Chapter 11 I Placemaking and Managing Development
11.141 In order to ensure that existing homes are utilised by occupation Cork City Council supports the retention and adaptation of the existing housing stock to suit the evolving needs of society. Traditionally house adaptation comprises a significant proportion of all planning applications and Cork City Council may introduce planning guidelines to assist applicants in putting development proposals together. 11.142 The design and layout of extensions to houses should have regard to the amenities of adjoining properties particularly as regards sunlight, daylight and privacy. The character and form of the existing building should be respected, and external finishes and window types should match the existing. 11.143 Extensions should: 1. Follow the pattern of the existing building as much as possible; 2. Be constructed with similar finishes and similar windows to the existing building so that they would integrate with it; 3. Roof form should be compatible with the existing roof form and character. Traditional pitched roofs will generally be appropriate when visible from the public road. Given the high rainfall in Cork the traditional ridged roof is likely to cause fewer maintenance problems in the future than flat ones. High quality mono- pitch and flat-roof solutions will be considered appropriate providing they are of a high standard and employ appropriate detailing and materials; 4. Dormer extensions should not obscure the main features of the existing roof, i.e. should not break the ridge or eaves lines of the roof. Box dormers will not usually be permitted where visible from a public area; 5. Traditional style dormers should provide the design basis for new dormers; 6. Front dormers should normally be set back at least three-tile courses from the eaves line and should be clad in a material matching the existing roof; 7. Care should be taken to ensure that the extension does not overshadow windows, yards or gardens or have windows in flank walls which would reduce the privacy of adjoining properties.
Living Over the Shop (Re-use of Upper Floors)
11.144 In encouraging the residential use of the upper floors of buildings in commercial use at the ground floor level in established retail / commercial areas, Cork City Council will consider possible dispensations from normal standards such as private open space, parking and unit size to facilitate the re-use of this space and the creation of additional homes. The standard of accommodation proposed however will be a key consideration. In addition, the re-use of the space will bring economic use and investment in built fabric, which is welcomed where buildings are designated or undesignated built heritage assets. Building occupation will also contribute positively to the regeneration of areas provided any proposed modifications will not have a negative impact on visual amenities or the existing streetscape.
Residential Entrances / Parking in Front Gardens
11.145 The cumulative effect of the removal of front garden walls and railings damages the character and appearance of suburban streets and roads. Consequently, proposals for off-street parking need to be balanced against loss of amenity. The removal of front garden walls and railings will not generally be permitted where they have a negative impact on the character of streetscapes (e.g. in Architectural Conservation Areas and other areas of architectural and historic character) or on the building itself (e.g. a Protected Structure). Consideration will be given to the effect of parking on traffic flows, pedestrian and cyclist safety, and traffic generation. Where permitted, “drive-ins” should: 1. Not have outward opening gates; 2. In general, have a vehicle entrance not wider than 3 metres, or where context and pattern of development in the area allows not wider than 50 per cent of the width of the front boundary; 3. Have an area of hard-standing equivalent parking space of (2.5 m x 5m) with the balance of the space suitably landscaped;
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Cork City Development Plan 2022-2028 I Volume 1
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