statement of consistencyursulinegardensshd.ie/documents/docs/planning/7...1.2 summary statement of...

April 2019

www.mhplanning.ieDUBLIN

Kreston House, Arran CourtArran Quay, Dublin 7

D07 K271T. +353 (0) 1 804 4477E. [email protected]

CORK6 Joyce House, Barrack Square

Ballincollig, Co. CorkP31 YX97

T. +353 (0)21 420 8710E. [email protected]

Statement of ConsistencyStrategic Housing Development Application for the construction of 274 no. residential units in 2 no. 5-7 storeyapartment blocks and all associated ancillary development works at Blackrock, Cork. The proposeddevelopment includes works within the curtilage of the Ursuline Convent, protected structure no. PS493. Theproposed units will result in modifications to the residential scheme permitted under Cork City Council Ref.16/37233 (An Bord Pleanála Ref. PL 28.249400).

Prepared on behalf ofGlenveagh Homes Ltd.

Part V Proposal | March 2019 |

Contents

1.0 Introduction...................................................................................................................... 31.1 Context ............................................................................................................................................3

1.2 Summary Statement of Consistency................................................................................................4

1.2.1 Context............................................................................................................................................................................... 4

1.2.2 Density & Housing Mix....................................................................................................................................................... 4

1.2.3 Layout ................................................................................................................................................5

1.2.4 Landscape & Amenity.........................................................................................................................7

1.2.5 Sustainability......................................................................................................................................8

2.0 National Planning Policy .................................................................................................. 92.1 Sustainable Residential Development in Urban Areas, 2009...........................................................9

2.2 Urban Design Manual – A Best Practice Guide, 2009.....................................................................11

2.3 Design Manual for Urban Roads and Streets, 2013 .......................................................................16

2.4 Sustainable Urban Housing: Design Standards for New Apartments, 2018. ..................................18

2.5 Childcare Facilities Guidelines, 2001 .............................................................................................21

2.6 Architectural Heritage Protection Guidelines for Planning Authorities, 2011 ................................22

3 Local Planning Policy ....................................................................................................... 413.1 City Development Plan..................................................................................................................41


1.0 Introduction

1.1 Context

This Statement of Consistency has been prepared by McCutcheon Halley Chartered Planning Consultants, inconjunction with O’Mahony Pike Architects, DBFL Engineering Consultants and Ilsa Rutgers Architecture onbehalf of Glenveagh Homes Ltd. to accompany a planning application for the construction of 274 no. residentialunits in 2 no. 5-7 storey apartment blocks and all associated ancillary development woks at Blackrock, Cork.The proposed development incudes works within the curtilage of the Ursuline Convent, protected structure no.PS493. The proposed works will result in modifications to the residential scheme permitted under Cork CityCouncil Ref. no. 16/37233 (An Bord Pleanála Ref. PL 28.249400).

The proposed development comprises the development of:

The construction of 274 no. residential units in 2 no. 5-7 storey blocks (comprising a mix of studio,1, 2 & 3 bed apartments) (Modifications to previously permitted scheme under Ref. 16/37233 (AnBord Pleanála Ref. PL 28.249400)

The provision of landscaping and amenity areas to include two podium areas in Block A, 1 no.podium area in Block B, the Convent Gardens, the area to the north of The Old Convent buildingand smaller informal areas of open space which incorporates seating, play areas and paths forpedestrians and cyclists;

All associated ancillary development to include the provision of pedestrian/cyclist facilitiesincluding footpaths & cycle lanes, lighting, drainage, boundary treatments, bicycle & car parkingand bin storage;

Access will be provided via the permitted vehicular access on the Blackrock Road.

This report provides a statement of consistency with the relevant planning policy documents at national andlocal levels. The statement addresses the relevant policy documents individually, assessing consistency withprinciples and relevant objectives in a matrix form. The cover letter considers compliance with policies basedon relevant themes which emerge from relevant guidelines and policy documents.

Section 2 of this report reviews the following national planning policy documents:

2.1 Sustainable Residential Development in Urban Areas (Cities, Towns & Villages) (May 2009),Department of Environment, Heritage and Local Government;

2.2 Urban Design Manual – A Best Practice Guide (UDM) 2009, Department of Environment, Heritage andLocal Government;

2.3 Design Manual for Urban Roads and Streets (DMURS) 2013, Department of Transport, Tourism andSport;

2.4 2018 Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for PlanningAuthorities, 2018, Department of Housing, Planning and Local Government.

2.5 Architectural Heritage Protection Guidelines for Planning Authorities 2011, Department of Arts, Heritageand the Gaeltacht.

2.6 Childcare Facilities Guidelines, June 2001.

Section 3 of this report addresses the following Local Planning Policy documents

3.1 Cork City Development Plan 2015.


1.2 Summary Statement of Consistency

This report provides a statement of consistency for the proposed development at Blackrock, Cork, withreference to the relevant national and local planning policy documents, as detailed in section 1.1.

The layout has been informed by detailed site investigation works and assessment of the requirements ofnational policy and local planning policy to ensure that it is compliant with policy objectives.

This section summarises compliance with planning policy on the following themes, incorporating the 12 designprinciples set out in the Urban Design Manual.

1.2.1 Context

The proposed site is located at Blackrock and approximately 0.40km south of Blackrock Pier, which serves asa focal point for the village of Blackrock and 1.51km north of Mahon Point Shopping Centre. The site areacomprises 3.7 hectares and has a flat topography. The site is irregular in shape and forms part of theinstitutional lands and grounds of the former Ursuline Convent. Permission for the development of these landswas originally granted under Ref. 03/27645 on April 27th, 2004.

The site is within easy walking distance of a number of commercial and community facilities, including localshops, churches and schools. The major employment centres of Cork City and Mahon are within closeproximity and both are well connected by public transport. The area is served by the 202, 215 ad 219 bus routeall of which have numerous stops located within 500m of the site. A bus serves the area every ten minutesMonday to Friday. The area is well serviced with several large amenity sites located within walking distance ofthe site.

Fig. 1 Subject site at Blackrock, Cork outlined in red.

1.2.2 Density & Housing Mix

Section 5.8 of the 2009 Guidelines for Planning Authorities on Sustainable Residential Development inUrban Areas (Cities, Towns & Villages) states that for ‘Public Transport Corridors’ (defined as lands within500 metres walking distance of a bus stop), the greatest efficiency in land usage will be achieved by providingin general minimum net residential densities of 50 dwellings per hectare, subject to appropriate design and


amenity standards, with the highest densities being located at bus stops, and decreasing with distance awayfrom bus stops.

The 2015 Cork City Development Plan (CDP) includes policies for housing density that respects theGovernments wish to deliver a sound return on infrastructure investment, particularly in relation to publictransport, but also provide flexibility for developers to adapt to new market conditions and broaden the rangeof house types that can be built on zoned land so that, in future, more households will be attracted to locate inthe City. The CDP states that within the city the minimum residential density in Suburban areas should be 35-50 dwellings per hectare.

Using the net developable area, the overall density has been calculated at 260.1 units per ha (the overalldensity of the original site will be 56.2 units per ha). (please refer to section 3.0 of the Planning and Design

Statement for further details).

With regard to housing mix, household sizes both nationally and in Cork are getting smaller and it is thereforeimperative that the market ensures the development of a greater mix of house types, and an increase in thedelivery of smaller dwelling units in tandem with larger family homes. The proposed layout proposes 274 no.apartments, with a total floor area of 23,980.4 sqm arranged in 2 blocks. The apartments are set in a varietyof studio, 1, 2 and 3 bed configurations, in 32 different unit types and sizes that will appeal to a broad range oftenants. The apartments range in size from 37.2 sqm studio apartments to 114.4 sqm 3 bed apartments. Thevariety of apartment sizes proposed focuses on providing choice, affordability and quality housing inaccordance with the relevant policies. (Please refer to section 6.5 of the Planning and Design Statement forfurther information).

1.2.3 Layout

Connectivity

The proposed development is set around a network of streets, interlinked pedestrian and cyclist pathways andopen spaces. The site is shaped by the vehicular access which is provided onto the Blackrock Road. Thisprovides access to the under-podium car parking on the ground floor of each apartment block. The plannedpedestrian routes tie into the existing paths in the area. Care has been taken to position pedestrian routes toallow for maximum permeability. Road widths and surfaces vary to prioritise pedestrian movement through thedevelopment.

Inclusivity

The proposed apartments offer a broad range of accommodation choice, in terms of both unit size andconfiguration. This variety will be attractive to a range of people and household types. Part V units have beenprovided within the wider development. This will ensure a cohesive and mixed community throughout the entire

Statement of Consistency: DENSITY

An overall net residential density of 260.1 units per hectare (the overall density of the original sitewill be 56.2 units per ha) has been achieved in accordance with Section 5.8 of the Guidelines forPlanning Authorities on Sustainable Residential Development in Urban Areas (Cities, Towns &Villages) May 2009. This density is also in line with the Cork City Development Plan 2015.

Statement of Consistency: HOUSING MIX

In accordance with Objective 6.8 of the CDP, the proposed development provides a range and mixof 20 no. Studio (7.3%), 89 no. 1-bed, (32.5%), 154 no. 2-bed (56.2%) and 11 no. 3-bed (4%) residentialunits and sizes to meet the needs of the area.


development. The design and layout of the proposed development meets the requirements of all relevantdocuments, in particular Part M of the Technical Guidance Documents which deal with accessibility andinclusivity. In this regard, the design of the proposed development is also guided by the principles of universaldesign. The proposed scheme has been designed so that it can be accessed and used to the greatest extentpossible by all people regardless of their age, size, ability or desirability.

With regard to the amenity spaces, all have been developed to suit children of varying ages, teenagers, adultsand seniors, where relevant. All areas, whether public, private or communal, are well defined and accessibleto all, encouraging the use of the public realm by the community. All buildings are designed and sited to providepassive surveillance of the public realm, including streets, paths and open spaces.

Distinctiveness

The settlement of Blackrock was formed through incremental expansion of the area. The settlement wassubject to significant residential growth in the later twentieth century. The development was low density,consisting mainly of detached and some semi-detached houses on large plots. The most recent expansion,mostly in the 21st century, has largely consisted of new housing estates of a higher density than earlierdevelopments. These contain a mix of mainly semi-detached and detached houses, with some terraced units.The proposed design and layout of the development will create a residential development which willcomplement the existing development of Eden but be sufficiently individual to promote their own sense ofplace.

Parking

Each unit will have 0.42 no. car parking spaces at ground floor level beneath the podium, equating to a totalof 116 no. parking spaces. In addition to these, a further 40-no. surface car parking spaces, 11 no. drop-offand Go car spaces and 9 no. disabled spaces are provided. Adequate bicycle parking is also provided on sitewith 196 surface bicycle spaces and 392 bicycle spaces provided beneath the podium level.

Detailed Design

The proposed apartments are designed to complement the existing houses in the surrounding area while alsoincluding some vernacular details such as brick. This is achieved by reflecting the form, detailing and materialpalette of existing buildings, often in a more contemporary manner, that will respect and enhance the localsetting.

The chosen palette of materials reference materials used in the locality and uses a contemporary architecturalinterpretation of traditional building form and materials. The chosen material, including brick, render and metalare easily maintainable. The proposed modelling of the façades allows for interest and variation which offersa cohesive and mixed variety to the overall layout, whilst respecting the existing houses within the locality.

With regard to form, the selected use of the vernacular in terms of façade detail makes further reference to thelocal architectural language while integrating them into a high-quality design. The simple pattern ofdevelopment is reinforced through the use of clear building frontages and edges where corners and gablesare emphasised rather than ignored.


The buildings frame the open space area with Block A framing the western boundary of the convent gardens.The exterior of the buildings defines the adjacent streets and public spaces, with private open space providedin the form of balconies/terraces for each apartment.

1.2.4 Landscape & Amenity

Public Realm

The proposed development is set around a network of streets, pathways and open spaces that are of a highquality, that provide an attractive public realm for both future residents and visitors to the site. The apartmentblocks are arranged to overlook the open spaces which will increase the likelihood of being used and providesan invaluable extension to their private open space. These streets and open spaces are overlooked by thesurrounding residences which will foster a sense of ownership amongst the community. The play areas aresited where they will benefit from passive surveillance while also minimising the likelihood of noise transmissionto the adjacent apartments and dwellings. With regard to these spaces acting as a continuation of the privateresidences, there is still a clear definition between public, semi-private and private space. This is facilitated bythe incorporation of landscaping to define the various spaces, including car parking, low planting/walls andsemi-transparent boundary treatments such as railing.

Privacy & Amenity

The proposed layout has been designed to ensure that each residential unit within the development will havea high standard of residential amenity and privacy. This has been achieved by carefully locating, orientatingand positioning the apartment blocks and also by providing generous separation distances between theproposed apartments and the existing residential units. Windows are not facing, sited to prevent directoverlooking into adjacent dwellings and private spaces.

Private amenity space in the form of balconies and terraces are provided throughout the development, whichmeet the Guidelines set out for minimum private amenity space and have been orientated to maximise solarexposure. All homes will have adequate storage areas and areas for sorting of recyclables.

Statement of Consistency: LAYOUT

The layout and design of the proposed development is based on the principles and 12 designcriteria of the Urban Design Manual and a detailed Design Statement is submitted with this SHDapplication in accordance with Objective 16.1 of the CDP. The proposed apartments have beendesigned having regard to and are consistent with 2018 Sustainable Urban Housing: DesignStandards for New Apartments - Guidelines for Planning Authorities. Overall a high-quality layoutand design has been achieved, based on the provision of a mix of high-quality apartments in aquality neighbourhood area and through the creation of a sustainable extension to the settlementof Eden which prioritises pedestrians and cyclists.

Statement of Consistency: LANDSCAPE AND AMENITY

The landscape and amenity provisions of the proposed development are based on the principlesand criteria of the Urban Design Manual and a detailed Design Statement is submitted with thisSHD application in accordance with Objective 16.1 of the CDP. The proposed apartments have beendesigned having regard to and are consistent with the 2018 Sustainable Urban Housing: DesignStandards for New Apartments - Guidelines for Planning Authorities. Overall high-qualitylandscaping and amenity areas have been provided which will help create an attractivedevelopment for residents to reside.


1.2.5 Sustainability

Efficiency

Landscaped areas consist of two podium areas in Block A, 1 no. podium area in Block B, the Convent Garden,the area to the north of The Old Convent and smaller informal areas of open space which incorporate seating,play areas and paths for pedestrians and cyclists. These provide both passive and active amenity opportunitiesfor the residents of the proposed development while also enhancing the biodiversity of the site. SuDs principleshave also been incorporated wherever possible.

