Cork County Development Plan 2022–2028 – Volume One: Main Policy Material

1. Page 111

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   111 County Development Plan Objective RP 5-1: Urban Generated Housing Discourage urban-generated housing in rural areas, which should normally take place in the larger urban centres or the towns, villages and other settlements identified in the Settlement Network. Encourage the provision of a mix of house types in towns and villages to provide an alternative to individual housing in the open countryside. County Development Plan Objective RP 5-2: Rural Generated Housing Sustain and renew established rural communities, by facilitating those with a rural generated housing need to live within their rural community. Encourage the provision of a mix of house types in towns and villages to provide an alternative to individual rural housing in the countryside. 5.4 Identifying Rural Area Types 5.4.1 The Sustainable Rural Housing Guidelines 2005 established a framework for analysing and defining rural area types and this process was undertaken to inform the identification of the rural area types identified in the County Development Plan 2014, using data from the Census, geodirectory and journey time mapping, in addition to mapping in relation to environmental sensitivity and rural housing pressure. These same rural area types have been brought forward into this Plan, pending the publication of new guidelines on rural housing to give a context for their review. 5.4.2 The analysis identified six distinct rural area types in the County, as illustrated in Figure 5-1, and detailed in paragraphs 5.4.3 – 5.4.8 below. (The detailed mapping is available in Volume 6 Maps on the CDP Map Browser which is accessible through www.corkcoco.ie). The Council have developed a set of rural housing policies for each of these rural area types. Figure 5.1 Rural Housing Policy Area Types GO TO CONTENTS

2. Page 112

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   112 Metropolitan Greenbelt 5.4.3 This rural area under strong urban influence forms part of the Metropolitan Area and is within close commuting distance of Cork City. There is evidence of considerable pressure from the development of (urban generated) housing in the open countryside and pressures on infrastructure such as the local road network and higher levels of environmental and landscape sensitivity. Rural Area under Strong Urban Influence and Town Greenbelts 5.4.4 The rural areas of the Greater Cork Ring Area outside the Metropolitan Greenbelt are now within easy commuting distance of Cork City as a result of road and infrastructural improvements. These areas exhibit characteristics such as rapidly rising population, evidence of considerable pressure from the development of (urban generated) housing in the open countryside due to proximity to such urban areas / major transport corridors, pressures on infrastructure such as the local road network and higher levels of environmental and landscape sensitivity. The Town Greenbelts define the visual setting around the main towns and have been established to prevent sprawl and control linear roadside development. Tourism and Rural Diversification Area 5.4.5 These parts of rural and coastal County Cork exhibit characteristics such as evidence of considerable pressure for rural housing, in particular higher demand for holiday and second home development. These rural areas are more distant from the major urban areas and the associated pressure from urban generated housing. These areas also have higher housing vacancy rates and evidence of a relatively stable population compared to weaker parts of the County. These areas have higher levels of environmental and landscape sensitivity and a weaker economic structure with significant opportunities for tourism and rural diversification. Stronger Rural Area 5.4.6 These rural areas to the north of the County have traditionally had a strong agricultural base. Population levels are generally stable within a well-developed town and village structure and in the wider rural areas around them. This stability is supported by a traditionally strong agricultural economic base, that is restructuring to cope with changes in the agricultural sector and the level of individual housing development activity in these areas tends to be lower and confined to certain areas as pressure for urban generated housing is less. Transitional Rural Area 5.4.7 These rural and inland parts of Western County Cork are more distant from the major urban areas and the associated pressure from urban generated housing. Although population concentrations are lower, there is a more stable population base and less evidence of population decline than other parts of the County. These areas also exhibit characteristics of a weaker economic structure and have higher levels of environmental sensitivity. Structurally Weaker Rural Area 5.4.8 These less populated rural parts of the North-West of the County exhibit characteristics such as persistent and significant population decline as well as a weaker economic structure. These rural areas are more distant from the major urban areas and the associated pressure from urban generated housing. Parts of this rural area are environmentally sensitive; in particular, the areas associated with nature conservation designations and sensitive water catchments, where protection of very high standards of water quality is important. Categories of Rural Generated Housing Need 5.4.9 This section sets out the policies for rural housing in the six different rural area types in County Cork. These areas are identified in Figure 5-1 and can also be viewed in Volume 6 Maps on the CDP Map browser www.corkcoco.ie where applicants can determine which rural housing policy area is applicable to an individual site if that is not clear from Figure 5-1. The policies in this section only apply to rural parts of the County outside defined development boundaries. 5.4.10 This Plan recognises the positive benefits for rural areas to sustain and strengthen the vibrancy of rural communities by allowing qualifying applicants to build a first home for their permanent occupation in a ‘local rural area’ to which they have strong economic or social links as defined in the following objectives RP 5-3 to RP 5-7. The meaning of ‘local rural area’ is generally defined by reference to the townland, parish, or catchment of the local rural school to which the applicant has a strong social and / or economic link. 5.4.11 The following objectives in this Section will be assessed in parallel with all other policies and objectives in this Plan, and in particular, Section 5.6 of this Chapter relating to Environmental and Site Suitability Requirements. GO TO CONTENTS

