Refusal decisions · 21–27 Sep 2026

1. The subject site is located within an area zoned City Hinterland in the Cork City Development Plan 2022-2028 as varied. Objective 3.13, Sections 3.51, 3.52 and 3.53 Housing in the City Hinterland and Objective 11.9 Demonstrable Rural Housing Need of the Cork City Development Plan 2022-2028 as varied seek to manage the development of rural housing in the countryside by requiring applicants to demonstrate an exceptional rural housing need based on their demonstrable economic and / or social links to a particular local rural area and compliance with one of the categories of housing need. The Planning Authority is not satisfied, having regard to the information submitted with the application, that the applicant has established full compliance with Objective 3.13 and Objective 11.9 as set out in the City Development Plan as varied. It is considered therefore that the applicant does not come within the scope of exceptional housing need criteria for a house at this location and that the proposed development would materially contravene the zoning and policy objectives for the site and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the nature of the site, it is considered that the proposed development would constitute disorderly and haphazard development. The proposed development would not comply with the provisions of the “Code of Practice - Wastewater Treatment and Disposal Systems Serving Single Houses (p.e. < 10)” issued by the Environmental Protection Agency, 2009 in light of the inadequacy of the separation distances. Accordingly, it is considered that the proposed development would result in an unsatisfactory standard of residential amenity for the future occupants of the proposed development, would be prejudicial to public health and would, therefore, be contrary to the proper planning and sustainable development of the area.
3. Having regard to the substantial amount of one-off housing already existing in this rural area, the Planning Authority finds that the proposed development would lead to an erosion of the rural and landscape character of the area, contribute to an excessive density of development that mitigates against the amenities of residents and gives rise to an overconcentration of residential development in the area. The proposed development would lead to increased demand for the uneconomic provision of public services and facilities would, therefore, be contrary to the proper planning and sustainable development of the area.

The proposed development is in an area which is at risk of flooding, bounding the Bridewell River and within Flood Zone A and Flood Zone B as identified in the Cork County Development Plan, 2022. Objective WM 11-16 of the Cork County Development Plan, 2022 seeks to avoid highly vulnerable development in these areas where there is a high probability of flooding (Flood Zone A and Flood Zone B). The proposed development seeks permission for a change of use to a new highly vulnerable use in Flood Zone A and Flood Zone B. The proposed development does not meet the minimum requirements of a Justification Test. Therefore, the proposed development would be contrary to the recommendations outlined in Section 28 ‘The Planning System and Flood Risk Management Guidelines’ 2009, would contravene materially Objective WM 11-6 of the Cork County Development Plan, 2022 and would thus, be contrary to the proper planning and sustainable development of the area.

1. The provisions of the Cork City Development Plan 2022-2028, specifically sections 3.53, 3.54 and Objective 11.9 as varied set out the criteria for the assessment of single houses in the City Hinterland. Having regard to the size of the landholding, the location of the site in close proximity to the city boundary, and the number of dwellings already constructed within a limited landholding, it is considered that no exceptional social or economic rural housing need has been demonstrated by the applicant and the proposed development is contrary to these provisions, Objective ZO 20.4 and the protection of the City Hinterland. The proposed development would therefore contravene the development plan, which seeks to protect and improve the rural amenity and provide for the development of agriculture, and would be contrary to the proper planning and development of the area.
2. The proposed development is located on an open and elevated site, within the City Hinterland which is the area under the strongest urban generated pressure for rural housing. The precedent which a grant of permission would set for similar type development in the vicinity would result in an excessive density of development in a rural area, would be contrary to the zoning Objective ZO – 20 of the Cork City Development Plan 2022-2028 as varied and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development would amount to an excessive density of development where there is no public sewer, in a rural area and would represent disorderly and haphazard development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.