All apartments are designed to maximise passive solar gain through the solar orientation. This is balancedwith the requirements of good urban form and the provision of ample open space. 138 (50.4%) of apartmentsare dual aspect which ensures adequate daylight and passive warmth, as well as access to direct sunlight atvarious parts of the day.

With regard to waste provision and collection, storage areas for bins are provided within the apartment blockat ground floor level.

Adaptability

The building has been designed to allow a great deal of flexibility to reconfigure the internal arrangements infuture. The floor areas have a tall floor to ceiling height to allow for possible alternative uses, this is consideredprudent in such a central urban location.

Statement of Consistency: SUSTAINABILITY

The sustainability of the proposed development is based on the principle criteria of the UrbanDesign Manual and a detailed Design Statement is submitted with the SHD application inaccordance with Objective 16.1 of the CDP. The proposed apartments have been designed havingregard to and are consistent with 2018 Sustainable Urban Housing: Design Standards for NewApartments - Guidelines for Planning Authorities. Overall a high-quality design has been achievedwhich makes efficient use of land and provides dwellings which can be adapted to meet the futureneeds of residents.


2.0 National Planning Policy

2.1 Sustainable Residential Development in Urban Areas, 2009

Reference Relevant Policy / Principle / Guideline Statement of Consistency

Chapter 3 Application of 12 Best-Practice Criteria Compliance with each of the criteria is addressedin Section 2.2.

Have designers carried out a site appraisal priorto preparing a layout.

Yes – Detailed site investigation works, and asite appraisal have been carried out.

Is the standard of design of a sufficiently highstandard?

Yes – The design complies with designguidelines requirements.

Does the design of residential streets strike theright balance between the different functions ofthe street, including a sense of place?

Yes – The layout provides for a main vehicularroute with distinct pedestrian and residentialareas with local level access and footpaths.Cycling is provided as a shared surface withinthe road network.

Chapter 4Sustainable

Neighbourhoods

Are lands in accordance with sequencingpriorities of development plan / LAP?

Yes – The site is zoned for ‘Residential, LocalServices and Institutional Uses in the Cork CityDevelopment Plan.

Assessment of the capacity of existing schools. Yes – Existing primary and secondary schoolswithin the area with the closest bounding the siteto the west and north.

Input of other necessary agencies. Yes – Irish Water and Cork City Council havebeen consulted in the development of theproposed layout.

Appropriate range of community & supportfacilities.

Yes – A creche is permitted (under Ref.16/37233) to the south of the site and amenityareas are provided for on-site. The site is closeto existing facilities and amenities available inBlackrock and Mahon. Blackrock Hurling Cluband grounds is 150m to the west, the SeanCronin Park is 400m to the south and an amenitywalkway along the old railway line is situatedalong the western boundary of the site. A primarycare centre, doctor’s surgery and local shops aresituated 350m to the south.

For higher density schemes, is there adequateexisting public transport, or will it be provided intandem with development.

Yes – Three bus routes serve the site – the 202,215 and 219 – with numerous stops for eachsituated adjacent to the subject site. A busserves the site every ten minutes, Monday toFriday.

Will the development:

- Priorities public transport, cycling andwalking.

Yes – The environs provide a good network offootpaths and an existing bus route. The layoutof the proposed development provides a goodpedestrian and cycle environment internal to thedevelopment and good links to public transportand footpaths in the environs

- Ensure accessibility for everyone Yes – The layout and unit design fully complieswith the requirements of Part M of the BuildingRegulations and principles of Universal Design.

- Encourage more efficient use of energy Yes – The layout encourages walking andcycling. Units are designed to achieve an energyrating of less than 45kw/m2/yr to achieve theexpected 2020 NZED target rating.

- Include right quality & quantity of public openspace.

Yes – There is a provision of 58.8% openspaces, designed to create usable spaces ofhigh-quality amenity & aesthetic quality.


Reference Relevant Policy / Principle / Guideline Statement of Consistency- Include measures for satisfactory standards

of personal safety and traffic safety.Yes – The road layout is compliant with DMURSrequirements.

- Present an attractive and well-maintainedappearance.

Yes – The layout ensures an appropriatebalance between private and public open space,Public space will be easy to maintain and is welloverlooked to ensure passive surveillance,avoiding anti-social behaviour, littering orvandalism. The choice of materials chosenensures minimal maintenance.

- Promote social integration, provide fordiverse range of household types, agegroups and housing tenures.

Yes – The layout provides for a mix of unit typesand sizes, as detailed in the Planning and DesignStatement.

- Protect and where possible enhance thebuilt and natural heritage.

Yes – New planting will increase the bio-diversityof the site and reinforce the existing boundaryconditions.

- Provide for Sustainable Drainage Systems. Yes – SuDs principles have been incorporatedthroughout the site.

Chapter 5Cities andLarger Towns

- Are residential densities sufficiently high inlocation which are, or will be, served bypublic transport.

Yes – The density is 260.1 units per hectare. Thisexceeds the minimum density of 50 units perhectare required for the lands in the City andcomplies with the standards set out for PublicTransport Corridors.

- Are higher densities accompanied by highqualitative standard of design and layout?

Yes – The design and layout provide for highqualitative standard of units and private andpublic open space.

- Does design and location of new apartmentblocks respect the amenities of existingadjacent housing in terms of sunlight andoverlooking?

Yes – No apartments overlook any existinghousing. There is also a sufficient set backbetween Block B and the previously permittedhouses.

Chapter 7The Home andIts Setting

- In higher density developments, does qualityof design and finish extend to individualdwellings and its immediate surroundings.

Yes – The external finishes and landscapedesign have been designed to provide a high-quality environment.

- Decent levels of amenity, privacy, securityand energy efficiency.

Yes – All units have access to private space andpublic open space is well overlooked. Units aredesigned to comply with the expected 2020NXEB standard in terms of energy efficiency.

- Will orientation of dwelling and internallayout maximise levels of daylight andsunlight?

Yes – All dwellings have been designed tomaximise daylight and passive solar energygains.

- Has privacy been considered in design ofthe home.

Yes – The layout is designed to avoidoverlooking by adjacent properties. Allapartments are designed to prevent acoustictransfer.

- Has the design sought to create child andpedestrian friendly car-free areas?

Yes – Good pedestrian and cycling routes areprovided throughout the development, with carfree access to open spaces.

- Do all houses have an area of private openspace behind the building line?

Yes – All apartments have a private open spacearea in the form of a balcony or terrace.

- Has the design been influenced by theprinciples of universal design?

Yes – The design complies with Part M of theBuilding Regulations and principles of UniversalDesign.

- Has adequate provision been made for thestorage and collection of waste materials?

Yes – All apartments have areas for the storageand sorting of recyclables.


2.2 Urban Design Manual – A Best Practice Guide, 2009

Reference Relevant Policy / Principle / Guideline Statement of Consistency1. Context:How does thedevelopment respond toits surroundings?

The development seems to have evolvednaturally as part of its surroundings.

Appropriate increases in density respectthe form of buildings and landscapearound the site’s edges and the amenityenjoyed by neighbouring users.

Form, architecture, and landscaping havebeen informed by the development’s placeand time.

The development positively contributes tothe character and identity of theneighbourhood.

Appropriate responses are made to thenature of specific boundary conditions.

The proposed development is located in theSouth Eastern suburbs of Cork City. Theproposed layout responds to the need tointegrate with its surroundings while alsoconsidering the sites constraints, potentialsand topographical context.

The scale, massing and urban grain havebeen developed to reflect the prevailingcontext of the surrounding area. The density ofthe proposed development is in accordancewith the Guidelines on Sustainable ResidentialDevelopments.

The form and design of the buildings havebeen developed to reflect market demandwhile also incorporating elements ofcontemporary detailing which signifies thespecific time and place. The landscapemasterplan has been developed to provide astructure which strengthens and supports theoverall design concept. Consideration has alsobeen given to the Convent Building situated tothe north east of the proposed development.This approach ensures that the scheme willact as an attractive and sustainable expansionin the settlement of Blackrock, while alsopositively contributing to the character andidentity of the area.

With regard to boundary conditions,considerable effort has been made to respondpositively to this wherever possible. Existingboundary hedgerows are retained andsupplemented where appropriate to minimisethe impact on existing habitats as well asexisting residents of the immediatesurrounding area.

2. Connections:How well connected isthe new neighbourhood?

There are attractive routes in and out forpedestrians and cyclists.

The development is located in or close toa mixed-use centre.

The development’s layout makes it easyfor a bus to serve the scheme.

The layout links to existing movementroutes and the places people will want toget to.

Appropriate density, dependent onlocation, helps support efficient publictransport.

The proposed development is set around anetwork of streets, interlinked pedestrian andcyclist pathways and open spaces whichprovide excellent connections to the busroutes, local services and employment areasto the south. The site is accessed via theBlackrock Road to the north. The mainvehicular route is in turn fed by shared surfaceroutes, which offer direct access to eachapartment block. These routes are designed tofavour pedestrians and cyclists, creating a safeand overlooked environment. The centres ofactivity provided within the site, including theconvent garden are located in close proximityto the entrance to the development offering thecommunity easy access to important localservices.

3. Inclusivity:How easily can peopleuse and access thedevelopment?

New homes meet the aspirations of arange of people and households.

Design and layout enable easy access byall.

There is a range of public, communaland/or private amenity spaces and

The proposed apartment units offer a broadrange of accommodation choice, in terms ofboth unit size and configuration. This varietywill be attractive to a range of people andhousehold types. The design and layout of theproposed development meets therequirements of all relevant documents, in


Reference Relevant Policy / Principle / Guideline Statement of Consistencyfacilities for children of different ages,parents and the elderly.

Areas defined as public open space thathave either been taken in charge orprivately managed will be clearly defined,accessible and open to all.

New buildings present a positive aspect topassers-by, avoiding unnecessaryphysical and visual barriers.

particular Part M of the Technical GuidanceDocuments which deal with accessibility andinclusivity.

Public, private and communal amenity spaceshave been developed to suit children ofvarying ages, teenager’s adults and seniorswhere relevant. These spaces are well definedand accessible to all. This will encourage theutilisation of the public realm by thecommunity. All buildings are designed toprovide passive surveillance of the publicrealm, including streets, paths and openspaces.

4. Variety:How does thedevelopment promote agood mix of activities?

Activities generated by the developmentcontribute to the quality of life in its locality.

Uses that attract the most people are inthe most accessible places.

Neighbouring uses and activities arecompatible with each other.

Housing types and tenure add to thechoice available in the area.

Opportunities have been taken to provideshops, facilities and services thatcomplement those already available in theneighbourhood.

A wide variety of uses have been provided tosupport the future residential community aswell as the existing residents in thesurrounding area. These will provideinvaluable services in walkable locations,alleviating the need for vehicular transport toother areas of Blackrock. These uses arelocated adjacent to the main entrance at highlyaccessible locations within the site.

The proposed development provides variedpublic spaces which allow for social interactionand community creation. Large open spaceswith play areas serve as node points whilesmaller spaces enliven street fronts.

A wide variety of unit types have also beenprovided with a choice of Studio, 1, 2 and 3-bedroom apartment variations. This will add tothe choice available in the area and directlyaddress the current shortage and resultantdemand for high quality, residential units inCork.

5. Efficiency:How does thedevelopment makeappropriate use ofresources, includingland?

The proposal looks at the potential ofhigher density, taking into accountappropriate accessibility by publictransport and the objectives of gooddesign.

Landscaped areas are designed to provideamenity and biodiversity, protect buildingsand spaces from the elements andincorporate sustainable urban drainagesystems.

Buildings, gardens and public spaces arelaid out to exploit the best solarorientation.

The scheme brings a redundant buildingor derelict site back into productive use.

Appropriate recycling facilities areprovided.

An appropriate balance has been struck interms of achieving required densitiesalongside open space requirements to ensurethat the land is used efficiently, whilst quality ofenvironment and place is retained.

Landscaped areas consist of the open spacescontaining play areas, the convent garden tothe east of block A, the open space area to thenorth of the Old Convent Buildings and themore passive areas throughout the site. Thesewill provide both passive and active amenityopportunities for the residents of the proposedand existing development while alsoenhancing the biodiversity of the site. SuDsprinciples will also be incorporated whereverpossible.

6. Distinctiveness:How does the proposalcreate a sense of place?

The place has recognisable features sothat people can describe where they liveand form an emotional attachment to theplace.

The scheme is a positive addition to theidentity of the locality.

The layout makes the most of theopportunities presented by existing

The settlement of Blackrock was formedthrough incremental expansion of the area. Thesettlement was subject to significant residentialgrowth in the later twentieth century. Thedevelopment was low density, consistingmainly of detached and some semi-detachedhouses on large plots. The most recentexpansion, mostly in the 21st century, haslargely consisted of new housing estates of a


Reference Relevant Policy / Principle / Guideline Statement of Consistencybuildings, landform and ecological featuresto create a memorable layout.

The proposal successfully exploits viewsinto and out of the site.

There is a discernible focal point to thescheme, or the proposals reinforce therole of an existing centre.

higher density than earlier developments.These contain a mix of mainly semi-detachedand detached houses, with some terraced units.

The proposed design and layout of thedevelopment creates a residential developmentwhich complements the existing developmentof Eden but is sufficiently individual to promotetheir own sense of place.

The apartment buildings uses materials,proportions and features that respect andenhance the existing local setting but expressit in a more contemporary way. Carefulconsideration will be given to the individualblocks, balancing a palette of materials thatwill offer a cohesive and mixed layout, whilstrespecting the existing houses within thelocality.

Where appropriate, apartments will benefitfrom the attractive views both internal to thesite as well as longer range views over theadjacent area.

7. Layout:How does the proposalcreate people-friendlystreets and spaces?

Layout aligns routes with desire lines tocreate a permeable interconnected seriesof routes that are easy and logical tonavigate around.

The layout focuses activity on the streetsby creating active frontages with frontdoors directly serving the street.

The streets are designed as placesinstead of roads for cars, helping to createa hierarchy of space with less busy routeshaving surfaces shared by pedestrians,cyclists and drivers.

Traffic speeds are controlled by designand layout rather than by speed humps.

Block layout places some public spaces infront of building lines as squares orgreens, and some semi private space tothe back as communal courts.

The proposed layout responds to the site byexploiting existing features, orientation, viewsand topography where possible to maximisethe potential of the site.

The proposed layout provides for and ensuresconnectivity to the surrounding area and futureconnectivity to the railway line to the west. Aconnection is also facilitated to the existingfootpath network. All routes are scaledappropriately to enhance legibility. In generalspeed will be controlled through passivemeasures including careful curvature of roads.

The streets and pathways benefit from passivesurveillance from the units that front ontothem. Pedestrians / cyclists are prioritisedthrough the incorporation of a network ofpathways as well as the use of sharedsurfaces.