3. Page 113

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   113 Rural Housing Policy Area Types County Development Plan Objective RP 5-3: County Metropolitan Cork Strategic Planning Area Objective RP 5-3 should be read in conjunction with Chapter 14 Green Infrastructure and Recreation and the section relating to ‘Prominent and Strategic Metropolitan Cork Greenbelt Areas’ including Objective GI 14-16 and Figure 14-3. The Metropolitan Cork Greenbelt is the area under strongest urban pressure for rural housing. Therefore, applicants shall satisfy the Planning Authority that their proposal constitutes an exceptional rural generated housing need based on their social and / or economic links to a particular local rural area, and in this regard, must demonstrate that they comply with one of the following categories of housing need: (a) Farmers, including their sons and daughters who wish to build a first home for their permanent occupation on the family farm. (b) Persons taking over the ownership and running of a farm on a full-time basis, who wish to build a first home on the farm for their permanent occupation, where no existing dwelling is available for their own use. The proposed dwelling must be associated with the working and active management of the farm. (c) Other persons working full-time in farming, forestry, inland waterway, or marine related occupations, for a period of over seven years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (d) Landowners including their sons and daughters who wish to build a first home for their permanent occupation on the landholding associated with their principal family residence for a minimum of seven years prior to the date of the planning application. In circumstances, where a family land holding is unsuitable for the construction of a house, consideration may be given to a nearby landholding where this would not conflict with Objective GI 8-1 and other policies and objectives in the Plan. In this context a ‘nearby landholding’ may be construed to mean adjoining landholdings but not normally more than 1.5km from the prospective applicant’s family residence. Proposals exceeding the 1.5km distance may be considered in exceptional circumstances on a case-by-case basis. The total number of houses within the Metropolitan Greenbelt, for which planning permission has been granted since 15th January 2015 on a family farm or any single landholding within the rural area, will not normally exceed two. County Development Plan Objective RP 5-4: Rural Area under Strong Urban Influence and Town Greenbelts (GB 1-1) The rural areas of the Greater Cork Area (outside Metropolitan Cork) and the Town Greenbelt areas are under significant urban pressure for rural housing. Therefore, applicants must satisfy the Planning Authority that their proposal constitutes a genuine rural generated housing need based on their social and / or economic links to a particular local rural area, and in this regard, must demonstrate that they comply with one of the following categories of housing need: (a) Farmers, their sons and daughters who wish to build a first home for their permanent occupation on the family farm. (b) Persons taking over the ownership and running of a farm on a full-time basis (or part – time basis where it can be demonstrated that it is the predominant occupation), who wish to build a first home on the farm for their permanent occupation, where no existing dwelling is available for their own use. The proposed dwelling must be associated with the working and active management of the farm. (c) Other persons working full-time in farming (or part – time basis where it can be demonstrated that it is the predominant occupation), forestry, inland waterway or marine related occupations, for a period of over seven years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (d) Persons who have spent a substantial period of their lives (i.e. over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation. (e) Returning emigrants who spent a substantial period of their lives (i.e. over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation, who now wish to return to reside near other immediate family members (mother, father, brother, sister, son, daughter or guardian), to care for elderly immediate family members, to work locally, or to retire. It is not necessary for the applicant to show that they have already returned to Cork, provided they can show that they genuinely intend taking up permanent residence. GO TO CONTENTS

