Refusal decisions · 24–30 Aug 2026

1. Having regard to the existing pattern of development in the area, it is considered that the proposed dwelling, when taken in conjunction with existing and permitted development in the vicinity, would contribute to an undesirable pattern of linear development along this stretch of roadway and would further consolidate a form of ribbon development in the Rural Hinterland. The proposal would contribute to the incremental urbanisation of the countryside and would undermine the objective of maintaining the distinction between built-up areas and the open countryside. The Planning Authority considers that the proposed development would result in an inappropriate intensification of residential development within the Rural Hinterland, contrary to Objective ZO 20 City Hinterland, Objective 3.13 Rural Generated Housing, and the wider strategic objectives of the Cork City Development Plan 2022-2028 (as amended). The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The site is located within the Cork City Hinterland, where the objective is to protect rural amenity, landscape character and the open countryside from inappropriate development. Having regard to the extent of existing one-off housing in the locality, it is considered that the proposed development would contribute to an over-concentration of residential development in a rural area that is not served by public footpaths, public lighting or public foul sewerage infrastructure. The proposal would therefore reinforce an unsustainable pattern of development and would be contrary to Objective ZO 20 City Hinterland and the proper planning and sustainable development of the area.
3. Having regard to the information submitted, the Planning Authority is not satisfied that the applicant has demonstrated a sufficient economic or social need to reside at this rural location. The application does not satisfy the requirements of Section 11.132 and Objective 11.9(b) of the Cork City Development Plan 2022-2028. In particular, the applicants currently own and occupy a dwelling within the town of Blarney and the proposed dwelling would not constitute their first home on the family landholding. Accordingly, the proposed development is contrary to the rural housing provisions of the Cork City Development Plan and National Policy Objective 19 of the National Planning Framework.

The site is located in a rural area identified as ‘Rural Area Under Strong Urban Influence’ as designated in the Cork County Development Plan, 2022. Within this area, applicants must demonstrate that their proposal constitutes a genuine rural generated housing need based on their social/ economic links to a particular local rural area and must demonstrate compliance with one of the categories of housing need set out in Objective RP 5-4. On the basis of the information submitted, the Planning Authority is not satisfied that the applicant has demonstrated a rural generated need for a house at this location and has failed to demonstrate compliance with any one of the categories of housing need set out in Objective RP 5-4. The proposed development would thus conflict with the settlement policy and Objective RP 5-4 of the Cork County Development Plan, 2022 and would be contrary to the proper planning and sustainable development of the area.

