Core Refusal Reason
The applicant failed to demonstrate a genuine, exceptional rural-generated housing need to reside in the City Hinterland area, which is under strong urban pressure, and the development would further erode the visual character and amenity of a designated scenic route.
Decision Maker's Conclusion
- The applicant does not meet the necessary criteria for rural-generated housing as they lack a demonstrable economic or social need to reside on the landholding, which is located less than 1km from established settlements.
- The proposed development would cause an over-concentration of one-off houses along a designated scenic route (HVP3), resulting in the erosion of the open rural character and visual amenities of the landscape.
- The proposal is contrary to the Cork City Development Plan 2022-2028 and National Policy Objective 19, which seek to protect the city hinterland from inappropriate urban-generated development and prioritize the viability of existing towns and villages.
Cited Policies (CDP)
Objective 20 (City Hinterland)Section 3.51Section 3.52Section 3.53Section 3.54ZO 20.3ZO 20.4Objective 3.13Objective 11.9Objective 6.15Section 6.63Section 6.37Scenic Route HVP3
Decision Document Summary
This report assesses an appeal for a 409sq.m. detached dwelling and garage at Woodside, Carrigrohane, Cork. The site is located in the City Hinterland, a zone designated for the protection of rural amenity and agriculture. The Inspector noted that the site is situated on a prominent scenic route (HVP3) between Clogheen and Blarney Lake. Despite the applicant's submission regarding medical needs and a desire to live near family, the Inspector found the proposal fundamentally failed to satisfy the...SOURCE PDFOpen Original
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