8. Public Realm:How safe, secure andenjoyable are the publicareas?

All public open space is overlooked bysurrounding homes so that this amenity isowned by the residents and safe to use.

The public realm is considered as a usableintegrated element in the design of thedevelopment.

Children’s play areas are sited where theywill be overlooked, safe and contribute tothe amenities of the neighbourhood.

There is a clear definition between public,semi private, and private space.

Roads and parking areas are consideredas an integral landscaped element in thedesign of the public realm.

The scheme is designed to balance the privateand public open amenity needs of thecommunity. The layout attempts to maximisethe number of units which have dual aspect,providing additional interaction between thepublic and private realm while also increasingthe daylight into dwellings.

The open spaces and play areas have beendesigned to be overlooked where possible.Specific units have been developed for cornersin order to provide passive surveillance of allareas. This will increase the perceived senseof safety of those using the amenity area aswell as their usability.

A clear definition is provided between publicand private areas. Changes in material and the


Reference Relevant Policy / Principle / Guideline Statement of Consistencyuse of landscaping within the street andprivate areas mark the transition between thetwo zones.

9. Adaptability:How will the buildingscope with change?

Designs exploit good practice lessons,such as the knowledge that certain housetypes are proven to be ideal foradaptation.

The homes are energy-efficient andequipped for challenges anticipated from achanging climate.

Homes can be extended without ruiningthe character of the types, layout andoutdoor space.

The structure of the home and its loose fitdesign allows for adaptation andsubdivision, such as the creation of anannexe or small office.

Space in the roof or garage can be easilyconverted into living accommodation.

The apartments will contribute a greater rangeof unit types and sizes to the existing andpermitted housing mix. Providing more optionsfor young families and empty nesters to residein the area.

10. Privacy andAmenity:How does the schemeprovide a decentstandard of amenity?

Each home has access to an area ofuseable private outdoor space.

The design maximises the number ofhomes enjoying dual aspect.

Homes are designed to prevent soundtransmission by appropriate acousticinsulation or layout.

Windows are sited to avoid views into thehome from other houses or the street andadequate privacy is affordable to groundfloor units.

The homes are designed to provideadequate storage including space withinthe home for the sorting and storage ofrecyclables.

The proposed layout has been designed toensure that each residential unit within thedevelopment has a high standard of residentialamenity and privacy. This has been achievedby carefully locating, orientating andpositioning the apartment blocks. Windows aresited to prevent overlooking into adjacentprivate gardens. Generous private amenityspace has been provided throughout thedevelopment, which meet the guidelines setout for minimum private amenity sizes and areorientated to maximise solar exposure.Landscaping will also prevent direct views intothe dwellings from the street. All homes willhave adequate storage areas and areas forsorting of recyclables.

11. Parking:How will parking besecure and attractive?

Appropriate car parking is on-street orwithin easy reach of the home’s front door.

Parked cars are overlooked by houses,pedestrians and traffic, or stored securely,with a choice of parking appropriate to thesituation.

Parking is provided communally tomaximise efficiency and accommodatevisitors without the need to provideadditional dedicated spaces.

Materials used for parking areas are ofsimilar quality to the rest of thedevelopment.

Adequate secure facilities are provided forbicycle storage.

A total of 176 no. car parking spaces areprovided onsite which is line with the Council’scar parking standards which are maximumstandards. This approach is also consistent withthe Design Standards for new apartmentswhich recommends car parking be minimisedfor apartments in central / areas that are wellserved by public transport.

12. DetailedDesign:How well thoughtthrough is the buildingand landscape design?

The materials and external design make apositive contribution to the locality.

The landscape design facilitates the use ofthe public spaces from the outset.

Design of the buildings and public spacewill facilitate easy and regularmaintenance.

Open car parking areas are considered asan integral element within the public realmdesign and are treated accordingly.

Care has been taken over the siting offlues, vents and bin stores.

The proposed design responds to the localvernacular. As noted above, Blackrock hasbeen subject to significant residentialdevelopment in previous years anddevelopment such as the subject schemepresents significant challenges to create acomplimentary identity to that existingdevelopment while relating to the immediatesurroundings and promoting a high-qualitydesign. The proposed design does this byreflecting the form, detailing and materialpalette of existing buildings in a morecontemporary manner, that respect andenhance the local setting and the existingdwellings within the surrounding area.



The proposed landscape design frames theopen spaces, creating a strong, attractivedesign. This is continued through to the hardlandscaping, including pathways and parkingareas, which are treated as an integral part ofthe public realm. The selection of materialsand planting will be durable and facilitate easymaintenance.


2.3 Design Manual for Urban Roads and Streets, 2013

Reference Relevant Policy / Principle / Guideline Statement of ConsistencyIntegratedStreetNetworks

Does the development create connectedcentres that prioritise pedestrian movementand access to public transport?

The ‘centres of activity’ within the proposeddevelopment are the podium open space areas,the convent garden and the open space area tothe north of the Old Convent Building. Thesecentres are located to provide the maximumaccessibility for all residents, both of theproposed development and the surroundingarea. This accessibility includes vehicularaccessibility as well as pedestrian/cyclistaccessibility. All centres are also linked to thecomprehensive network of footpaths in order toprioritise pedestrian movement.

Movementand Place

Does the development create a legiblestreet hierarchy that is appropriate to itscontext?

Are the proposed streets connected,maximising the number of walkable /cyclable routes between streets as well asspecific destinations (i.e. community centre,shops, creche, schools etc.)?

The proposed layout creates a legible network ofstreets that is easy to navigate for both driversand pedestrians, as well as providingconnectivity for pedestrians and cyclists. Themajor destinations within the site are locatedwithin close proximity to the entrances. Tohighlight the hierarchy, the scale of the routesvaries, as well as their material finishes in orderto clearly define the transition between areas.

A wide network of footpaths and cycle routes arealso provided, both along the main streets andindependent to them (i.e. through open spaceareas) to prioritise sustainable methods oftransport within the site.

PermeabilityandLegibility

Has the street layout been well consideredto maximise permeability for pedestriansand cyclists?

Are the streets legible with maximumconnection opportunities?

Are blocks of a reasonable size andpermeability, with consideration to the siteconstraints?

As above, the layout has been developed tomaximise permeability for pedestrians andcyclists. independent paths have been providedaway from the vehicular routes to follow desirelines between destinations (i.e. between playareas / open spaces) in order to improvecirculation through the sites.

Neighbourhood clusters have been sized so asto allow permeability and maximise comfortablewalking / cycling distances betweendestinations. Careful consideration has beengiven to allowing the free flow of movement andnot creating unnecessary blockages / delays.

Management Is the layout designed to self-regulatevehicle speeds and traffic congestion?

Does the proposed layout minimise noise /air pollution wherever possible?

A careful balance has been sought between thetopography of the site and optimising theusability of the roadways. Where possible,passive methods have been incorporated toregulate traffic and speed including gentlecurving road alignments and shorter streetlengths. Design details have been utilised toreduce driver’s perception of acceptable speeds.

In terms of minimising noise and air pollution,the design has incorporated design details andlandscaping throughout the site to help reducesuch pollution within the home zones.

Movement,Place andSpeed

Does the proposed development balancespeed management with the values of placeand reasonable expectations of appropriatespeed?

Does the design promote a reasonablebalance of both physical and psychologicalmeasures to regulate speed?

Given the primarily residential nature of theproposed development, the need to balancespeed management with the values of place isimperative.


Reference Relevant Policy / Principle / Guideline Statement of ConsistencyPassive measures have been used to create thisbalance. More active measures including sharedsurfaces are also used in areas to prioritisepedestrian movements and regulate vehicularspeed.

Streetscape Does the scheme create an appropriatesense of enclosure in addition to a strongurban / suburban structure?

Have street trees and areas of plantingbeen provided where appropriate?

Have active street edges been providedwhere appropriate?

Is a palette of high quality surface materialsand finishes provided?

The residential areas are arranged in a mannerwhich creates a defined structure and is easilylegible. Street widths, planting and design detailsare used to create an appropriate sense ofenclosure within each area. A landscapemasterplan by Ilsa Rutgers Landscape Architecthas been prepared and provided as part of thisplanning application which creates a stronglandscape structure within the future streets.

The proposed design has also sought to createactive street edges where possible. Forexample, a dual fronted unit type has beendeveloped which will be located at street cornersto provide passive surveillance to both the streetand adjacent open spaces.

Material finishes include a palette of high quality,easily maintainable and durable materials.

Pedestrianand CyclistEnvironment

Are footways of appropriate width providedso as to ensure pedestrian safety?

Are verges provided adjacent to largerroadways so as to provide a buffer betweenvehicular routes and pedestrian paths?

Have pedestrian crossings, whethercontrolled or uncontrolled, been provided atappropriate locations?

Are shared surfaces located appropriately inareas where an extension of the pedestriandomain is required?

Have cycle facilities been factored into thedesign?

The design prioritises the provision of footpathsof appropriate widths to ensure pedestrian safety.

Uncontrolled pedestrian crossings are provided inthe form of shared surface areas / raised crossingand are located along the local streets. Thelocation of these have been provided in areasadjacent to open spaces / play areas to increasepedestrian safety.

Cycling facilities, including parking, have beenfactored into the design.

CarriagewayConditions

Are vehicular carriageways sizedappropriately for their function / location?

Are surface materials appropriate to theirapplication in order to inform drivers of theexpected driving conditions?

Are junctions designed to balance trafficconcerns with the needs of pedestrians /cyclists?

Have adequate parking / loading areasbeen provided?

Vehicular carriageways have been sizedappropriately commensurate with their function /location and in accordance with DMURSprinciples. Surface material are appropriate totheir application in order to inform drivers of theexpected driving conditions and junctions havebeen designed to balance traffic concerns withthe needs of pedestrians / cyclists.

Parking and loading areas have been provided inaccordance with Cork City Council requests andin line with the standards set out in CityDevelopment Plan.


2.4 Sustainable Urban Housing: Design Standards for New Apartments, 2018.

Reference Relevant Policy / Principle / Guideline Statement of ConsistencyApartment FloorArea & Mix

Section 3.4 states that the following minimumfloor areas for apartments: 1-bed studio apartment = 37 sqm 1-bed = 45 sqm 2-bed = 73 sqm 3-bed = 90 sqm

Section 3.12 also requires that in a scheme of10 or more apartments, the majority of allapartments musty exceed the minimum floorarea standard for any combination of therelevant 1, 2 or 3-bedroom unit types by aminimum of 10%.

With regard to the subject scheme, allapartments are sized will in excess of theminimum standards: The smallest studio apartment is 37.2sqm

and the largest is 37.6sqm. The smallest 3 bed apartment is 98.7sqm

and the largest is 114.4sqm.

The cumulative floor area of all apartments inthe scheme is 23,980.4sqm. Using theminimum floor areas set out in section 3.4, theminimum floor area allowable for the subjectscheme (comprising 20 no. studio apartments,89 no. 1-bed, 154 no. 2 bed and 11 no. 3 bedapartments) would be 16,977sqm. As such theminimum floor area requirement has beenexceeded by 41% which is consistent with the10% minimum set out in the Guidelines.

Dual AspectRatio

Section 3.17 requires: Minimum 50% dual aspect apartments in

urban locations. This may be reduced to a minimum 33%

in certain circumstances where it isnecessary to ensure good street frontageand subject to high quality design, usuallyon inner urban sites, near to city or towncentres, including SDZ areas.

138 of apartments within the scheme have beendesigned to be dual aspect.

Floor to CeilingHeight

Section 3.14 requires that minimum ceilingheights accord with the Building Regulations(i.e. 2.4m). Ceiling heights at ground floor levelshould be greater, a minimum 2.7m.Section 3.25 allows for the relaxation in ceilingheights for building refurbishment schemes.

The ceiling height of all apartments andduplexes is consistent with what is required inthe guidelines with ground floor ceiling height ofall apartments being at 2.7m.

Lift / Stair Cores Section 3.21 requires that, subject tocompliance with dual aspect ratios and thebuilding regulations, up to 12 apartments perfloor per individual stair/lift core may beprovided in apartment schemes.

All lift/stair cores provided within the schemeserve 12 units which is consistent with the levelidentified.

Internal Storage Section 3.30 states that provision should bemade for storage and utility (additional tokitchen/bedroom furniture), specifically forhousehold utility functions such as clotheswashing and the storage of bulky personal orhousehold items.

Section 3.33 states that secure storage can beprovided at ground or basement level, and thismay be used to satisfy up to half of the minimumstorage requirement for individual apartmentunits.

Each apartment unit is provided with adequatelevels of storage internally and the exceedanceof minimum floor levels will allow for theprovision of additional storage should this berequired by the occupant.

Private AmenitySpace

Section 3.35 requires that private amenityspace shall be provided in the form of gardensor patios/terraces for ground floor apartmentsand balconies at upper levels.

A minimum depth of 1.5m is required forbalconies.

All apartments are provided with a generousprivate balcony/terrace.

SecurityConsiderations

Section 3.28 states that apartmentdevelopments should provide residents andvisitors with a sense of safety, by maximisingnatural surveillance of streets, open spaces,play areas and any surface bicycle or carparking. Accordingly, blocks and buildingsshould overlook the public realm. Entrance

All apartments front onto the surrounding publicrealm, affording the space with passivesurveillance and increasing the sense of safetyin the area. For example, the apartments faceonto the public open space area to the east andthe western elevation fronts onto the podiumarea. The apartments overlook the adjacent


Reference Relevant Policy / Principle / Guideline Statement of Consistencypoints should be clearly indicated, well lit, andoverlooked by adjoining dwellings. Particularattention should be given to the security ofground floor apartments and access to internaland external communal areas.

open spaces and parking areas. All entrancepoints are safe and secure. They are located atstreet level to ensure that pedestrian activity ismaximised. The entrance points are clearlyidentifiable through careful detailing andmaterial usage.

Access andServices

Section 4.1 requires apartment schemes to becapable of meeting the changing needs ofoccupants through compliance with Part M ofthe building regulations

As stated previously, pedestrian and cyclistaccessibility is a primary consideration of theproposed development. The development hasbeen designed to be universally accessible. Allaccess points, whether directly from street levelor with the inclusion of ramps, are Part Mcompliant. The public open spaces and linerwalkway are also accessible to ensure that allmembers of the public regardless of age orability can access the spaces.

All internal spaces are designed to be Part Mcompliant and are subject to the completion ofa Disability Access Certificate (where relevant)following the grant of planning permission.

CommunalRooms

Section 4.5 states that communal rooms maybe provided in apartment schemes, includingmeeting rooms or management/maintenanceoffices, as well as childcare and gym uses thatmay be open to non-residents.