4. Page 114

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   114 County Development Plan Objective RP 5-5: Tourism and Rural Diversification Area This rural area has experienced high housing construction rates and above average housing vacancy rates which has led to concerns that a higher demand for holiday and second homes is depriving genuine rural communities the opportunity to meet their own rural generated housing needs. Therefore, in order to make provision for the genuine rural generated housing needs of persons from the local community based on their social and / or economic links to a particular local rural area and to recognise the significant opportunities for tourism and rural diversification that exist in this rural area, it is an objective that applicants must demonstrate that their proposal complies with one of the following categories of housing need: (a) Farmers, their sons and daughters who wish to build a first home for their permanent occupation on the family farm. (b) Persons taking over the ownership and running of a farm on a full-time basis, (or part – time basis where it can be demonstrated that it is the predominant occupation), who wish to build a first home on the farm for their permanent occupation, where no existing dwelling is available for their own use. The proposed dwelling must be associated with the working and active management of the farm. (c) Other persons working full time in farming (or part – time basis where it can be demonstrated that it is the predominant occupation), forestry, inland waterway, marine related occupations or rural based sustainable tourism, for a period of over three years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (d) Persons who have spent a substantial period of their lives (i.e. over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation. (e) Persons whose predominant occupation is farming / natural resource related, for a period of over three years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (f) Persons whose permanent employment is essential to the delivery of social and community services and intrinsically linked to a particular rural area for a period of over three consecutive years and who can demonstrate an economic and social need to live in the local rural area where they work, within which it is proposed to build a first home for their permanent occupation. (g) Returning emigrants who spent a substantial period of their lives (i.e. over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation, who now wish to return to reside near other immediate family members (mother, father, brother, sister, son, daughter or guardian), to care for elderly immediate family members, to work locally, or to retire. It is not necessary for the applicant to show that they have already returned to Cork, provided they can show that they genuinely intend taking up permanent residence. GO TO CONTENTS

5. Page 115

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   115 County Development Plan Objective RP 5-6: Stronger Rural Area These rural areas generally have stable population levels based on a traditionally strong agricultural base. Therefore, in order to recognise these characteristics and to consolidate and sustain the stability of the rural population, it is an objective that applicants shall satisfy the Planning Authority that their proposal constitutes a genuine rural generated housing need based on their social and / or economic links to a particular local rural area, and in this regard, must demonstrate that they comply with one of the following categories of housing need: (a) Farmers, their sons and daughters who wish to build a first home for their permanent occupation on the family farm. (b) Persons taking over the ownership and running of a farm on a full-time basis (or part – time basis where it can be demonstrated that it is the predominant occupation), who wish to build a first home on the farm for their permanent occupation, where no existing dwelling is available for their own use. The proposed dwelling must be associated with the working and active management of the farm. (c) Persons who have spent a substantial period of their lives (i.e. over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation. (d) Persons working full-time in farming (or part – time basis where it can be demonstrated that it is the predominant occupation), forestry, inland waterway or marine related occupations, for a period of over three years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (e) Persons whose predominant occupation is farming / natural resource related, for a period of over three years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (f) Persons whose permanent employment is essential to the delivery of social and community services intrinsically linked to a particular rural area for a period of over three consecutive years and who can demonstrate an economic and social need to live in the local rural area where they work, within which it is proposed to build a first home for their permanent occupation. (g) Returning emigrants who spent a substantial period of their lives (i.e. over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation, who now wish to return to reside near other immediate family members (mother, father, brother, sister, son, daughter or guardian), to care for elderly immediate family members, to work locally, or to retire. It is not necessary for the applicant to show that they have already returned to Cork, provided they can show that they genuinely intend taking up permanent residence. GO TO CONTENTS

