Core Refusal Reason
The development is considered a piecemeal backland development with access limited to a steep stair, failing to comply with universal design principles and providing an inappropriate response to a restricted urban site.
Decision Maker's Conclusion
- The proposed development constitutes a piecemeal and haphazard form of backland development that fails to respond satisfactorily to its surroundings.
- The restriction of access to a steep flight of stairs fails to meet the principles of universal design and Part M of the Building Regulations, severely comprising accessibility for the mobility impaired.
- The lack of vehicular access and reliance on potential future access through third-party lands is not an optimum or sustainable planning solution for this restricted urban site.
Cited Policies (CDP)
ZO 1- Sustainable Residential NeighbourhoodsZO 1.2ZO 1.3ZO 1.4Objective 10.2 Living in the City and DerelictionObjective 10.3 City Centre Infill DevelopmentObjective 11.1 Sustainable Residential DevelopmentObjective 11.2 Mix of UnitsObjective 11.4 Overlooking and OvershadowingObjective 11.71Objective 11.72Objective 11.89 Habitable RoomsObjective 11.234 Car ParkingObjective 11.245 Bicycle SpacesSection 11.91 Qualitative Standards for ApartmentsTable 11.2
Decision Document Summary
The proposal involves the construction of a two-storey block containing 4 no. apartments (two 1-bed and two 2-bed units) on a 0.4ha site in St. Lukes, Cork City. The subject site is an irregularly shaped, steeply sloping, and currently landlocked area located behind existing dwellings on Belmont Terrace and Cassidy's Avenue. While the applicant contended the site was a 'classic infill site' and cited previous planning history for a dwelling, the Inspector classified it as 'backland' development....SOURCE PDFOpen Original
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