1,578.7 sqm of communal space has beenprovided for the apartments. This is consideredappropriate given the ample level of spaceprovided within each apartment as well as thelevel of facilities/amenities that have beenprovided on site.

Refuse Storage Section 4.8 requires that provision shall bemade for the appropriate storage and collectionof waste materials in apartment schemes.Within apartments, there should be adequateprovision for the temporary storage ofsegregated materials prior to deposition incommunal waste storage.

Section 4.9 outlines the following generaldesign considerations: Sufficient communal storage area to

satisfy the three-bin system for thecollection of mixed dry recyclables,organic waste and residual waste;

In larger apartment schemes,consideration should also be given to theprovision of separate collection facilitiesfor other recyclables such as glass andplastics;

Waste storage areas must be adequatelyventilated so as to minimise odours andpotential nuisance from vermin/flies;

Provision in the layout for sufficient accessfor waste collectors, proximity of, or easeof access to, waste storage areas fromindividual apartments, including access bydisabled people;

Waste storage areas should not presentany safety risks to users and should bewell-lit;

Waste storage areas should not be on thepublic street, and should not be visible toor accessible by the general public.

Waste storage areas in basement carparks should be avoided where possible,but where provided, must ensureadequate manoeuvring space forcollection vehicles;

Appropriate facilities have been provided withineach apartment block to facilitate the storageand collection of waste materials within theapartment block. These areas are sufficientlysized to allow for the provision of appropriaterecycling and sorting facilities and areadequately ventilated and secure so as tominimise the risk of potential nuisance fromvermin/flies. All areas are easily accessibleboth by occupants, building management andbin collection vehicles.


Reference Relevant Policy / Principle / Guideline Statement of Consistency The capacity for washing down waste

storage areas, with wastewaterdischarging to the sewer.

CommunalAmenityFacilities

Section 4.10 requires the provision and properfuture maintenance of well-designed communalamenity space is critical in meeting the amenityneeds of residents. The design must ensurethat the heights and orientation of adjoiningblocks permit adequate levels of sunlight.

As stated previously the proposed scheme isadequately served by open space areas andamenity facilities. This will ensure that theneeds of future residents are met. The design,orientation and location of these buildings alsoensures that the spaces benefit from adequatelevels of sunlight.

Children’s Play Section 4.13 requires that the recreationalneeds of children must be considered as part ofcommunal amenity space within apartmentschemes.

Play areas have been provided throughout thescheme with many located within closeproximity to the proposed apartment block.These play areas benefit from the passivesurveillance from surrounding residential areas.

Car Parking Section 4.18 states that the quantum of carparking provision for residential developmentsgenerally is a matter for individual planningauthorities having regard to local circumstances(notably location and access to publictransport).

The Guidelines state that planning authoritiesmay consider reduced parking in suburban /urban locations well served by public transportand must apply a maximum car parkingstandard.

Where reduced parking is provided, a limitednumber of drop-off, service and visitor parkingspaces should be provided, as well asalternatives, such as car sharing, cycle parkingand secure storage.

A total of 176 parking spaces are provided forthe apartment block. All levels of parkingidentified are within the thresholds identified byCork City Council in Table 16.8 of the 2015Development Plan.

Bicycle Parking Section 4.15 states that bicycle parkingprovision for residential developments generallyis a matter for individual planning authorities.

Where provided, bicycle parking spaces shouldbe conveniently accessible to residents, both interms of proximity to access points i.e. stair/liftcores to apartments and routes to the externalroad/ street network.

Cycle parking has generally been provided inline with the guidance set out in the 2015development plan, with scope for the provisionof additional spaces if required.

Childcare The guidelines state that one-bedroom andstudio apartments should not generally beconsidered for calculating childcare provisionrequirements.

A creche has been previously permitted to thesouth of the site under Ref. 16/37233.


2.5 Childcare Facilities Guidelines, 2001


Chapter 3DevelopmentControl &RelatedStandards

In new housing areas, a standard of onechildcare facility providing for a minimum 20childcare places per approximately 75 dwellingsmay be appropriate. This is a guidelinestandard and will depend on the particularcircumstances of each individual site.

The proposed development does not makeprovision for a creche as a creche has previouslybeen permitted under Ref. 16/37233. Thepermitted creche once constructed combinedwith the existing additional childcare facilities inthe area is of a sufficient size to cater for the 76no. units currently under construction and theadditional 274 no. unit’s subject of thisapplication.

Appendix 1GeneralStandards

Standards related to minimum floor space,facilities and design of childcare facilities shouldfollow the guidelines set out in appendix 1 of theChildcare Facilities Guidelines.

As per Circular Letter PL 3/2016 issued by theDepartment of the Environment, Community andLocal Government in March 2016, PlanningAuthorities are requested to exclude mattersrelating to childcare facility standards outlined inAppendix 1 of the Childcare Facilities PlanningGuidelines 2001 – including minimum floor arearequirements per child – from their considerationof planning applications relating to childcarefacilities and to solely focus on planning relatedconsiderations that fall within the remit of thePlanning and Development Act 2000, asamended, in the determination of such planningapplications.


2.6 Architectural Heritage Protection Guidelines for Planning Authorities, 2011


Chapter 6DevelopmentControl

Section 6.2.2 requires planning applicationrelating to protected structures or the curtilage ofa protected structure to refer to the protectedstatus on the public notices and describe thepotential impact of any proposals on the characterof the structure by way of plans, photographs andany other necessary particulars.

The Usuline Convent (RPS Ref. No. PS493) hasbeen referenced on the public notices and thepotential impacts of the proposal on the characterof the structure has been examined in theArchitectural Heritage Impact Assessment byJCA Architects which has been submitted with theapplication.

Section 6.4.6 of the Guidelines required publicnotices for planning applications to indicate theyrelate to protected structures (includingnewspaper notice and site notice).

The Usuline Convent (RPS Ref. No. PS493) hasbeen referenced on all public notices submittedwith the application.

Additional drawings may be necessary todescribe proposed works to protected structure.Buildings and other features of interest within thecurtilage should be indicated on elevationdrawings.

No works are proposed to the structure itself. Allproposed works are confined to the curtilage ofthe structure.

Photographs and drawn informationaccompanying an application should concentrateon describing parts or elements of the structurewhich will be impacted upon by the proposeddevelopment. The drawings should clearlyindicate the location of works and the extent ofalteration of the existing fabric. All workscomprising proposed reconstruction, alteration orextension must be marked or coloured on thedrawings to distinguish clearly between theexisting structure and proposed work. Whereinterior works are proposed, every room or spaceto be affected should be annotated for ease ofreference.

No works are proposed to the structure itself. Allproposed works are confined to the curtilage ofthe structure. All photographs and drawn materialsubmitted with this application describe allelements of the curtilage which is impacted uponby the proposed development and clearlyindicates the location of works and the extent ofany alterations to the existing fabric.

Drawings of elevations should show the mainfeatures of any contiguous buildings.

Elevations by O’Mahony Pike Architects showingthe main features of contiguous buildings aresubmitted with this application.

Any photographs accompanying a planningapplication should concentrate on describe thoseparts of elements of the structure which will beimpacted upon by the proposed developmentrather than provide an exhaustive survey of thedevelopment site.

All photographs submitted with this applicationdescribe the elements of the curtilage which areimpacted upon by the proposed development.

Article 23(2) requires planning applications to beaccompanied by ‘other particulars as necessaryto show how the development would affect thecharacter of the structure’ these particulars arenot specified but, depending on the nature of theproposed development, may include one of moreof the following:

Written Statement Architectural Heritage Impact

Assessment Method Statement and Specification Fire Risk Analysis

The following is submitted with the planningapplication:

Architectural Heritage ImpactAssessment

Where a planning application is required to beaccompanied by an Environmental ImpactStatement, the EIS is required to include adescription of the aspects of the environmentlikely to be significantly affected by the proposed

N/A


Reference Relevant Policy / Principle / Guideline Statement of Consistencydevelopment, including… the architectural andarchaeological heritage and the cultural heritage.

Chapter 7 –ConservationPrinciples

It is generally recognised that the best method ofconserving a historic building is to keep it in activeuse. Where a structure is of great rarity or quality,every effort should be made to find a solutionwhich will allow it to be adapted to a new usewithout unacceptable damage to its character orspecial interest. Usually the original use for whicha structure was built will be the most appropriate,and to maintain that use will involve the leastdisruption to its character. While a degree ofcompromise will be required in adapting aprotected structure to meet the requirements ofmodern living, it is important that the specialinterest of the structure is not unnecessarilyaffected. Where a change of use is approved,every effort should be made to minimise changeto, and loss of, significant fabric and the specialinterest of the structure should not becompromised.

N/A - No works are proposed to the structureitself. All proposed works are confined to thecurtilage of the structure.

Before formulating proposals for works to aprotected structure, the developer shouldresearch its historical development andunderstand thoroughly the present condition ofthe structure. The research should encompassnot only the main structure and its interior but alsoits curtilage and attendant grounds, whererelevant, and any structures or features withinthem which contribute to the special interest ofthe protected structure. The contribution of thesetting of the structure to its special interestshould also be assessed, as should any otherrelationships which add to the appreciation of it.The research should include an analysis of thephysical fabric of the site, and any availabledocumentary or other evidence. The work shouldonly be undertaken by those with the appropriateknowledge and skill. The results of the researchshould be analysed in order to understand thereasons for any decay and to inform futureproposals.

The historical development of the protectedstructure and its curtilage was researched, andthe present condition was thoroughly examined.A full report of the curtilage, its history and currentcondition by JCA is submitted with thisapplication.

Where new alterations and additions areproposed to a protected structure, it should beremembered that these will, in their turn, becomepart of the structure’s history and so it is importantthat these make their own positive contribution bybeing well designed and constructed.

N/A - No works are proposed to the structureitself. All proposed works are confined to thecurtilage of the structure

It should be the aim of good conservation practiceto preserve the authentic fabric which contributesto the special interest of the structure. Goodrepair will arrest the process of decay of astructure and prolong its life without damaging itscharacter and special interest. Where a damagedor deteriorated feature could reasonably berepaired, its replacement should not be permitted.


To promote good conservation practice in linewith the recommendations of internationalcharters, repairs to a protected building orstructure should generally be carried out withoutattempt at disguise or artificial ageing. This doesnot mean that the repair should be obtrusive orthat inappropriate materials should be used inorder to contrast with the historic fabric. A goodrepair, carried out with skill, leaves an interestingrecord of works done. Deliberately obscuringalterations confuses the historical record that is



Reference Relevant Policy / Principle / Guideline Statement of Consistencythe building. New repairs should not detract fromthe visual integrity of the structure but should bediscernible on closer inspection.Only appropriate materials and methods shouldbe used in works to a protected structure


The use of processes which are reversible, orsubstantially reversible, when undertaking worksto a protected structure is always preferable asthis allows for the future correction of unforeseenproblems, should the need arise, without lastingdamage being caused to the architecturalheritage.


Chapter 8 -Walls andOtherStructuralElements

Where an application is made to demolish ordismantle a protected structure (whether in wholeor in part) based on reasons of structuralinstability, the onus is on the applicant to provethat the proposals are valid and all relevantmatters have been properly addressed.


In assessing applications for planning permissioninvolving damp-proofing works that could have anadverse effect, the applicant should show that theworks are in fact necessary


Lead flashings can be provided to prolong the lifeof decayed projecting features but shouldgenerally only be used where this can beachieved unobtrusively. New flashings should notvisually distort the proportions of importantmouldings or other features.


Stonework repairs require detailed specificationand the applicant should be required to supply allnecessary information to allow an assessment ofthe proposals


The applicant should be able to justify thenecessity of cleaning the stonework of aprotected structure.


Brickwork repairs need detailed specification andan applicant should be required to provide theplanning authority with all necessary informationto allow an assessment of the proposals. Thisinformation could include:a) the specification of any replacement bricks;b) a sample of the replacement brick;c) the specification and extent of any proposedrepointing;d) the techniques to be used in carrying out theworks, ande) the experience and expertise of the people whowill be responsible for the work.


Any replacement bricks should match the originalas closely as possible in size, durability, textureand colour.


Where timber is a significant part of thestructure’s fabric, the applicant may be requiredto provide detailed independent survey reportsand methodologies for dealing with timber decayissues in a way which would minimise thedamage to, and loss of, historic fabric.


Where proposals are made to treat fungal attackwithin a protected structure, the applicant shouldbe able to show that the sources of moisture (pastand present) have been identified and thatproposals have been made for remedial actionsuch as the drying-out of masonry, ventilation,repair of structurally decayed timber and the



Reference Relevant Policy / Principle / Guideline Statement of Consistencyisolation of existing and new at-risk timber, with aminimum disruption of the historic fabric.Where repair works are proposed to concretestructures it is important to ensure that theapplicant has carried out adequate investigationsto determine the cause and extent of damage. Anincomplete understanding of the mechanisms ofdecay can lead to inadequate, or possiblydamaging, repairs.


Existing metal cladding should be repaired ratherthan replaced. Where works are proposed to acorrugated-iron structure or any metal-cladstructure, any proposed new sheeting shouldmatch the existing in terms of weight, profile andfinish. Existing details should be replicated,except where the original cladding had inherentfaults which led to failure, such as the use ofoverlarge metal sheets or incorrect fixings thatcaused cracking of the cladding. Where there wasan inherent design fault, the metal cladding willrequire replacement to an improved design.Cracks should not be repaired with solder or withsealant, as these repairs will often cause furtherproblems at a later stage.


Protection includes all fixtures and features whichform part of the exterior of a protected structureand contribute to its special interest.


Balconies and verandas can be important originalarchitectural fixtures and features on manybuildings, usually dating from the nineteenth andtwentieth centuries. They may also be additionsto earlier buildings. Where these are originalfeatures or additions of quality, they should beretained. Because fixtures and features such asbalconies by definition tend to be exposedelements, they often give rise to maintenanceproblems and, as a result, have been removed.Surviving features are therefore increasingly rareand should be preserved, where possible


Other fixtures and features such as date-stones,fire insurance plaques, commemorative plaquesand carvings, statues, inscriptions, coats of armsetc. are equally part of the history of a building,even where they are later additions, and shouldbe retained in situ. Old lettering and shop signsmay be more difficult to retain when premiseschange ownership, but efforts should be made toidentify and retain examples that are of particularinterest or quality.


The appearance of a protected structure or anyother historic building will be materially altered bythe removal of architectural features from wallssuch as balustrades, string courses, brackets andothers. The removal of such features would bedetrimental to the character of the building.Where works to a structure require the temporaryremoval of a feature or fixture, it should bereplaced in its former position within a time framespecified by the planning authority.