6. Page 116

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   116 County Development Plan Objective RP 5-7: Transitional Rural Area These rural areas are more distant from the major urban areas and the associated pressure from urban generated housing and exhibit characteristics of a weaker economic structure. Although, there are lower concentrations of population, there is a more stable population base and less evidence of persistent population decline than other parts of the County. Therefore, in order to adopt a positive approach to facilitating the genuine rural generated housing needs of the local community based on their social and / or economic links to a particular local rural area, it is an objective that applicants must demonstrate that their proposal complies with one of the following categories of housing need: (a) Farmers, their sons and daughters who wish to build a first home for their permanent occupation on the family farm. (b) Persons taking over the ownership and running of a farm on a full-time basis (or part – time basis where it can be demonstrated that it is the predominant occupation), who wish to build a first home on the farm for their permanent occupation, where no existing dwelling is available for their own use. The proposed dwelling must be associated with the working and active management of the farm. (c) Persons who have spent a substantial period of their lives (i.e. over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation. (d) Persons working full-time in farming (or part – time basis where it can be demonstrated that it is the predominant occupation), forestry, inland waterway or marine related occupations, for a period of over three years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (e) Persons whose predominant occupation is farming / natural resource related, for a period of over three years, in the local rural area where they work and in which they propose to build a first home for their permanent occupation. (f) Persons whose permanent employment is essential to the delivery of social and community services and intrinsically linked to a particular rural area for a period of over three consecutive years and who can demonstrate an economic and social need to live in the local rural area where they work, within which it is proposed to build a first home for their permanent occupation. (g) Returning emigrants who spent a substantial period of their lives (i.e., over seven years), living in the local rural area in which they propose to build a first home for their permanent occupation, who now wish to return to reside near other immediate family members (mother, father, brother, sister, son, daughter or guardian), to care for elderly immediate family members, to work locally, or to retire. It is not necessary for the applicant to show that they have already returned to Cork, provided they can show that they genuinely intend taking up permanent residence. County Development Plan Objective RP 5-8: Structurally Weaker Rural Area These less populated areas are more distant from urban areas and suffer from persistent population decline with lower demand for rural housing. Therefore, it is an objective to accommodate permanent residential development as it arises in Structurally Weak Rural Areas subject to good planning practice in matters such as design, location and the protection of important landscapes and any environmentally sensitive areas. Rural Business County Development Plan Objective RP 5-9: Full-Time Home-Based Business in a Rural Area Facilitate the housing needs of persons who can satisfy the Planning Authority of their long-term commitment to operate a “bona fide” full time business from their proposed home in the rural area. • Applicants must satisfy the Planning Authority that the business will contribute to and enhance the rural community and that the nature of their employment or business is dependent on its location within the rural area. And • The applicant must demonstrate their commitment to the proposed business through the submission of a comprehensive and professional Business Plan, and through submission of legal documentation that they have sufficient funding committed to start and operate the business. The Planning Authority will normally regulate the programme of development, occupancy and use of the full-time home-based business by either an appropriate planning condition and/or enforceable legal agreement. This objective applies to all rural housing policy area types. GO TO CONTENTS