1. The development/proposed development is located within Flood Zone A as set out in the Cork County Development Plan, 2022. Cork County Development Plan Policy Objective WM 11-16 seeks to avoid development in areas where there is a high probability of flooding (Flood Zone A). The retention and extension of this unit for use as residential development would be contrary to The Planning System and Flood Risk Management Guidelines for Planning Authorities 2009, and would materially contravene Policy Objective WM 11-16 of the Cork County Development Plan, 2022 and would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development, due to its location and layout to the rear of Townshend Street would constitute overdevelopment on a restricted site to the rear of an existing dwelling unit. The proposed development would create an undesirable precedent for similar development in the vicinity and would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposed development site is located within the City Hinterland zoning which is the area under the strongest urban generated pressure for rural housing. The applicant has not provided sufficient evidence of a Demonstrable Rural Housing Need for housing in an area designated as being under strong urban pressure, in compliance with the relevant rural housing policy and criteria set out on the Cork City Development Plan 2022(As Varied) and National Policy Objective 19 of the National Planning Framework (2018). It is considered that the applicant has not demonstrated a Demonstrable Rural Housing Need that would come within the scope of housing need set out in Objective 11.9 and paragraph 3.53 of the Cork City Development Plan 2022 with regard to the provision of sustainable rural housing and the proposed development would, therefore, be contrary to the proper planning and sustainable development of the area
2. The proposed development would be inconsistent with the Cork City Development Plan 2022-2028 (As Varied) objectives regarding the demolition of existing residential dwellings, whereby the applicant has failed to provide a strong justification for the demolition of a habitable dwelling. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. The proposed development of 2 No. semi-detached dwellings within the existing receiving environment of detached, one-off dwellings along the roadway, would be out of character with the location, set an undesirable precedent in the area, and not be in accordance with Objective 11.10 of the Cork City Development Plan 2022-2028 (As Varied) which states that new dwellings should respect the character, pattern and tradition of existing places, materials and built forms and must fit appropriately into the landscape. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposed development, in particular the coffee shop drive-through facility, is located adjacent to a key radial and bus route to and from Cork City, which is heavily trafficked. This route also serves pedestrians and cyclists. It is considered that the proposed development which is a car orientated development, contravenes Strategic Objective 3 of the Cork City Development Plan 2022-2028 and undermines the strategic vision for the city in terms of integrating people orientated developments along sustainable and active travel corridors in the city. Notwithstanding the measures outlined in the application, to address traffic generated by the proposed development, these are not sufficient and could contribute a further increase in traffic movements to the site. The proposed development will result in a traffic hazard and endanger public safety. The proposed development would not be in accordance with the proper planning and sustainable development of the area.
2. The subject site is situated on land zoned for sustainable residential neighbourhoods in the Cork City Development Plan 2022-2028. Such zoning allows for uses that contribute to sustainable residential neighbourhoods are also acceptable in principle in this zone provided they do not detract from the primary objective of protecting residential amenity and do not conflict with other objectives of this Development Plan, and such uses include small-scale local services including local convenience shops. As per paragraph ZO 1.2 of the Cork City Development Plan 2022-2028, development that does not support the primary objective of this zone will be resisted. Having regard to the scale and form of the proposed development, which includes the provision of a drive-through restaurant which is and would continue to be the principal use of the site, it is considered that the proposed drive-through use and would provide for a restaurants/cafés which would extend substantially beyond the local service and local population. Furthermore, as per paragraph 11.186 of the Cork City Development Plan 2022-2028 for Hot-Food Takeaways/Fast-food Restaurants 'fast food outlets/takeaways with proposed drive-through facilities will generally only be acceptable within designated Level 2 District/Large Urban Town Centres (Ballincollig) and will be assessed on a case-by-case basis’. The proposed development being coffee shop operation and drive-through facility as set out in the application is deemed to come within the scope of a hot-food takeway/fast-food restaurant. The subject site is not a Level 2 District/Large Town Urban Centre. The proposed development would, therefore, materially contravene the land use zoning objective of the site, contravene other provisions of the Cork City Development Plan and would not be in accordance with the proper planning and sustainable development of the area.

1. Having regard to the pattern and character of development in the area and the restricted nature of the site the proposed development, by reason of its excessive height, scale, and massing, as well as its excessive density would constitute over development of the site resulting in an obtrusive and visually incongruous development that would be out of character with the pattern development in the vicinity and would result in a substandard form of development by reason of the particular nature of the aspect which would fail to provide quality residential amenity for future occupiers. The proposed development would be contrary to the requirements of Strategic Objective 9 and Zoning Objective 8.3, Objectives 11.1 and 11.4 of the Cork City Development Plan 2022-2028. The proposed development would, therefore, be contrary to the proper planning sustainable development of the area.
2. It is considered the form, massing, scale and design approach of the proposed development would have an adverse material impact on the character of the Blackpool Architectural Conservation Area. The proposals would be contrary to Strategic Objective 7 and Objective 8.23 of the Cork City Development Plan 2022-2028. The proposal also fails to accord with the guidance in the Architectural Heritage Protection, Guidelines for Planning Authorities by Department of Arts, Heritage and the Gaeltacht. The proposed development would, therefore, be contrary to the proper planning sustainable development of the area.
3. Having regard to the location of the proposed development, its design and its relationship with the adjoining residences of Berwick House, it is considered that the proposed development has not demonstrated that future residents will be provided with adequate light and privacy and the residential amenity of the residents of Berwick House will not be unduly impacted by virtue of overshadowing and overlooking. The proposed development would be contrary to Objectives 11.3 and 11.4 of the Cork City Development Plan 2022-2028. The proposed development would therefore seriously injure amenities and would be contrary to the proper planning and sustainable development of the area.