Planning applications for works to protectedstructures or buildings within ACAs shouldinclude on the drawings the location of allproposed external plumbing, flues, vents andcabling to allow for a complete assessment of the



Reference Relevant Policy / Principle / Guideline Statement of Consistencyproposals. The planning authority should beaware that some proposed changes of use willrequire additional flues and pipework.Change of use or upgrading can lead to aproliferation of pipework associated with newkitchens or bathrooms. Every effort should bemade to avoid the introduction of new externalpipework or cabling, particularly on the primaryelevations. Proposals that include kitchens andbathrooms on these elevations should thereforebe discouraged, if the pipework cannot besatisfactorily accommodated internally.


The addition of external flues should be avoidedwherever possible and not be allowed to interruptimportant elevations. Vent pipes should notgenerally be permitted on the roofs of principalelevations. In cases where new external pipeworkor flues are agreed, the additions should bepainted to blend in with the wall surfaces so as tominimise their visual impact.


Chapter 9 -Roofs

The unnecessary removal of a roof, or part of aroof, in order to replace it in replica, should notgenerally be permitted. Where this is proposed,the applicant should be required to demonstratethe necessity for the proposed works.


Roofs of structural interest should generally notbe altered. Any original, or early, roof structure orstructural members should be retained. In caseswhere the construction of a new roof isunavoidable, the planning authority could make ita condition that the earlier roof construction isretained below the new roof.


Roofs of protected structures should retain theiroriginal form and profile and not be radicallyaltered,


Where the original shape of the roof has beenpreviously unsympathetically altered, theopportunity could be taken to reinstate the earlierform of the roof, thus restoring the integrity of thestructure. However, any such restoration shouldbe based upon firm evidence of the original state.Where a new roof is proposed, the design of thereplacement should be sympathetic to thecharacter and special interest of the building andnot detract from the overall appearance.


Where a roof or its components have beenremoved, poorly repaired or alteredinappropriately, the reversal of unsatisfactorylater work could be undertaken. However, anysuch restoration work should be based upon firmevidence of the original state of the roof orelement using old photographs, drawings, orother reliable information. Where it is proposed tore-roof a ruinous structure, the applicant shoulduse expert advice to identify fabric or otherevidence of the previous roof construction. Careshould be taken that this evidence is not lostin the restoration works and is either recorded indetail or preferably retained in situ. A new roofshould be appropriate to the character of theprotected structure but this need not necessarilypreclude the use of modern materials providingthese do not damage the fabric or appearance ofthe building.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyIn principle, sound slates should be carefullyretained in situ. The stripping of traditional slateroofs should be discouraged because of theresulting loss of historic material such as theslates themselves, associated timberwork andparging (a lime mortar coating applied to theunderside of slates). An applicant should berequired to justify proposals by providingevidence of widespread failure of fixings or thepoor condition of slates, battens or structuralelements before stripping the roof. Where thework is permitted it should be carried out byexperienced craftsmen, in order to maximise thepreservation of the original material. Breakagescan be minimised by good work practices such asthe avoidance of double handling and by keepingslates in proximity to the work. As many aspossible of the removed slates should be re-usedon the more prominent slopes of the roof, withmatching new materials on other, concealedslopes. The roof should be photographed prior tocommencement of works to allow for its correctreinstatement. Where the existing slates are laidin patterns or in diminishing courses, suchfeatures should be retained. Any repairs shouldbe carried out with care.


New cladding materials used in repair worksshould be compatible with the existing ones interms of colour, size, texture, thickness anddurability. The use of concrete tiles and fibre-cement tiles (sometimes referred to as ‘artificialslate’) should not be permitted in conjunction with,or as a replacement for, natural slate as theweathering characteristics, durability andappearance of these materials are very differentfrom those of natural slate.


Where inappropriate earlier changes have beenmade, the reinstatement of missing features inreplica may be appropriate, where there issufficient evidence for their original form, orotherwise with an appropriate new design.Evidence for the original design might be found inadjacent buildings, for example, where thebuilding is part of a terrace.


Modern ridge tiles should not be permitted as asubstitute for clay, terracotta, stone, lead or zinc.Where possible the original or early ridge detailsshould be retained and repaired. Wherereplacement is considered appropriate theyshould be replaced to match. Original or earlyweathervanes should be retained and repaired asnecessary.


Chimney stacks or pots, finials, or cresting shouldusually be repaired and retained. Only if they aredecayed to the extent of being dangerous, shouldtheir rebuilding or replacement be permitted.Even when they are perceived to have no furtheruse, chimneys should be retained together withtheir pots where their appearance is important tothe appreciation of the building as a whole. Whiletheir main purpose is to remove smoke from openfires, chimneys also function in providingpermanent ventilation to the building and,particularly in older buildings, they serve, or mayhave come to serve, a structural function. Theyalso contribute visually to the architecturalcomposition and massing of a building.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyRedundant flues should be capped but never fullysealed.Original or early dormer windows, externalaccess hatches, skylights and rooflights arefeatures of importance on a roof. Dormerwindows used during the late eighteenth andearly nineteenth centuries tended to be confinedto secondary elevations. Surviving earlyeighteenth-century dormers are very rare andshould be considered for protection. Castironframed rooflights should be identified andretained wherever possible.


Dormer windows, skylights or rooflights mayretain old glass, whether coloured or painted, orearly plain glass such as crown glass.Bargeboards, finials, ridge tiles, ridge combs andother details associated with individual dormerwindows should also be identified and protectedas part of the character and special interest of thebuilding.


A roof may retain evidence of interesting earlywater-collecting systems on or within thestructure such as tanks, cisterns, pipework,internal guttering and the like. Such featuresshould be identified and, even where subsequentalterations have rendered them redundant, effortsshould be made to retain them in place.


Where the repainting of rainwater goods isproposed, the colour used should be sympatheticand appropriate to the character of the building.In cases where a profiled cast-iron gutter ismounted above the moulded brickwork of aneaves cornice to form the corona, the guttershould be painted to blend in with the brickworkthus visually completing the cornice. Leadgutters, hopper heads and downpipes should notbe painted.


Chapter 10 –OpeningsDoors andWindows

Any new openings should be sympathetic with thearchitectural character of the building in terms ofmaterials, design, scale and proportion.


In buildings of high architectural quality, theremay be doorcases and door surrounds of timber,stone, render or cast iron. They may incorporatecolumns, pilasters, pediments, cornices,consoles or other carved or moulded detail. Allthese details should be identified and retainedand, where necessary, repaired appropriately.


In cases where an entrance has, or will, becomeredundant because of alteration, the doorcase,door and other details of special interest shouldbe retained in situ. This is particularly important inbuildings where the doorway is a prominentfeature of an elevation and where its removalwould therefore alter the character of the building.Retaining the doorcase in place allows thepossibility of its future reinstatement as anentrance.


Original door leaves and frames should beprotected, as should any later replacement workof obvious quality and good design.


The installation of modern replacement doors,which have inappropriate design features such asintegral fanlights, should not be permitted in aprotected structure.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyUnpainted hardwood or stained or varnishedsoftwood doors are therefore not appropriate foruse in a historic building unless it can be proventhat this was the original finish.


Where repair works are to be carried out tohistoric joinery, only the minimum amount oftimber should be replaced using timber of amatching species and grain type. New pieces,where required, should be carefully jointed in. Theprofiles of decayed sections of moulded workshould be copied exactly and spliced preciselyinto the existing work. Large-scale renewal offrames or sections of door joinery should alwaysbe avoided.


Where there is original or interesting ironmongeryassociated with a door, it should be retained inplace, even where it has become redundant.Such ironmongery includes hinges, knockers,letter plates, lockcases, escutcheons, bell-pulls,handles, door-pulls, nameplates and numerals.


Original or interesting items of ironmongeryassociated with a door should be identified andretained in situ. If security issues arise, they maybe augmented with sensitively placed modernlocks or hinges rather than replaced.


Fanlights, overlights and sidelights of interestshould be retained and repaired as appropriate tothe materials. In situ repair is the least disruptivemethod and should generally be preferred.However, in some cases, it may be necessary fora specialist restorer to remove the light to aworkshop for repair. Where works are proposedto fanlights, overlights and sidelights, theopportunity should be taken to re-route any latercables away from their subframes whereverpossible. Internal iron grilles, where they exist,should be kept in position.


Where there is an open porch of a higharchitectural quality, as in many Neo-Classical orGothic-Revival buildings, it should in principle notbe glazed in but left open as originally intended.Where such glazing is proposed, it should be ofconsiderable quality and reversible if possible.Where inappropriate glazing-in has occurred, itsremoval should be considered.


Where bootscrapers survive, these should beprotected. Different types may be free-standing,mounted adjacent to the doorway or incorporatedin the wall of the building or into the railings.


Where the structure includes important entrancesteps and landings, these features should beretained, even if the doorway they serve is nolonger in use. They should generally beconsidered for removal only if they are modernalterations or additions subsequent to asubdivision of the building. Where there are wornor damaged stone steps and landings which it isnecessary to repair, the existing stone can beredressed by a skilled mason or indented withcompatible stone. The maximum amount of theoriginal stonework should be conserved.However, damaged steps and landings shouldnot be built up in cement screed or similarinappropriate artificial compounds as this wouldalter their appearance.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyWhere there is a weathering problem connectedwith entrance steps and landings, specialistadvice should be sought to overcome this. Itshould not be solved by covering the stone stepsand landings with any waterproof coating materialwhich would adversely affect their fabric orappearance.


Many original sashes and frames survive whichare over two hundred years old and still give goodservice. The quality of the original materials andcraftsmanship of these windows means that theyare usually capable of repair and, if so, this shouldbe encouraged.


Where early examples of sash windows withexposed sash boxes survive they should beretained and not replaced with rebated windows.Late eighteenth and early nineteenth centuryGeorgian-Gothic sash windows in pointed archedopenings often had curvilinear glazing bars to theupper sash. Where these survive they should beretained. Later styles included the use of smallerglazed panes to the edges of the sashes called‘margin lights’. The margins are often, but notalways, glazed with coloured or patterned glass.Where these survive, they are of interest whetheror not they are original to the building or to theopening.


Where blind or dummy windows exist, theyare usually an integral part of the elevationaldesign and should be retained.


Blocked-up window openings are of historicalinterest particularly in informing an understandingof previous uses or forms of the building. Wherethey exist their presence should be recorded andanalysed.


Mullions can be found in conjunction withtransoms in cross-windows or as the verticaldividers in tripartite or bipartite windows or in baywindows. These mullions can be of stone,rendered brickwork or of timber, sometimesdecoratively treated. The lights can be fixed,casement or sash. The proportioning of thesubdivisions of mullioned windows is animportant element in the overall design of abuilding and should be conserved.


Where metal-framed windows are importantto the character and quality of a structure that isprotected, they should be repaired or, if beyondrepair, their replacement on a like-for-like basisshould be encouraged.


Original sash fittings include meeting rail catches,weights and pulleys, or quadrant catches whereweights were not used. Casement latches, hingesand fasteners, where they survive, are features ofinterest. They should be identified and retained insitu. If security issues arise, existing windowironmongery could be augmented with sensitivelyplaced modern locks rather than replaced.


Wrought or cast-iron balconettes, window boxesand sill guards are important architecturalelements contributing to the interest of a buildingand should be retained. Other features such asearly or original external shutters, blind boxes andwindow canopies should be identified andretained.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyRepair and repainting of historic windows shouldbe carried out with due care for the joinery ormetalwork and any original or early glass and forthe appearance and character of the structure.Where proposals are made to paint windows,care should be taken to establish the originalfinish before applying paint to unpainted joinery.Methods and specification of repainting should beapproved by the planning authority before workscommence. It is rarely appropriate to removepaint from historic timber windows by immersion(see 11.3.9 below) or to remove paint from glazedlights using a heat gun.


Replacement windows should be of appropriatematerial, design and detail and approved by theplanning authority prior to any work commencing.The complete replacement of such elements inhistoric buildings should rarely be permittedwhere they are capable of repair.


Plastic and aluminium are inappropriate materialsfor replacement windows in historic buildings(unless these materials can be proved to havebeen used originally).


Replacement windows should replicate theopening method of the original windows. Top- andbottomhung or pivot windows are not suitablereplacements for sliding sashes or side-hungcasements. Their use will disrupt the visualintegrity of a historic building and its setting andcan be detrimental to the character of an ACA.


All original or early glass should be protected andretained.


Where old or interesting glass has been identifiedin a protected structure or in another building,such glass should be retained and protectedduring the building works. Where repairs arenecessary to the window frames, the panes canbe carefully removed and reset by a specialist. Ifa window is decayed beyond repair, the originalglass can be removed with great care and setaside for re-use in repair work elsewhere withinthe same building. Small corner cracks should notbe used as a reason to remove early panes ofplain glass. Badly-damaged panes ofsignificance, such as bullseye panes or those withinscriptions, can be plated with a thin glass layerand retained in place. The use of ultravioletprotective film on historic glass should be avoidedparticularly where the glass is thin.


Where it is proposed to carry out works to stainedor painted glass windows, the applicant shouldshow that the proposed work is necessary andwill involve the minimum intervention andreplacement of historic material


The use of modern wired glass, obscured glass,tinted glass or louvred glass panels or theinsertion of extract fans, air-conditioning units andsimilar devices on prominent elevations shouldgenerally not be permitted.


New external protection may be proposed toprotect historic or interesting glass from breakageor from damage by the elements. Where this isthe case, this protection should be provided in away which is reversible and as unobtrusive aspossible. The protection should not be made or



Reference Relevant Policy / Principle / Guideline Statement of Consistencyfixed in a way that will damage the fabric orappearance of the structure or window.The installation of draught-stripping measures toopenings should take account of the age,importance and suitability of the element for suchwork. The measures used should notcompromise the condition of the fabric norunacceptably alter the appearance of theelement.


The installation of double-glazing to protectedstructures is problematic and should generally notbe permitted where original or early windowsexist. The installation of double-glazed units intoexisting openings, even where the existingwindow frames are not of any special interest,may not be visually acceptable and can rarely beachieved without making unacceptable changesto the profiles of the frames arising from the depthof the double-glazed units. It also makes thesashes much heavier and could strain the joints.The use of false spacer bars or bars applied tothe interior or exterior is usually visuallyunacceptable. Additional problems may ariseas many old buildings suffer from condensationproblems following the installation of airtightwindows.


Chapter 11 –Interiors

The plan-form of a building is one of its mostimportant characteristics. Where the originalplanform remains, or is readily discernible, itshould be identified and respected. Lateralterations of definite architectural merit shouldalso be identified for protection.


Where alterations are essential for the continuedviability of a building with an interior of value,attempts should be made to keep works to aminimum and preferably confined to areas ofsecondary importance.


Wherever possible, the alterations should notchange the interrelationships or the proportions ofprominent spaces such as entrances, staircasesor principal rooms.


