Refusal decisions · 31 Aug–6 Sep 2026

1. The location and design of the proposed development, as a dwelling, would be injuries to the amenities of the property in the vicinity by virtue of the visual impact and piecemeal design approach and would be contrary to the proper planning and sustainable development of the area.
2. The location and design of the proposed development, as a dwelling, would be injurious to the amenties of property in the vicinity by virture of the visual impact and piecemeal design approach and would be contary to the proper planning and sustainable development of the area.

The proposed development is located on a Recorded Archaeological Monument CO112-101 Military Camp and is within the Zone of Notification for same as depicted on the Record of Monuments and Places map. Given the potential negative impacts to the Recorded Archaeological Monument and associated sub-surface features as evidenced by the Geophysical Survey 25R0284, the development, if permitted, would be contrary to proper planning. The application as submitted would be contrary to: Objective 16-2: Protection of Archaeological Sites and Monuments and their setting and contrary to Objective HE 16-7 which seeks to protect and preserve the defensive archaeological record of County Cork including strategic battlefield, ambush and siege sites, and coastal fortifications and their associated landscape due to their historical and cultural value. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposed development would be located in a designated, sensitive coastal High Value Landscape area as set out in the Cork County Development Plan 2022-2028. Under Policy Objective RP5-5, it is a stated objective of the Planning Authority to seek to prevent inappropriate development and to strongly discourage development in such a Scenic and Coastal area except within established villages and subject to a suitable site being available and where a relaxation can be justified for year-round occupation for people who have lived for a period in excess of seven years in their local area and/or persons who have demonstrated that their permanent employment is essential to the delivery of social and community services. The applicant, whose intrinsic local rural ties are based at Gortnacarriga circa 4km due north, has not demonstrated strong local ties at this coastal townland of Corran Beg and the justification on the basis of employment within the townland of Cloghane is not sufficient and/or compelling. Consequently, the Planning Authority cannot support the development of this unsuitable site and as such the proposal does not meet the criteria for an 'exception' to this objective. The proposed dwellinghouse would therefore materially contravene this objective of the Cork County Development Plan 2022-2028 and would, thus, be contrary to the proper planning and sustainable development of the area.
2. The proposed development would be positioned on highly prominent elevated lands in open uninterrupted view adjacent to the L-4401 coastal road being a dedicated Scenic Route within a dramatic coastal setting overlooking Barleycove and within the High Value Landscape Area. As stated in the Cork Development Plan 2022-2028, it is the policy of the Planning Authority to ensure that the character of all important views and prospects should be protected (Objective GI 14-12 and GI 14-13) and that any new building should respect the character, pattern and tradition that fits appropriately into the coastal landscape (Objectives GI 14-9 and GI14-10). Having regard to the highly exposed, elevated and prominent siting, any proposed dwellinghouse would result in serious degradation of the Scenic Route, seriously injury and transmogrify the scenic amenities of the area providing for a visually intrusive form of development that would fail to respect both the landscape and the character of the locale. The proposed development would, therefore, materially contravene the above stated objectives of the Cork County Development Plan 2022-2028 and would, accordingly, be contrary to the proper planning and sustainable development of the area.

1. Having regard to the proliferation of existing access points along the LP4112 local primary road at a point where the 60 kilometre per hour speed limit applies, the Planning Authority considers that the proposed development would constitute a northerly extension of undesirable ribbon development, and that the additional traffic movements associated with the development would have adverse impacts on traffic safety and free flow on the public road. Therefore, the proposed development would be contrary to the proper planning and sustainable development of the area.
2. The subject site is located within a rural area that is within the ‘Western Corridor Working Landscape’ and as per objective CDP14.3 of the Clare County Development Plan 2023-2029 (as varied) in these areas sites should be selected which avoid visually prominent locations and the design of buildings should reduce visual impact through careful choice of form, finishes and colours. Having regard to the elevated nature of the proposal site when viewed from the west, the existing built vernacular and settlement pattern of the area, and the height, bulk, scale, and massing of the dwelling as proposed, the Planning Authority considers that the proposed development would constitute a visually obtrusive feature in the landscape and would seriously injure the visual amenities and character of this rural area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The proposal site is located within the potential foraging range of the Lesser Horseshoe Bat Roost at the “Old Domestic Building Keevagh” Special Area of Conservation. With regard to the protection of the Lesser Horseshoe Bat Species, the proposed development, which includes the removal and setting back of the roadside boundary, would result in the net loss of potential Lesser Horseshoe Bat feeding habitats, treelines and hedgerows within 2.5km of this roost which would be contrary to objective CDP15.12(d) “Biodiversity and Habitat Protection” of the Clare County Development Plan 2023-2029 (as varied). Therefore, on the basis of the available information, the Planning Authority considers that the proposed development, either individually or in-combination with other plans or projects, would be likely to have adverse effects on the “Old Domestic Building Keevagh” Special Area of Conservation in view of the conservation objectives of this site. The proposed development would therefore also contravene Objective CDP 15.3 “European Sites” of the Clare County Development Plan 2023-2029 (as varied) and would be contrary to the proper planning and sustainable development of the area.
4. The proposed development would be partially located within the zone of archaeological potential associated with recorded monument CL034-105 “ringfort-rath”. The Planning Authority considers that on the basis of the available information, and in the absence of evidence to the contrary, the ground works associated with the proposed boundary treatments and onsite planting would have adverse impacts on potential undiscovered archaeological remains associated with the on-site recorded monument and would materially contravene Objective CDP16.8 of the Clare County Development Plan 2023-2029 (as varied) which seeks to safeguard sites, features and objects of archaeological interest. Therefore, the proposed development would be contrary to the proper planning and sustainable development of the area.