7. Page 117

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   117 Health Circumstances County Development Plan Objective RP 5-10: Exceptional Health Circumstances Facilitate the housing needs of persons who are considered to have exceptional health circumstances that require them to live in a particular environment or close to family support in the rural area. The application for a rural dwelling must be supported by relevant documentation from a registered medical practitioner and a qualified representative of an organisation which represents or supports persons with a medical condition or a disability. This objective applies to all rural housing policy area types. 5.5 Greenbelts 5.5.1 As detailed in objectives RP 5-11 and RP 5-19 greenbelts exist around Metropolitan Cork and around the main towns of the County. National and Regional Policy Context 5.5.2 The National Planning Framework recognises that greenbelts in our cities, towns and villages play an integral role as part of the fabric of settlements, either through their use for community recreation and amenity purposes, supporting biodiversity or as a natural delineation of the settlement itself, forming the interface between urban and rural areas. The National Planning Framework also highlights that greenbelts adjoining our urban areas also fulfil a strategic purpose, as a potential asset for future, planned development as an urban extension. It is a requirement under National Policy Objective 62 to identify and strengthen the value of greenbelts, and green spaces at regional and city scale, to enable enhanced connectivity to wider strategic networks, prevent coalescence of settlements and to allow for the long-term strategic expansion of urban areas. 5.5.3 The RSES highlights the importance of a consistent approach to the management and protection of landscapes including urban landscapes, particularly across planning and administrative boundaries. Cork MASP policy objective 17 states that it is an objective to achieve a healthy, green, and connected metropolitan area through the preparation of a Metropolitan Open space, Recreation and Greenbelt strategy. As part of this strategy, the development of a Metropolitan Greenbelt Strategy in co-ordination between Cork City Council and Cork County Council could be developed. The Government guidelines on Sustainable Rural Housing recognise the need to manage pressure for overspill development from urban areas in the rural areas closest to the main cities and towns. Planning Principles for a Greenbelt 5.5.4 For the purposes of this Plan the following principles underlie the designation of the greenbelts in Metropolitan Cork and around the county towns: • Maintenance of distinction in character between the town or city urban and rural areas by the prevention of unrestricted sprawl of urban areas into the countryside; • Prevention of individual settlements merging into one another; • Strategic protection of land that may be required for development in the future; • To focus attention on lands within settlements which are zoned for development and likely to contribute to the regeneration of areas; • Provision of a source of recreation and amenity and to allow for open countryside to be within easy reach of most built up areas; and • Retention of land in agriculture, forestry or other uses which would otherwise be susceptible to inappropriate development. 5.5.5 A Greenbelt policy has been in operation around the hinterland of Cork City since 1996 and has helped in preserving the identity of the City itself within a ring of distinctive and largely unspoilt hillsides and ridges. It has also ensured that there is a clear separation between the city suburbs and the Metropolitan Towns which in turn adds to the distinctiveness of those towns. Although each generation has experienced consistent development pressures on Greenbelt land, it is recognised that the Greenbelt has largely been successful in preventing a sprawling metropolis occurring in the Cork area. GO TO CONTENTS

8. Page 118

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   118 5.5.6 A large part of the Cork Metropolitan greenbelt covered by the 2014 County Development Plan now lies within the Cork City Council extended boundary area. There are areas of the Cork Metropolitan Greenbelt remaining within the County, around the hinterland of Cork City which are under strongest urban pressure for rural housing. Therefore, retaining the Greenbelt into the future with these exceptional housing demands and urban pressures represents a serious planning challenge and any incremental erosion of Greenbelt lands over time needs to be carefully monitored. The overall zoning objective for Greenbelt lands is for agriculture, recreation or open space uses. 5.5.7 A high degree of protection is required for the prominent open hilltops, valley sides and ridges that give Cork its distinctive character and the strategic, largely undeveloped gaps between the main Greenbelt settlements. The detailed policies and objectives relating to the protection of the landscape of these areas are outlined in Chapter 14 Green Infrastructure and Environment, and the detailed mapping is available in Volume 6 Maps on the CDP Map Browser which is accessible through www.corkcoco.ie 5.5.8 While the overall objective for Greenbelt lands is to reserve them generally for use as agriculture, open space, and recreation (Objectives RP 5-12 and RP 5-13), it is important to recognise that there are a certain number of longestablished commercial or institutional uses lying entirely within the Greenbelt. Examples of this would include garden centres, hotels, care institutions, and tourism enterprises such as Fota Island. It is not the intention of this plan to restrict their continued operation or (subject to maintaining the specific function and character of the Greenbelt in the area) to prevent appropriate proposals for expansion / intensification of the existing uses. This of course would only apply to authorised uses and also be subject to normal proper planning considerations as set out in Section 5.6. (Environmental and Site Suitability Requirements). County Development Plan Objective RP 5-11: County Metropolitan Cork Greenbelt Maintain the County Metropolitan Cork Greenbelt (as shown on Figure 5.1) which encompasses Metropolitan Towns, Strategic Employment Locations, Villages and Countryside of Metropolitan Cork. County Development Plan Objective RP 5-12: Purpose of Greenbelt (a) Maintain a Green Belt for Metropolitan Cork with the purposes of retaining the open and rural character of lands between and adjacent to urban areas, maintaining the clear distinction between urban areas and the countryside, to prevent urban sprawl and the coalescence of built-up areas, to focus attention on lands within settlements which are zoned for development and provide for appropriate land uses that protect the physical and visual amenity of the area. (b) Recognise that in order to strengthen existing rural communities’ provision can be made within the objectives of this Plan to meet exceptional individual housing needs within areas where controls on rural housing apply. County Development Plan Objective RP 5-13: Land Uses within the County Metropolitan Greenbelt Preserve the character of the Metropolitan Greenbelt as established in this Plan and to reserve generally for use as agriculture, open space, recreation uses and protection / enhancement of biodiversity of those lands that lie within it. County Development Plan Objective RP 5-14: Sustainability of Exceptions to Greenbelt Policies Recognise that by reason of the number of people currently living within Greenbelt areas, the granting of regular exceptions to overall policy is likely to give rise over the years to incremental erosion of much of the Greenbelt. County Development Plan Objective RP 5-15: Active Uses of Greenbelt Lands Facilitate active uses of the County Metropolitan and Town Greenbelts generally and to encourage proposals which would involve the development of parks, countryside walks or other recreational uses within the Greenbelt. Any built development associated with such uses should not compromise the specific function and character of the greenbelt in the particular area. County Development Plan Objective RP 5-16: Long Established Uses Recognise the requirements of long established commercial or institutional uses located entirely within the Greenbelt which may make proposals for expansion / intensification of existing uses. Such expansion proposals of an appropriate scale will be considered on their merits having regard to the overall function and open character of the Greenbelt and where development would be in accordance with normal proper planning and sustainable development considerations. GO TO CONTENTS