Where an earlier, unsatisfactory subdivision oropening up of rooms or spaces has taken place,in a manner which has distorted the originaldesign, the opportunity could be taken toreinstate the earlier plan-form. Suchinappropriate alterations could include thesubdivision of principal rooms to form smallerrooms, lobbies or corridors, the addition ofpartitions which divide or obscure windows orobstruct designed circulation patterns.


Reinstatement work, such as the removal of laterpartitions or lobbies, should generally beundertaken where it can be readily achieved anddoes not involve the loss or damage of lateralterations of quality.


All floor structures of interest, which could includestructural members such as timber, iron or steelbeams, trusses, joists and brackets and floorfinishes or surfaces of interest, should beidentified and respected, whether or not they areoriginal. Finishes could include marble or stonepaving, timber boarding or blocks, scagliola, tiles,cobbling, brick, rammed earth, lime ash, plaster,terrazzo, or early concrete.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyAny works to strengthen the floors of an existingbuilding can be very invasive. Major disturbancecan be caused to floor surfaces, skirting,panelling, architraves, hearthstones, ceilings andcornices. All options should be considered toavoid irreversible damage or needlessdisturbance of important features.


Where floor strengthening is proposed, theapplicant should be able to show that there will bea minimum disturbance of good quality finishesand a minimum loss of historic fabric such as floortimbers. Other options should also be explored,such as restricting the location of heavy loads tobasement areas or to areas of little architecturalinterest where the floors can be strengthenedwithout damage to important features. Low-keymethods of stiffening floors are often possible andpracticable using traditional methods andmaterials such as scarfing on new timber, the useof flitch beams and other solutions.


Earlier fireplaces, openings or decoration may behidden behind later work. In protected structureswhere there are likely to be concealed features,the internal walls should be carefully investigatedin advance of any alterations being carried out.However, where an earlier feature is known to beconcealed by a later decorative scheme ofinterest, the later decoration should generally notbe disturbed in order to reveal or investigate theearlier feature.


Where new partitions are proposed, they shouldbe installed in such a way that they can beremoved at a later stage with little or no damageto the historic fabric. New partitions should not cutthrough decorative plasterwork, finishes orjoinery but be scribed around them with extremecare and accuracy. The installation of newpartition walls should generally be avoided inhigh-quality interiors.


The formation of new openings in existing wallsor partitions should be minimised, or avoidedaltogether, in an interior of quality, as thisinevitably leads to the destruction of existingfabric. Such damage can rarely be satisfactorilyreversed. Some injudicious alterations mayinclude the removal of plaster from brick-nogpartitions, while the cutting of new openings inbraced partitions may result in structural failure.


The addition of internal insulation or dry-lining toa protected structure should only be permittedwhere this would not adversely affect importantinternal features of interest such as cornices, wallpanelling, skirtings, windowcases and doorcasesor decorative finishes.


Where there is a proposal to alter or dismantle ahistoric decorative or plain plaster ceiling, thealternatives should first be considered.


Proposals to install new suspended ceilingsshould be carefully considered and care shouldbe taken that they do not conceal originalplasterwork or other features of quality and thattheir installation does not affect the proportions orcharacter of an important room or the appearanceof a building from the street. Whilst they may beconsidered acceptable in minor rooms, or inspaces without special interest, they should



Reference Relevant Policy / Principle / Guideline Statement of Consistencygenerally not be permitted where they conflictwith the window head level and where this wouldaffect the external appearance of a building.Where new suspended ceilings are permitted tobe installed, the installation should be readilyreversible without damage to the historic fabric ofthe building.Historic plasterwork should be identified andprotected wherever possible. Not only decorativewall and ceiling plaster, but also plain, flatplasterwork are important parts of the internalfabric of a protected structure.


Where older, soft lime-based plasters are to berepaired, repairs should be carried out using aplaster that matches the existing material on alikef or-like basis while allowing it to be clear onclose inspection which is the original material.


Large-scale renewal of sections of joineryfor the sake of convenience should be avoided. Inrepairing joinery, only the minimum amount oftimber should be replaced using timber of amatching species and grain type. New pieces,where required, should be carefully jointed in. Theprofiles of decayed sections of moulded workshould be copied exactly and spliced preciselyinto the existing work. The use of substitutematerials such as glass-reinforced plastic tosimulate carved joinery should not be permitted ininteriors of architectural merit.


Decorative finishes of interest may includepaint, wallpaper, anaglyptic papers, wall orceilingpaintings, stencilling, decorative paintfinishes, gilding, tiling and other forms ofdecoration. Where such decoration exists, and isclearly part of the character of the protectedinterior or is of historical interest, it should beretained and conserved.


Where decorative schemes or details survivewhich are part of the character and specialinterest of the building these should generally notbe over-painted or destroyed. Survivingdecorative finishes need careful assessment andcan be simply left as found, cleaned, restored orreproduced as appropriate.


Where the stripping of paint is proposed, it shouldbe remembered that this action would eradicatethe evidence of the original or early decorativeschemes where traces of these have survived.This will make it impossible thereafter todetermine the original or previous colouring orpaint types. Where there is likely to be early,interesting paintwork below the present surface,consideration should be given to leaving a smallarea of the wall, ceiling or joinery unstripped orundertaking a proper detailed paint analysisbefore any stripping takes place. The method ofpaint-stripping should be appropriate to theunderlying material. In particular, account shouldbe taken of the material’s ability to withstand thestripping process. For example, old joinery shouldnever be stripped by immersion as this will deformthe timber and weaken the joints. Gessoornament is not always identifiable when paintedand is easily damaged by stripping off theoverlying paint.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyStaircases are often a major element of designwithin an interior. Iron or timber balustrades,handrails, decorative tread ends, mouldednosings and other stair details should beidentified, respected and retained. Where theoriginal service or back stairs in dwellings survive,these should also be retained.


Where it is necessary for safety reasons toprovide higher handrails or balustrades, it may bepreferable to permit the addition of a new upperrail mounted above the handrail rather than allowthe removal or remodelling of an importantbalustrade. Where this is not consideredacceptable, for example on a landing, it may benecessary to consider measures to preventpeople from approaching the low balustrade withan inner railing or similar barrier.


Where items of fixed furniture or fittings havebeen identified as important to the character orspecial interest of a protected structure, theyshould be retained in situ, even where they havebecome redundant. If, in particularcircumstances, it is considered appropriate toremove these items, the planning authorityshould require that they be recorded beforeremoval and necessary plans agreed for theirfuture re-use or storage


The introduction or alteration of services withinthe interior of a protected structure requiresextremely careful consideration in advance.Where such proposals are made for an importantinterior the applicant should be able to show thatdetailed consideration has been given to thelocation and design of all proposed cabling,trunking, pipework, ductwork, air-handling units,boilers, radiators, grilles and all other new itemsto be installed. The location and design of theinstallation should be approved by the planningauthority prior to any works commencing. Wherethe installation of new services and equipmenthas the potential to overload an existing structuralsystem, the proposals should be reconsidered. Inthese circumstances, specialist advice may beneeded.


The installation of an intruder alarm system canhave a significant impact on the fabric of a historicbuilding. Great care is needed in selecting andlocating the necessary devices and wiring. It maybe acceptable for electrical wiring to be chased in,providing this does not involve unacceptabledamage to important fabric or finishes. Wheresensitive or rare finishes exist, surface mountingmay be required and if so, it should be carefullyplanned in advance to avoid unacceptable visualdisruption of the interior. Details of the proposedinstallation should be approved by the planningauthority prior to any works commencing.


Alterations connected with service installationsshould be reversible and should not involve theloss or damage of features such as floor finishes,skirting, dados, panelling or doors.


Chapter 13 –Curtilage andAttendantGrounds

Proposals to remove or alter boundary featurescould adversely affect the character of theprotected structure and the designed landscapearound it. Widening an entrance or alteringflanking walls or railings will alter the scale andvisual impact of the gate and gate piers.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyRelocating a gateway may destroy a carefullydesigned relationship between the entrance andthe main building. Proposals to lower or raise theheight of boundary walls should also be givencareful consideration as such alterations canhave a detrimental effect on the character of aprotected structure and on the character of anACA.Where recent inappropriate alterations havetaken place, such as the replacement of part ofthe railings or an element such as a gate, theopportunity could be taken to restore or replicatethe missing element. Any such restoration shouldbe based upon firm evidence of the originalelement using old photographs, drawings, orother reliable information such as the features ofidentical adjoining buildings


Elements of hard landscaping which are originalor early make a significant contribution to thecharacter of the building and its designedlandscape and are important to the quality of anACA. These may include elements such as stonepaving, stone steps, cobbles or setts, tiling,gravelled or paved avenues, planting boxes,kerbs and the like. Their presence, form anddetailing should be identified, protected andproperly conserved.


Where there are worn or damaged stone steps orpaving, these should preferably not be built up incement screed or similar artificial compounds asthis would alter their appearance. Wherenecessary, and if the surface poses a danger, theexisting stone should be redressed by a skilledmason or indented with matching stone.


Chapter 14 –Non-habitableProtectedStructures

There is a presumption in favour of thepreservation of all protected structures anddemolition may only be permitted in exceptionalcircumstances. Some structures may have beenadded to the Record of Protected Structures asruins; other protected structures may, throughmajor accident, have become ruinous.A proposal to demolish a ruin, where thedemolition would adversely affect the character ofan adjacent protected structure or of an ACAshould be carefully considered.


An applicant may be able to produce a convincingcase for demolition following major accidentaldamage to the ruin, perhaps through storm or firedamage, which has destroyed its character andcauses it to pose a danger to the public. But anysuch proposals should be carefully scrutinised bythe planning authority and expert advice may berequired with regard to structural stability. Wherean application is made to demolish or dismantle(whether in whole or in part) a protected structurethat is a ruin, based on reasons of structuralinstability, the onus should be on the applicant toprove that the proposals are valid and all relevantmatters have been properly addressed. A recordshould also be kept of that structure if permissionis granted for demolition or dismantlement.


Proposals may be made to take down and re-erect all or part of the walls of a ruinous structurewhere the walls are failing.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyProposals to restore a ruinous structure shouldnot involve an unacceptable amount of alterationor loss of important historic fabric.


The methods of rebuilding, and the materialsused should not cause damage to survivingearlier work that contributes to the character ofthe protected structure. The applicant should berequired to use expert advice in identifyingoriginal or early fabric. There may be traces ofpaint, plaster or render coatings to internalor external walls, which should be recordedand/or preserved.


The location of new floors and partitions, evenwhere no remnants of the original remain, shouldnot conflict with existing openings or other originalfabric. Where ruinous buildings are to be restoredor reconstructed, proper survey records anddrawings should be included as part of theplanning application, distinguishing existing fabricfrom proposed new work, to enable the planningauthority to assess the potential impact of theinterventions.


Chapter 16 –Making GoodDisasterDamage

Where the interior of a protected structure isalmost entirely lost but the external shell remainssubstantially intact, the requirement may be torepair or reinstate the exterior fabric but allow theinterior to be rebuilt in a different manner. Muchwill depend on the quality of the interior before thedisaster. Where a high-quality interior has beendamaged and substantial fragments remain, therecreation of the interior incorporating thosesurviving fragments may be appropriate,providing this can be done without an undueamount of conjecture.


Chapter 17 –Alterations toEnhance FireSafety

Escape routes should generally be internal wherethey can be accommodated without damaginggood internal fabric or decoration. The use ofexternal escape stairs should be avoided wherepossible because of their large and usuallynegative impact on the external appearance ofthe building. In addition, the requirement forwindows or doors adjacent to an external escapestairs to have adequate fire resistance couldinvolve the alteration of original joinery and theloss of historic glass. Where the installation of anexternal escape stairs is unavoidable, it should becarefully designed, and efforts made to locate itinconspicuously.


The need for the lighting and signing of escaperoutes should be carefully considered so as toreduce the impact on the character of the interiorwhile clearly defining the routes. In certainsensitive interiors, the applicant may be requiredto install specially designed fittings that suit thelocation while fulfilling fire-safety requirements.


The insertion of a new fire-resistant lobby into aninterior could damage the appearance of roomsand disrupt important decorative schemes. Theapplicant should be able to prove that alternativesolutions and the provision of compensatoryfeatures have been explored. Where the insertionof a new lobby is permitted, its design should beappropriate and take account of the existingarchitecture of the interior. The reversibility of thenew works should not be an excuse for poor orunsympathetic design.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyWhere a detection or alarm system is proposedfor the interior of a protected structure, theinstallation should as far as practicable be carriedout without damaging the fabric and appearanceof the structure. The detection system chosenshould be appropriate to the location in additionto satisfying fire safety legislation.


Many protected structures will include load-bearing structural elements of combustiblematerials such as timber. Alternative fire-safetysolutions to proposals which require the removalor replacement of combustible structuralelements, where these are important to thespecial interest of the protected structure, shouldbe developed. The encasement of timber, iron orsteel structural elements to enhance fire safetymay damage the appearance of a protectedinterior particularly where there are decorativeelements such as scrolled brackets, cuspedcolumns and the like.


The fire resistance of existing timber walls orfloors may require to be upgraded. This can beachieved by the addition of fire-resisting layersabove, beneath or between existing studs or floorjoists. The voids between studs or joists can alsobe filled with flame-resisting materials. There area number of proprietary methods which havebeen developed for upgrading the fire resistanceof floors which may be appropriate. Upgradingworks should not involve loss or damage toimportant plasterwork on walls and ceilings or ofhistoric floors. The applicant should be advised toexplore alternative methods of satisfying therequirements of enhancing fire safety.


The removal or replacement of importantstaircases or parts of staircases should generallynot be permitted. Alternative methods of meetingthe requirements of fire-safety enhancementshould be investigated by the applicant.


Where an authentic door or doorcase ofacknowledged quality or interest remains, effortsshould be made to retain it in situ rather thanreplace it with a replica fire-resistant door. Whilea historic doorcase may not appear to meet arecognised standard of fire resistance, itnonetheless offers some degree of protectionwhich might be acceptable in particularcircumstances. Modest upgrading may bepossible by using seals and linings or theapplication of intumescent paint or paper.Proposals to replace existing timber or glazedpanels with alternative materials may not alwaysbe acceptable. The same is true of proposals todismantle a historic panelled door in order toinsert fire-resistant layers within the construction.


Added elements of ironmongery required for fireprotection, such as door closers, hold-opendevices and the like, should be visuallyacceptable for the location


The replacement of historic or decorative glasswith wired or other fire-resistant glass in rooflightsand skylights should not be permitted. It may beconsidered acceptable to allow for fire-resistantsecondary glazing to be used but only where thiswould not adversely affect the appearance of theoriginal glass.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyThe external walls of protected structures may befinished with combustible materials such astimber boarding, framing or shingles. Wherethese finishes form part of the special interest ofthe structure, proposals to enhance the fireresistance of such materials should not damagethe fabric or appearance of these walls.


