Refusal decisions · 10–16 Aug 2026

1. The proposed site is in a visually sensitive prominent location in an area designated in the Cork County Development Plan 2022 as an area of High Value Landscape and having regard to the elevated and exposed nature of the subject site and the scale of the dwellinghouse and garage, it is considered that the proposed development would form an unduly obtrusive feature in the landscape and would be injurious to the visual and scenic amenities of the area. It is considered that the proposed development would materially contravene policy objective RP 5-22 and GI 14-9 of the Cork County Development Plan 2022 which seek to encourage new dwelling house design that fit appropriately into the landscape and to protect the visual and scenic amenities of County Cork’s built and natural environment. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed site is located in a Rural Area under Strong Urban Influence as set out in the Cork County Development Plan 2022. The proposed development when taken in conjunction with existing development in the vicinity, would constitute an undesirable excessive concentration of suburban type of development in a rural area. The intensification of such a pattern of development, would militate against the preservation of the rural environment and lead to demands for the uneconomic extension of public facilities to the area. The proposed development would therefore not be in accordance with the Sustainable Rural Housing Guidelines published by the Department of the Environment, Heritage and Local Government (2005) and Section 5.6.3 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

1. The proposal involves the development of a drive through coffee kiosk on lands zoned “Business and General Employment” and “Existing Mixed/General Business/Industrial Uses” under the provisions of the County Development Plan (CDP) 2022. Policy objective ZU 18-17 seeks to ‘promote the development of town centres and neighbourhood centres as the primary locations for retail and uses of this nature that provide goods or services principally to visiting members of the public. Similarly. S 3.3.63 of the CDP identifies “Midleton T-01 as the priority area for new retail uses..”. Having regard to the zoning objective for the site, policy objective ZU 18-17 and having regard to the location of the proposed development outside of town centre or designated retail/neighbourhood areas, it is considered that the proposal, if permitted would constitute an inappropriate departure from the core zoning objective. The granting of permission for this use at this location will create an undesirable precedent for similar type developments which cumulatively, would be likely to conflict with town centre policy ZU 18-17 which seeks to ensure the vitality and viability of the town centre, would generate addition car orientated trips on the road network not designed for this purpose. The proposals therefore conflicts with the proper planning and sustainable development of the area.
2. The proposed development will result in traffic queuing on the Midleton Northern Relief road to access the subject development. This is an important transport corridor needed to cater for larger residential expansion in the area. While the submitted traffic assessment may on its own allow for mitigations to accessing the subject site, it is likely to impact on the enduring function of the relief road as an essential transport corridor for existing and future planned development. Accordingly the proposed development, if permitted, would endanger public safety by impacting the free flow of traffic and causing the obstruction of road users.

1. Having regard to the existing pattern of development and the established scale of building in the area, the proposed development would, by reason of its inappropriate scale, orientation and relationship to dwellings to the south of the site, constitute an inappropriate form of infill development, be overbearing in relation to existing dwellings and visually obtrusive, impacting on the character of the area and set an undesirable precedent for the area. The proposed development would, therefore, be contrary to the Zoning Objectives ZO1.1 and ZO 1.2 of the Cork City Development Plan 2022 as it would seriously injure residential amenity and the character of the area. It is therefore contrary to the proper planning and sustainable development of the area.
2. The proposed development is in a sensitive location as it forms part of the Wellington Road and Saint Luke’s Architectural Conservation Area and would replace an existing ancillary building serving 1 Kimberley Villas, which is recorded on the National Inventory of Architectural Heritage (NIAH; Reg. 20863051). It is considered that the proposed development, by reason of its height, form, composition, design and massing, would materially and adversely affect the character of the Wellington Road and Saint Luke’s Architectural Conservation Area and the setting and character of 1 Kimberley Villas, an NIAH structure. It would, therefore, not be in accordance with Strategic Objective 7 and Objectives 8.20, 8.22 & 8.23 of the Cork City Development Plan 2022-2028 or the Architectural Heritage Protection Guidelines for Planning Authorities (2011) by the Department of Arts, Heritage and the Gaeltacht, and would be contrary to the proper planning and sustainable development of the area.

It is a stated objective of the Cork County Development Plan 2022, as set out in Objectives RP 5-22 and GI 14-9 to ensure that new dwelling houses respect the character, pattern and tradition of existing places, materials and built forms and that new dwellings are appropriately sited to integrate and fit appropriately into the rural landscape. Having regard to the scale, design, form, bulk, and height of the proposed dwelling, the Planning Authority considers that the proposed dwelling would fail to respect the character of the rural area, would give rise to a visually obtrusive and dominant feature, would seriously detract from the visual amenities of the area and would fail to integrate appropriately with the received rural landscape. The proposed development would, therefore, be contrary to the Objectives RP 5-22 and GI 14-9 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

The proposed development is for residential development in an area which is at risk of flooding. Having regard to the nature of the proposed use and the provisions of the Cork County Development Plan in relation to development proposals in areas at risk of flooding (and the national guidelines on Flood Risk Management) it is considered that, in the absence of adequate robust information relating to the risk of flooding, analysis of such risk, and appropriate mitigating measures to address the risk including uncertainty regarding the adequacy of the finished floor levels, the applicant has failed to demonstrate adequate mitigation of flood risks as such it is considered contrary to the proper planning and sustainable development of the area.