Refusal decisions · 19–25 Oct 2026

It is considered that the proposed development by reason of its proposed interventions would seriously injure the physical and visual architectural integrity of No. 11 Thomond Square, a protected structure (Ref. PS244). The proposed development would materially contravene Policy Objectives SO7, 8.17. 8.18, 8.19 and 8.22 of the Cork City Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area.

It is an objective of the Cork County Development Plan 2022, as set out in Policy Objective RP 5-22, to encourage new dwelling house designs that respect the character, pattern and tradition of existing places, materials and built forms and that fit appropriately into the landscape. This is reinforced by Policy Objective GI 14-9 which highlights landscape as an important factor in all land-use proposals and encourages high standards of design and siting while also striving to protect the visual and scenic amenities of the built and natural environment. Having regard to the pattern and character of development in the area, it is considered that the proposed development, by reason of the topography of the site, the elevated positioning of the proposed development in a sensitive coastal landscape, the substantial setback distance from the adjoining public road and the backland nature of the site, the substandard access track and general design/siting, would result in an isolated and haphazard form of development that would not adequately reflect the established pattern of development in the area or satisfactorily integrate into surrounding rural landscape. The proposed development would also set a poor precedent for similar inappropriate and piecemeal development in the area and would seriously detract from the visual amenities and character of this area. The proposed development would, thus, materially contravene Objectives RP 5-22, GI 14-9 and PL 3-5 of the Cork County Development Plan, 2022 and would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The site is located in an area where public sewerage facilities are not available. As stated in the Cork County Development Plan 2022-2028, it is the Councils policy, as set out in the Objectives RP 5-23 and WM11-5 to ensure that septic tanks or proprietary treatment systems comply with the EPA approved guidelines including maintenance. On the basis of the information received, the wastewater treatment plant in situ constitutes unauthorised development for which there is no planning permission in place for its retention, and the applicant has failed to demonstrate to the satisfaction of the Planning Authority that the site is suitable for the disposal of foul effluent and a site suitability assessment and report in respect of the on-site disposal of effluent has not been submitted in accordance with the requirements of the EPA Code of Practice 2021. In the absence of such information, the Planning Authority is not satisfied that the proposal would meet Objectives RP5-23 and WM 11-5 of the Cork County Development Plan 2022-2028. The Planning Authority is therefore not satisfied that the proposal would not result in the creation of a public health hazard, and it is therefore considered that the proposal would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would involve the complete demolition of the existing traditional vernacular two storey dwellinghouse within an area of High Value Landscape. As stated in the Cork County Development Plan 2022-2028, it is the Councils policy as set out under the Objectives HE16-6 and HE16-21 to ensure that such buildings are retained where possible and new replacement dwellinghouse should respect the character pattern and tradition of existing places materials and built forms that fit appropriately in the landscape. Notwithstanding the complete demolition of the existing dwellinghouse, as proposed, it is considered that the proposed demolition would adversely undermine the architectural heritage character of the area given that the design, form, materials and appearance of the replacement dwellinghouse are not reflected in the proposed scheme and the proposal would conflict with that advice set out in the Architectural Heritage Impact Assessment Report dated August 2026, which has outlined the reasoned justification for reuse of such features and fabric of the existing dwellinghouse. Accordingly, the proposed development would materially contravene the Objectives HE 16-6 and HE 16-21 of the County Development Plan 2022-2028 and would, therefore, be contrary to the proper planning and sustainable development of the area.

The subject site is accessed directly off the N71 National Road, at a location on the N71 with heavy fast moving traffic movements, and as stated in the Cork Development Plan 2022, it is the Council's stated policy to ensure the safety of other road users and to secure safe emerging sightlines. It is considered that the proposed development, which would result in the intensification vehicular movements, and other animal movements, onto the N71 National Road at a point where speed limit of 80 kph applies and where sightlines are deficient. The proposed development would not be in the interest of road safety on a sustainable basis, would interfere with the safety and free flow of traffic on the National Road contrary to Objective TM 12-8 Traffic Mobility Management and Road Safety and Objective TM 12-13 National, Regional and Local Road Network of the Cork County Development Plan 2022, and Section 2.5 of the Section 28 Ministerial Guidelines Spatial Planning and National Roads Guidelines for Planning Authorities, DOECLG 2012. The proposed development would give rise to a traffic hazard and would be contrary to the proper planning and sustainable development of the area.

The proposed development, by reason of siting, scale and design does not comply with the specific criteria set out in paragraph 11.147 relating to Family Flats of the Cork City Development Plan 2022-2028. The applicant has not set out a bona-fide need for a family flat which also does not comply with this relevant policy in the City Development Plan. Furthermore, the proposed development would seriously injure the residential amenity and privacy of the principle dwelling on the site by reason of overbearance and overlooking. The proposed development, if permitted, would set an undesirable precedent and would result in an unfavourable pattern of development in the local area. The proposed development would therefore be contrary to proper planning and sustainable development of the area.