Refusal decisions · 7–13 Sep 2026

The proposed development would be situated on a prominent and exposed back-land site, in the rural townland of Keamore, to the northwest of the village of Leap. It is the Council’s stated objective, as set out under RP 5-22, GI 14-9 and GI 14-12 of the Cork County Development Plan 2022 to ensure that new development meets a high standard of siting and design, can fit appropriately into the landscape, protect skylines and ridgelines from development and protect the character of special views and prospects of upland areas. Having regard to the elevated and exposed nature of the site and to the siting, form, height, scale and design of the dwelling being proposed, it is considered that this proposal would represent an inappropriate form of back land development that would be out of character with the established settlement pattern in the area and the proposal would not fit appropriately into the surrounding landscape, would interrupt the skyline and result in a visually intrusive feature on the rural landscape which would seriously detract from the essential rural character and visual amenity of the area. The proposed development would therefore contravene materially policy objectives RP 5-22, GI 14-9 and GI 14-12 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

1. The application site is located within Fermoy Town Greenbelt, an area under strong urban pressure for rural housing as identified in the Cork County Development Plan 2022 wherein it is the policy of the Planning Authority to restrict rural housing to persons who can demonstrate an exceptional rural generated housing need based on their social / economic links to a particular local rural area. Based on the details submitted with the application, the Planning Authority is not satisfied that the applicant has demonstrated that their proposal comes within the scope of the housing need criteria for a dwelling at this location given the applicant has an existing permitted dwelling on these lands. It is therefore considered that the dwelling to be retained would conflict with the settlement policy (RP 5-4) and policy pertaining to development within greenbelts around main towns (RP 5-20) as contained in the Cork County Development Plan 2022, would set an undesirable precedent for other such development outside of the development boundary and would therefore be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority considers that the applicant has failed to demonstrate that adequate and sustainable wastewater treatment and disposal arrangements can be provided for the dwelling proposed to be retained. The application proposes reliance on a shared wastewater treatment system, which is not considered acceptable. No proposals, site suitability assessment, or site characterisation report have been submitted in respect of an on-site wastewater treatment and disposal system to serve the retained dwelling in accordance with the requirements of the EPA Code of Practice – Wastewater Treatment and Disposal Systems Serving Single Houses (p.e. $510), 2021. In the absence of a satisfactory proposal for the treatment and disposal of foul effluent, and having regard to the lack of public sewer infrastructure, the Planning Authority is not satisfied that the development would comply with Policy RP 5-23: Servicing Single Houses (and ancillary development) in Rural Areas of the Cork County Development Plan 2022. The Planning Authority is therefore not satisfied that the two-storey dwelling unit to be retained would not result in the creation of a public health hazard or environmental pollution and it is therefore considered that the development to be retained would be contrary to the proper planning and sustainable development of the area.
3. The planning application relates to the retention of a second dwelling constructed within the curtilage of an existing permitted dwelling in the Fermoy Town Greenbelt area on lands forming part of a High Value Landscape as defined in the Cork County Development Plan, 2022. It is considered that the development of a detached dwelling, in conjunction with existing development in the vicinity, and to the siting of the dwelling to the rear of established residential properties would constitute an excessive density of development in a rural area and the intensification of such a pattern would eventually lead to demands for the uneconomic extension of public facilities to the area. Furthermore, the siting of the dwelling to the rear of established residential properties represents an inappropriate and unsustainable form of backland development that is out of character with the established settlement pattern of the area. The retention of the dwelling would constitute a piecemeal, disorderly, haphazard form of development that would seriously injure the visual amenities of the area and would militate against the preservation of the rural environment and the amenities of the rural area. The dwelling to be retained would also set an undesirable precedent leading to further expectation for development of a similar nature in the vicinity and would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to S42(a) of Planning and Development Act 2000 (as amended) the appropriate period cannot be extended in relation to permission 20/4588 as substantial works have not been carried out.

It is considered that the proposed development for retention of short-term letting accommodation would constitute a loss of much needed, longer-term residential units in a period of chronic undersupply. The change of use would set an undesirable precedent for similar development in the area, would be contrary to the provisions of government circular on Short-Term Letting in the Planning System (Ref SPI 01/2026, January 2026) and would undermine national housing strategy, as set out in the National Planning Framework, First Revision. As such, it is considered that the proposed development for retention would be contrary to the proper planning and sustainable development of the area.

It is considered that the proposed development for retention of short-term letting accommodation would constitute a loss of much needed, longer-term residential units in a period of chronic undersupply. The change of use would set an undesirable precedent for similar development in the area, would be contrary to the provisions of government circular on Short-Term Letting in the Planning System (Ref SPI 01/2026, January 2026) and would undermine national housing strategy, as set out in the National Planning Framework, First Revision. As such, it is considered that the proposed development for retention would be contrary to the proper planning and sustainable development of the area.