Chapter 18 –ImprovingAccess

Sometimes a well-designed and sensitively sitedramp may be the easiest way to achieve accessfor wheelchair users. Permanent, integratedramps of a sympathetic design and materialsshould be encouraged.


Wheelchair platform lifts can be visually intrusive,although it may be possible to incorporate themsensitively within an existing porch or portico.


Proposals which require the demolition or partialremoval of stone steps, balustrades, or otherimportant features will not always be acceptableand should be carefully considered. However, insome cases, it may be appropriate to allow thealteration or partial removal of steps, iron railingsor plinths to allow access to wheelchair platformlifts or ramps. Where this type of alteration isproposed, the planning authority should take intoaccount the significance of the relevant buildingelevation and the quality of the elementsproposed for alteration.


Where the differences in level are small, it may bepossible to re-grade the ground immediately infront of the entrance, provided this does not resultin the unacceptable visual loss of parts of thebuilding’s plinth or base and does not involve theloss of important paving or other surfaces.Regrading will not usually be an option in anurban context where entry is directly off a street.


Occasionally the installation of a permanentramped access may be considered inappropriateto the special character of the protected structureor of an ACA. In such cases, the provision of atemporary access ramp may be considered. Insome particularly sensitive locations, the decisionmay be taken to allow the provision of atemporary ramp, constructed in compliance withcurrent safety and health regulations, which iserected and dismantled by trained staff whenrequired. The storage of such facilities should begiven careful consideration. The ramp must be athand when required, but should not obstructaccess or cause unsightly clutter around theprotected structure.


Care should be taken with such proposals toensure that the installation of a lift shaft would notdamage interior work of quality and that theassociated machinery can be satisfactorilyaccommodated within a basement or within a roofspace. In some cases, it may be more acceptableto locate a lift external to the existing structure butthis may involve the alteration of existingopenings or the formation of new ones. A liftwhich requires the remodelling of the roof profileof a protected structure should rarely bepermitted. Hydraulic lifts could be considered asan alternative to conventional lifts where thelocation of lift gear above the roofline would beconsidered inappropriate.



Reference Relevant Policy / Principle / Guideline Statement of ConsistencyWhere the installation of a passenger lift is notpossible, alternative means of providing verticalcirculation, for example, wheelchair stair lifts orplatform lifts, may be acceptable. In assessing thesuitability of platform lifts, regard should be had tothe acceptable maximum height of travel for suchlifts.


It is important that the applicant adequatelyaddress the need for emergency egress for thedisabled user. This may require alterations to thehistoric fabric of the building. Where there isaccess to upper floors of a protected structure forusers with disabilities, there may be arequirement for the provision of refuge areas,alternative escape stairs, fireman’s or evacuationlifts, and the like. Consideration must be given tohow these will impact on the character and fabricof both the interior and exterior of the protectedstructure and, where relevant, the character of anACA.

The convent gardens are Part M compliant.

The surface finishes of ramps and pathways areof great importance to people with mobilityimpairment and the finish chosen should satisfysafety requirements. The type of finish can alsohave a considerable impact on the protectedstructure and its setting. Where new surfacetreatments are to be installed, the texture andcolour of materials should be appropriate to theirlocation and to the requirements of all users.

Full details of finishes of ramps and pathways aresubmitted with the application.

The full range of disability extends beyondmobility alone. Where proposals are made toprovide improved access to and within protectedstructures, consideration will also need to begiven to the requirements of users with varyingdegrees of visual, hearing and cognitive ability.Such proposals may include the provision oftactile circulation routes, visually contrastingsteps at top and bottom of flights of stairs,signage, enhanced lighting levels, tapping-rails,communication aids such as induction loops etc.Consideration will need to be given to thepotential impact of such proposals on the fabric,character and appearance of the protectedstructure.

The convent gardens are fully Part M compliant.

New elements associated with improving accessto a protected structure will be required. Thesemay include lifts, ramps, handrails andbalustrades. These elements will often be highlyvisible and have the potential to impact on thespecial interest of the building. Where newelements are to be introduced, they should bedesigned to respect the character and materialsof the existing fabric. The design does not needto imitate past styles to be considered acceptable,but should respect the quality of existing features.Designing new elements for incorporation withina historic building is a challenge. The planningauthority should not seek to discouragecontemporary and innovative designs, providingthese are of sufficiently high quality and do notdetract from the character of the historic fabric.

The convent gardens are fully Part M compliant.


3 Local Planning Policy

3.1 City Development Plan

Reference PolicyObjective

Policy Provision Statement of Consistency

Chapter 5:Transportation

Objective 5.1:StrategicTransportationObjectives

a. Provide for the greaterconsolidation of developmentwithin the City Centre, Docklands,Key Development Areas andStrategic Corridors, facilitatedthrough the integration of land useand transport planning,investment and service provision;

The proposed developmentrepresents the sustainable use of agreenfield site as well as anintegrated approach to the expansionof the existing residentialdevelopment in the area.

b. To reduce the percentage ofpersons who drive to work to 60%by 2021;

594 no. bicycle spaces are providedas part of the proposed developmentto encourage residents to usealternative modes of transport.

c. To invest in transportinfrastructure based on thetransport user hierarchy:pedestrians, cyclists, publictransport users, freight, deliveryand waste vehicles; privatevehicle users;

N/A

d. To encourage and facilitatecycling and walking for short/localtrips by providing appropriateinfrastructure, promoting “soft-measures” that influence changein transport behaviour, and byencouraging proximate, compactland uses;

The proposed development is locatedwithin a highly accessible area interms of access to public transportfacilities. This together with theproximity of the development to areassuch as Mahon Point and Blackrock,led to the reduction of car parkingfacilities within the proposeddevelopment. The walkability of thedevelopment to local shops andservices serves well to support theuse of sustainable transportmeasures over private transportmethods.

e. To develop a Bus Rapid Transitsystem from Ballincollig to Mahonvia the City Centre andDocklands;

N/A

f. To work with transportstakeholders to further integratetransport modes and facilitatemulti-modal trip chains;

N/A

g. To protect the capacity, efficiency,and safety of national roads andassociated junctions whilemaintaining and enhancing theeconomic vibrancy of Cork City;

N/A

h. To provide new local roads,streets, upgraded streets, andpathways where required toincrease connectivity;

N/A

i. To actively manage capacity ofthe city’s street system to reducethe negative impacts ofcongestion and to maximise theuse of the existing street network;

N/A

j. To control the supply and price ofall parking in the city in order toachieve sustainabletransportation policy objectives,

N/A




while recognising the need tomaintain economic vibrancy untilmore gaps in the existingalternative transportation systemsare filled;

k. To support actions aimed atimproving the fuel efficiency ofmotorised transport;

N/A

l. To facilitate operation (andexpansion) of Cork Airport andPort of Cork, recognising theirsignificant role in the economicvitality and quality of life of theregion;

N/A

m. To work closely with othertransport stakeholders to achievestrategic transportationobjectives, incorporating theSUMP (Sustainable UrbanMobility Planning) process wherefeasible.

N/A

Objective 5.2:TransportAssessment

Planning applications for substantialdevelopments (i.e. those that CorkCity Council considers may havesignificant travel implications) shallinclude a Transport Assessment; theassessment shall demonstrate howsustainable transport patterns can beachieved by the development.

A Traffic and Transport Assessmentby MHL Consulting Engineers hasbeen submitted with this application.

Objective 5.3:Travel Plans

Planning applications for new andsignificantly extended developmentsshall include a Travel Plan or a TravelPlan Statement in accordance with thefollowing:a. Those with more than 100

employees shall include a TravelPlan;

b. Those with approximately 25 – 99employees shall include a TravelPlan Statement;

c. A Travel Plan or Travel PlanStatement may also be requiredin association for any proposeddevelopment that Cork CityCouncil considers may havesignificant travel implications; thisincludes non-employment usessuch as significant educationaland residential development.

N/A

Objective 5.6:Land useStrategies forKey PublicTransportCorridors

To develop land use strategies thatprovide for the consolidation ofdevelopment at higher densities alongkey public transport corridors.

The site is situated within 500m ofnumerous bus stops, therefore adensity of 260.1 per ha (the overalldensity of the original site will be 56.2ha) is proposed.

Objective 5.10:Pedestrian andCyclingInfrastructureDesign

The design of pedestrian and cyclinginfrastructure will be in accordancewith the principles, approaches, andstandards set out in the National CycleManual, the Design Manual for UrbanRoads and Streets and internationalbest practice.

All pedestrian and cyclinginfrastructure is in accordance withthe principles, approaches, andstandards set out in the NationalCycle Manual, the Design Manual forUrban Roads and Streets andinternational best practice.

Objective 5.20:Mitigation of

To require development proposalsthat would materially impact thecapacity of strategic national road

N/A




adverse Impactson StrategicRoads

network to remedy or mitigate anyadverse effects of their developmenton transport systems and/orinfrastructure and make reasonablecontributions towards the costs of anyrequired mitigation, alterations orcapacity enhancement works totransport systems and/orinfrastructure as required.

Chapter 6:ResidentialStrategy

Objective 6.1:ResidentialStrategicObjectives

a. To encourage the development ofsustainable residentialneighbourhoods.

The proposed development has hadfull regard to the provision of theGuidelines on SustainableResidential Development in UrbanAreas and the accompanying UrbanDesign Manual.

b. To provide a variety of sizes forhousing to meet the variousneeds of different sections of thepopulation.

A mix of apartment types and sizeshas been provided within theproposed development.

c. To continue to work with theApproved Housing Bodies and toactively engage with all keystakeholders in the provision ofhousing.

N/A

d. To continue to regenerate andmaintain existing housing.

N/A

e. To encourage the use of derelictor underused land and buildingsto assist in their regeneration.

N/A

f. To promote high standards ofdesign, energy efficient, estatelayout and landscaping in all newhousing developments.

The proposed development is to ahigh standard in terms of design,energy efficiency, estate layout andlandscaping.

g. To protect and, where necessary,enhance the amenities and theenvironment of existingresidential areas.

The existing residential amenitieshave been protected and enhancedwhere necessary.

Objective 6.3:Social Housingunder Part V

To require that 14% of units on all landzoned for residential units (or for a mixof residential and other uses) to bereserved for the purposes of socialhousing and specialised housingneeds. Each application subject otPart V requirements will be consideredon an individual basis to the prioragreement of the Local Authority.

This requirement is superseded bythe requirements of the amendedPlanning and DevelopmentRegulations (2015), pursuant to PartV, s.96 of the Planning andDevelopment Act 2000 (asamended), which required a provisionof 10% social housing.

Please refer to the Part V Report byMcCutcheon Halley Planning fordetails on the Part V proposal.

Objective 6.4:HousingProvision

To support and facilitate the provisionof housing through various sectorsincluding private, voluntary and co-operative housing sectors. The LocalAuthority will continue to implementand operate a range of housingschemes and will continue to look atviable alternatives in the delivery ofsuitable accommodation for all.

N/A

Objective 6.8:Housing Mix

To encourage the establishment ofsustainable residential communitiesby ensuring a mix of housing andapartments types, sizes and tenures isprovided. Planning applications for

A mix of apartment types and sizeshave been provided within theproposed development. A Statementof Housing Mix has been provided aspart of the planning application




multiple housing units shall submit aStatement of Housing Mix detailing theproposed mix and why it I consideredappropriate. The needs of specialgroup such as the elderly and disabledshall also be considered as part of thisprovides.

documents. This mix is outlined insection 6.5 of the Planning andDesign Statement.

Objective 6.9:Housing Density

To promote suitable densities to meetthe needs outlined in the CoreStrategy as set out in Chapter 16Development Management.

The density is 260.1 units per hectare(the overall density of the original sitewill be 56.2 ha) i. This is adequate tomeet the needs outlined in the CoreStrategy as set out in Chapter 16.

Chapter 7:InclusiveNeighbourhoods

Objective 7.2:SustainableNeighbourhoods

To support the creation of sustainableneighbourhoods which allow access toservices and facilities for all users andto foster a sense of community and asense of place.

The proposed development has hadfull regard to the provision of theGuidelines on SustainableResidential Development in UrbanAreas and the accompanying UrbanDesign Manual.

Objective 7.18:Safe City

a. To ensure a well-integrated urbanform that provides a safeenvironment for all users bymaximising visibility andsurveillance, increasingpedestrian activity andmaximising connections betweenareas

Active frontage is provided on allsides, including along the roadfrontage and internally along thepodium level. This together with theexistence of on-site management willensure that the development ismaintained, and anti-social behaviouris discouraged.

b. To encourage the ongoingmaintenance and upkeep of thepublic realm, keeping spaces freeof graffiti and litter etc.

As above.

Chapter 9: BuiltHeritage andArchaeology

Objective 9.26:HistoricLandscape

Cork City Council will ensure thehistoric landscapes and gardensthroughout the city are protected frominappropriate development.

The convent garden is to bemaintained and restored, and nodevelopment is proposed within thegarden.

Objective 9.29:ArchitecturalConservationAreas

To seek to preserve and enhance thedesignated Architectural ConservationAreas in the City.

The proposed development willpreserve and enhance the designatedArchitectural Conservation Areas byutilising the scale, design andmaterials used in existing historicbuildings within the ACA.

Objective 9.32:Development inArchitecturalConservationAreas

Development in ACA’S should takeaccount of the following: Works that impact negatively

upon features within the publicrealm such as paving, railings,street furniture, kerbing etc. shallnot be generally permitted;

Acceptable design, scale,materials and finishes for newdevelopments;

Original materials ad methods ofconstruction should be retainedfor example, timber barge boards,windows and doors should not bereplaced with PVC, originalroofing material types should beretained along with original formsand locations of openings, etc;

Features of historic orarchitectural value should not beremoved.

The proposed development will notimpact negatively upon featureswithin the public realm such aspaving, railings, street furniture,kerbing etc.The proposed design, scale,materials and finishes are appropriatefor the area.Features of historic or architecturalvalue such as the Convent Gardenare to be retained and improved.

Objective 10.7:Designated

a. To protect, enhance andconserve designated areas of

N/A




Chapter 10:Landscape andNatural Heritage

Areas andProtectedSpecies

natural heritage and biodiversityand the habitats, flora and faunafor which it is designated;

b. To protect, enhance andconserve designated species andthe habitats on which theydepend;

N/A

c. To ensure that any plan/projectand any associated works,individually or in combination withother plans or projects are subjectto Appropriate AssessmentScreening to ensure that there areno likely significant effects on theintegrity (defined by the structureand function) of any Natura 2000site(s) and that the requirementsof Article 6(3) and 6(4) of the EUHabitats Directive are fullysatisfied. When a plan/project islikely to have a significant effecton a Natura 2000 site or there isuncertainty with regard to effects,it shall be subject to AppropriateAssessment. The plan/project willproceed only after it has beenascertained that it will notadversely affect the integrity of thesite or where, in the absence ofalternative solutions, theplan/project is deemed imperativefor reasons of overriding publicinterest, all in accordance with theprovisions of Article 6(3) and 6(4)of the EU Habitats Directive.

