Core Refusal Reason
The proposed office development is contrary to the residential zoning objectives and office location policies of the Cork City Development Plan 2022-2028, and would result in overdevelopment with adverse impacts on residential amenity.
Decision Maker's Conclusion
- The proposed office use is incompatible with the 'ZO 1 Sustainable Residential Neighbourhoods' zoning and conflicts with Objective 7.12, which directs major office development to the city centre and Docklands.
- The development represents overdevelopment by reason of excessive density, massing, and inappropriate design, resulting in a visually discordant structure that detracts from the local streetscape character.
- The proposal would cause unacceptable overbearing and overshadowing impacts on adjoining properties, thereby negatively affecting the residential amenities of the area.
Cited Policies (CDP)
ZO 1 Sustainable Residential NeighbourhoodsParagraph ZO 1.6Objective 7.12Cork City Development Plan 2022-2028
Decision Document Summary
The applicant, Spillane Brothers Builders, proposed the demolition of No.1 and No.2 High Street, Douglas Road, Cork, to facilitate the construction of a four-storey office development. Cork City Council refused the application on the grounds that the office use is inconsistent with the site's residential zoning (ZO 1) and strategic office location policies. Furthermore, the scale and design of the building were considered an overdevelopment of the site that would harm the visual character of the...SOURCE PDFOpen Original
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