Having regard to the location of the site within the Town Greenbelt (GB 1-1) of Skibbereen, as designated in the County Development Plan 2022-2028, and to Objectives RP 5-1, RP 5-2 and RP 5-19 of the Development Plan, which discourage urban generated housing in rural areas, and seek to facilitate those with a rural generated housing need, it is considered on the basis of the information submitted, that the applicants have failed to demonstrate a genuine rural generated housing need within the meaning of Objective RP 5-4 of the Development Plan, and the proposed development would materially contravene the Objectives RP 5-2, RP 5-4 and RP 5-19 of the County Development Plan. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposed development has been assessed having regard to the provisions of the Cork City Development Plan 2022-2028, as varied by Variation No. 3 (July 2026). In particular, regard has been had to Paragraphs 3.53 and 3.54, Objective 3.13 (Rural Generated Housing in the Hinterland) and Objective 11.9 (Demonstrable Rural Housing Need), which set out the policy and criteria for the assessment of one-off rural housing within the City Hinterland. Having regard to the location of the site within the City Hinterland, the nature and size of the landholding, and the information submitted, the Planning Authority is not satisfied that the applicant has demonstrated a sufficient economic or social need to reside in this rural area in accordance with Objective 3.13 and Objective 11.9 of the Cork City Development Plan 2022-2028, as varied. Furthermore, the site is located within the Airport Development Safeguard & Framework Area (Map 15, Volume 2), where Paragraph 10.195 and Objective 10.54 seek to restrict new residential development, except in limited circumstances. The proposed development would therefore be contrary to the rural housing strategy for the City Hinterland, Objective 11.9, Objective 3.13, and National Policy Objective 28 of the National Planning Framework, and would be contrary to the proper planning and sustainable development of the area.
2. 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 would constitute haphazard backland development along this stretch of roadway. The proposal would contribute to the erosion of the rural character of the area and would set an undesirable precedent for similar developments in the vicinity. 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.

The proposed conflicts with specific land-use zoning objective KS-C-04 in Kinsale Chapter of Volume 5 in County Development Plan (CDP) 2022, which only provides for Secondary School, Nursing Home facilities (overall residential care complex) and is therefore incompatible with zoning and land-use strategy in CDP 2022 that seeks appropriate land uses on zoned land as per Plan Objectives ZU 18-2 and ZU 18-21 in CDP 2022 and is therefore contrary to the proper planning and sustainable development of the area.

The proposed development is located within the Metropolitan Cork Greenbelt, where it is the policy of the planning authority as set out in policy objective RP5-3 of the Cork County Development Plan 2022, to require applicants to demonstrate that their proposal constitutes an exceptional rural generated housing need in compliance with one of the listed categories of housing need as set out in this objective. On the basis of the documentation on file, it is considered that the applicant does not come within the scope of the criteria for a new house at this rural location. The proposed development would therefore be contrary to the policy objectives of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

1. The proposed development involves the removal of an area of mature woodland which is of high biodiversity value. Objective BE 15-2 of the County Development Plan seeks to protect areas of local biodiversity value including woodlands. Objective BE 15-8 seeks to protect, where appropriate, matures trees/groups of mature trees and hedgerows that are not formally protected. The Planning Authority considers that the development will result in a significant adverse impact arising from the removal of habitats of high ecological value. The loss of this habitat cannot be compensated or mitgated within the contrainsts of the selected site. Accordingly, the granting of permission would materially contravene the highligthed objectives of the Development Plan and would be contrary to the proper planning and sustainable development of the area.
2. Based on the details submitted, the Planning Authority considers that insufficient information has been provided to enable the completion of an Appropriate Assessment. As a result, the Planning Authority cannot be satisfied that the proposed development would not adversely affect the integrity of a European Designated Site. Therefore, the granting of permission for the development would materially contravene Policy Objectives BE 15-2 and BE 15-6 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the prominent and elevated nature of the site within the local landscape, which is designated as a High Value Landscape under the Cork County Development Plan 2022, it is considered that the proposed development, by reason of its siting, scale and design, would be visually obtrusive and would detract from the scenic and visual amenity of the surrounding area and the rural landscape character. The proposed development would adversely affect the character, quality and sensitivity of this High Value Landscape and would therefore be contrary to Objectives RP 5-22, GI 14-9 and HE 16-21 of the Cork County Development Plan 2022. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area. Furthermore, Objective GI 14-13 of the Cork County Development Plan 2022 seeks to protect the character of views and prospects obtainable from designated scenic routes. The application site is visible from and located adjacent to Scenic Route S11 and having regard to its elevated position the proposed development would be visible from this route and would have an adverse impact upon the landscape character and visual amenities enjoyed from Scenic Route S11. The proposed development would therefore seriously injure the scenic amenities of the area and would materially contravene Objective GI 14-13 of the Cork County Development Plan 2022.
2. The site is located in a rural area identified as a 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. On the basis of the information submitted, the Planning Authority is not satisfied that the applicant has demonstrated a need for a house at this location. The proposed development would thus conflict with the settlement policy and Objective RP R5-4 of the Cork County Development Plan, 2022 and would be contrary to the proper planning and sustainable development of the area.