A Stage 1 Appropriate AssessmentScreening Report by GreenleafEcology is submitted in support of thisapplication.

Objective 10.10:Trees andUrbanWoodland

a. To protect and enhance the city’stree and urban woodlands.

Existing trees are to be retained andprotected where possible.

b. To protect, survey and maintainexisting important individual andgroups of trees.

As above.

c. To make use of tree preservationorders to protect important treesor groups of trees which may beat risk.

N/A

d. To ensure that new developmentbenefits from adequatelandscape structure / treecoverage, particularly in areas ofthe sit with inadequate treecoverage.

As above. A landscaping masterplanby Ilsa Rutgers Landscape Architectis submitted with this application.

e. To develop an urban woodlandstrategy and to provide aresource to protect trees and treegroups of significance, to manageexisting areas with high treecoverage and to plant new urbanwoodlands in areas deficient intree coverage.

Existing trees are retained andprotected where possible.

f. To promote the panting of nativedeciduous trees and mixedforestry in order to benefitbiodiversity.

A landscaping masterplan by IlsaRutgers Landscape Architect issubmitted with this application.

Chapter 11 Objective 11.7 a. To protect, retain, improve andprovide for areas of public openspace for recreation and amenity

The proposed development providesa landscaped open space at first floorpodium level. This open space will be




RecreationalInfrastructure

Public OpenSpace

purposes. There will be apresumption against developmentof land zoned public open spacefor alternative purposes;

accessible to the public. A formal hardlandscaped open space is alsoprovided at street level which containspublic seating and planted beds.

b. There will be a presumptionagainst development on all openspace in residential estates in thecity, including any greenarea/public amenity area thatformed part of an executedplanning permission fordevelopment and was identifiedfor the purposes ofrecreation/amenity open space,and also including land which hasbeen habitually used as a publicopen space. Such lands shall beprotected for recreation, openspace and amenity purposes;

N/A

c. To promote public open spacestandards generally inaccordance with nationalguidance contained inSustainable ResidentialDevelopment in Urban Areas –Guidelines for PlanningAuthorities (DEHLG, 2009) andthe accompanying Urban DesignManual – A Best Practice Guide;

The proposed development is inaccordance with these nationalguidance documents and has hadregard to the 12 no. design principlesoutlined in this document whererelevant.

In total, the proposed public openspace provision is 21,553.3sqm.

d. The development of open spacesshould aim to enhance andprotect natural features and viewsand be set in safe and secureenvironments with the emphasison active open spaces accessibleto and enjoyed by all sectors ofthe community;

The proposed semi- private openspace, while at first floor level benefitsfrom passive surveillance from theresidential vertical elements. Theproposed open space also includesthe development of the lands to thenorth of the convent which will bringthis area into active use. An area for acommunity playground is included aspart of this development.

e. To follow an approach ofqualitative as well as quantitativestandards for open spacesproviding high quality openspaces with high levels of accessto recreation for localcommunities;

The proposed open spaces havebeen designed to be of the higheststandard in terms of design,accessibility, and surveillance. Asmentioned above 21,553.3 sqm of theopen space proved is directly open tothe public. These spaces will providean amenity and provide a focal pointfor activity.

f. Specific design outcomes shouldbe framed in relation to the natureof spaces being created orenhanced (e.g. in relation tomaintenance, nature exposureand connectivity, strategiclandscape and social role).

A Planning and Design Statement byMcCutcheon Halley and LandscapingReport by Ilsa Rutgers LandscapeArchitect is submitted as part of thisapplication and outlines the specificdesign outcomes for each openspace provided, in line with this policyrequirement.

Objective 11.8:ActiveRecreationalFacilitates

To support the development of indoorand outdoor active recreationalfacilities which are easily accessible toall members of the community.

Play areas to suit different age groupsare proposed within the open spaceareas.

Objective 11.15:Children’s PlayFacilities

To seek the provision of children’s playfacilities in new developments andparticularly in new larger residentialdevelopments of 75 units and over.

Play areas to suit different age groupsare proposed within the open space




Facilities for young children aged 0-5should be provided within easywalking distance of homes or withinthe curtilage of apartment blocks.older children should have access tolarger equipped play areas within 5minutes’ walk of home.

areas within easy walking distance ofhomes.

Chapter 12:EnvironmentalInfrastructureandManagement

Objective 12.3:SustainableUrban DrainageSystems

Planning Applications shall includeproposals for managing storm water inaccordance with details set out atwww.irishsuds.com (unlesssuperseded by policies and standardsset out in the adopted “Storm WaterManagement Plan per Objective 12.2)and shall minimise and limit the extentof hard surfacing and paving.

The Infrastructure Report by DBFLConsulting Engineers outlines theproposals for managing storm waterdrainage. It states that the proposeddevelopment benefits from theprimary surface water infrastructureconstructed under Ref. 03/27645 andcurrently under construction underRef. 16/37233. The proposeddevelopment incorporates SuDsfeatures including permeable pavingand landscaped podiums. Surfacewater will be passed through aninterceptor and will drain to theexisting sewer network.

Objective 12.4:Surface WaterDischarges fromRoads

To ensure that all significant roadprojects/upgrades with surface waterdischarges to the watercoursesflowing through the City’sadministrative area and CorkHarbour, have petrol/oil interceptorsinstalled to prevent hydrocarbonpollution of the receiving waters.

Petrol/oil interceptor have beenincorporated into the proposeddevelopment.

Objective 12.18Air Quality

To protect and improve air quality inCork City in accordance with the AirQuality Standards Regulations 2011and Ambient Air Quality and CleanerAir for Europe (CAFE) Directive(2008/50/EC)

It is envisaged that potential impactson air quality are most likely during theconstruction stage of the proposeddevelopment. In order to mitigate anypotential impacts at this stage, aConstruction Management Plan byDBFL Consulting Engineers issubmitted with this application. Thisplan will be updated and expandedthroughout the construction stage toensure that any potentialenvironmental impacts includingthose related to air quality areaddressed.

Objective 12.19ExternalLighting

To require that the design of externallighting minimises the incidence oflight spillage or pollution on thesurrounding environment and resultsin no adverse impact on residentialamenities or distraction to road users.Development proposals that requirelighting of outdoor areas shall berequired to include details of externallighting scheme and proposedmitigation measures.

The proposed development hasconsidered this requirement byincluding a lighting scheme that isappropriate to its urban setting andminimises any potential negativeimpact on residential amenity. Theplanning application documentationincludes details of an external lightingscheme by Matt O’Mahony &Associates and proposes mitigationmeasures if required.

Objective 12.21:Noise Levels inDevelopments

To require all developments to bedesigned and operated in a mannerthat will minimise and contain noiselevels, where appropriate, the CityCouncil shall apply conditions on newdevelopments / uses that restrict noiseemissions and hours of operation, inparticular, night time uses such aspublic houses, private members clubs,casinos, fast food takeaways,

The proposed development isdesigned and detailed to ensure thatthe impact of noise from the proposeddevelopment is mitigated, withparticular consideration to thepotential impact on residentialamenities.




restaurants and nightclubs; orconditions on noise sensitivedevelopments / uses to mitigate theeffects of exiting noise levels.

Chapter 15:Land Use ZoningObjectives

Objective ZO4:Residential,Local Servicesand InstitutionalUses

To protect and provide for residentialuses, local services, institutional usesand civic uses, having regard toemployment policies outlined inChapter 3.

The proposed development isconsistent with this zoning objective.

Chapter 16:DevelopmentManagement

Objective 16.1:DesignStatement

All significant planning applicationsshall submit an accompanying designstatement which provides a frameworkexplaining how a proposeddevelopment is a suitable response tothe site and its setting.

A Planning & Design Statement byMcCutcheon Halley is submitted tothe Board in support of thisapplication.

Objective 16.2:Visual ImpactAssessments

All significant planning applicationsshall submit an accompanying visualimpact assessment

N/A

Objective 16.3:Urban Design

To deliver high quality builtenvironment through good placemaking To ensure that development isdesigned to high qualitative standardand is cognisant of the need for properconsideration of context, connectivity,inclusivity, variety, efficiency,distinctiveness, layout, public realm,adaptability, privacy and amenity,parking and detailed design.

The proposed development has beendeveloped having regard to the 12 no.urban design principles as outlined.As an apartment scheme, the designfocuses on the creation of distinctiveresidential development and itsintegration with the surrounding area.The creation of a community and asense of family is central to the design

Table 16.1:Indicative PlotRatio Standards

Suburuban Key Development Areas =1.0 – 1.75*Higher plot ratios may be permitteddependent on specific developmentand surrounding context (Section16.16)

The plot ratio of the proposeddevelopment is 2.28 (based on NetDevelopment area).

Table 16.2:General PublicOpen SpaceProvision

General Provision = 10% The proposed development providesthe following level of open space:Public Open Space – 21,553.3sqm

Objective 16.4:Skyline andRoofscapes

The Council will seek new buildings tobe designed to: Enhance the roofscape in terms

of their bulk, massing, materialsand aesthetics;

Where appropriate, dividebuilding mass into smallerelements which respect theexisting cityscape and the settingand views and prospects oflandmark buildings and the otherspecial amenity views;

Where appropriate locate planthousing for buildings inbasements to avoid impact onviews of the cityscape.

The design of the proposeddevelopment creates a landmarkbuilding at this location. By breakingdown the mass of the building intothree distinct elements whichpunctuate the skyline, as well as afourth to the rear which mediates thescale between the taller elements andthe adjoining houses. These elementsare designed to be non-uniform inheight but slim in proportion to reducethe visual impact and retain the viewsthrough the site. The forms andsilhouette of the building elements issimple, with plant and other elementslocated at ground floor level to retainthe aesthetic of the high-qualitydesign.

Objective 16.5:Gated Streets

The City Council will not supportproposals for gated streets andspaces

Gated streets and spaces are notincluded within the proposeddevelopment.

Objective 16.6:CreatingAdaptableBuildings

The City Council will seek to ensurethat new buildings are designed to beflexible and adaptable throughout thecity.

The building has been designed toallow a great deal of flexibility toreconfigure the internal arrangementsin future. The ground floor areas havea taller floor to ceiling height to allow




for possible alternative uses, this isconsidered prudent in such a centralurban location.

Objective 16.7:Tall BuildingLocations

The City Council will aim to protect thespecial character of Cork City whichhave been identified as havingpotential for tall buildings. These areSouth Docklands & South Mahon.(Locations are indicated on Zoningand Objectives Maps in Volume 2)

N/A

Objective 16.9:SustainableResidentialDevelopment

Residential developments shall besustainable and create high qualityplaces and spaces which:a. Deliver high quality of life which

residents and visitors are entitledto expect in terms of amenity,safety and convenience.

The design complies with designguidelines requirements which willensure a high quality of life forresidents and visitors in terms ofamenity, safety and convenience.

b. Provide adequate open spacewhich are practical in terms ofscale and layout and naturallysupervised by the aspect of thedwellings it serves.

There is a provision of 58.8% openspace which is practical in terms ofscale and layout and benefits frompassive surveillance from theapartments.

c. Provide a good range of suitablefacilities.

The proposed developmentincorporates approximately21,553.3sqm of open space whichincludes play areas, kick about areas,seating areas and pedestrian andcyclist paths which are of a sufficientsize/scale to facilitate a range ofcommunity and sporting uses. Thesefacilities will be available to the entirecommunity, both existing and future.

d. Prioritise walking, cycling andpublic transport and minimise theneed to use cars.

The proposed development prioritisessustainable methods of transportincluding walking and cycling, withpermeability facilitated with in thedevelopment as well as connectivityto the surrounding area.

e. Present an attractive appearancewith a distinct sense of place.

The layout ensures an appropriatebalance between private and publicopen space, public space will be easyto maintain and is well overlooked toensure passive surveillance avoidinganti-social behaviour, littering orvandalism. The choice of materialschosen ensures minimalmaintenance.

f. Are easy to access and navigate. The topography of the developmentsite is relatively flat so therefore thedevelopment is universallyaccessible to all members of thecommunity, regardless of age orability.

g. Promote the efficient use of landin terms of density and plot ratio.

The density is 260.1 units per hectare(the overall density of the original sitewill be 56.2 ha) and the plot ratio is2.28 which complies with thestandards set out for sites alongpublic transport corridors.

h. Promote social integration andprovides accommodation for adiverse range of household typesand age groups.

The layout provides for a mix of unittypes and sizes as detailed in thesection 6.5 of the Planning andDesign Statement.

i. Enhance and protect the built andnatural heritage.

The proposed design of theapartments is based on a modern




interpretation of traditional buildingforms and materials. They have beenexpressed in a contemporary waywhich respects the character of and iscomplementary to the existing builtand natural heritage of the area.

Table 16.4:IndicativeTargets fordwelling Sizeand Distribution

1 person2 person3+ person

1 bed2 bed3/3+bed

Max20%Min30%Min50%

A range of apartment types and sizesare provided, comprising 20 no.studio apartments (7.3%), 89 no. 1bed apartments (32.5%), 154 no. 2bed apartments (56.2%) and 11 no. 3bed units (4%).

Table 16.5:MinimumOverallApartmentGross FlorAreas

1 bed2 bed/3 persons2 bed/4 person3 bed

55sqm80sqm90sqm100sqm

The smallest studio apartment is37.2sqm and the largest is37.6sqm.

The smallest 1 bed apartment is48.3sqm and the largest is67.3sq,

The smallest 2 bed apartment is75.1sqm and the largest is93.6sqm.

The smallest 3 bed apartment is99.7sqm and the largest is114.4sqm.

Table 16.7:Private OpenSpaceStandards 9Min.Requirements)

4 bed1 bed2 bed3 bed

115sqm6sqm8sqm12sqm

Private open space has beenprovided for each apartment in linewith the requirements set out in table16.7.

Table 16.8: CarParkingStandards

Zone 3Residential 1-2 bedroom – 1 plus 0.25spaces for visitor parking3-3+ bed = 2.0 plus 0.25 spaces forvisitor parking

A total of 176 no. car parking spaceshave been provided as part of theproposed development.

Table 16.9:Cycle ParkingRequirements

Standard apartment – 0.50 per unit A total of 594 no. bicycle spaces havebeen provided as part of the proposeddevelopment.