortably exceeds the minimum requirement of 48 sq.m set out in Objective 11.5.
Cited Policies (CDP)
ZO1 Sustainable Residential NeighbourhoodsZoning Objective 1ZO 1.2Section 3.46Objective 3.9Section 11.12Section 11.100Section 11.101Section 11.102Section 11.104Section 11.105Objective 11.5Section 11.139
Decision Document Summary
The proposal involves the construction of a two-story, 177 sq.m detached dwelling on a 0.038 ha corner site to the rear of 3 Temple Vale, Beaumont, Cork. The site is located in an established residential area. Following a previous Board refusal on the same site for overdevelopment, the applicant submitted a revised design with a lower ridge height (reduced by 0.6m) and a smaller footprint. Third-party appellants argued the design was out of character and would lead to overshadowing; however, the...SOURCE PDFOpen Original
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