9. Page 119

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   119 County Development Plan Objective RP 5-17: Strategic and Exceptional Development Recognise that there may be development of a strategic and exceptional nature that may not be suitably located within zoned lands and that such development may be accommodated successfully in Greenbelt locations. In such circumstances, the impact on the specific functions and open character of the Greenbelt should be minimised. County Development Plan Objective RP 5-18: Relocating uses Recognise that it may be appropriate, in exceptional circumstance, to accommodate some uses in a greenbelt area that are relocating from a town centre site to facilitate redevelopment of a site for other uses, or the regeneration of a wider area, where there is no alternative option available within existing zoned lands /or the development boundary and where no other suitable lands are available. In such circumstances, the impact on the specific functions and open character of the Greenbelt should be minimised. Greenbelts around Other Towns 5.5.9 For the smaller towns it has also been beneficial to have reasonably strict controls in their immediate hinterland. It has helped to maintain the identity of the towns and has encouraged more development activity within the development boundaries. The character of all settlements can also be undermined by linear roadside frontage on the main roads leading out into the countryside. Apart from the obvious servicing inefficiencies, road safety problems and public health issues, such patterns erode the important clear distinction between the built-up area and open countryside. Such development also raises important sustainability issues. 5.5.10 In the Ring Towns/County Towns and smaller settlements, the Plan recognises that development should be discouraged in the immediate surroundings of the settlements in order to prevent sprawl near towns and to control linear roadside development. 5.5.11 The extent of individual Greenbelts around the Ring and County Towns generally follows readily identifiable physical features, and the definition of their physical extent reflects: • The visual setting of the town; • The main approach routes; • The need to maintain strategic gaps with other settlements; • Areas of designated landscape importance; and • Areas of known nature conservation value 5.5.12 Within these Greenbelts, land is generally reserved for agriculture, open space or recreation uses (RP 5-19). Exceptions to this will only be allowed in the case of an individual who can demonstrate a genuine rural generated housing need based on their social and / or economic links to a particular local rural area in accordance with objective RP 5-2, or in the circumstances referred to in objectives RP 5-16, RP 5-17 and RP 5-18 which also apply to Greenbelts around Settlements. 5.5.13 However, in some areas, as a further attempt to provide for those aspiring to build individual houses, areas have been delineated where there is capacity to accommodate a limited number of individual houses. These areas are designated under zoning objective GB 1-2. The aim is to provide a realistic alternative to building single houses in the countryside, in locations rural in character but close to towns to ease the pressure to provide or enhance services in relatively remote rural areas. The intention is, where possible, to give favourable consideration to proposals for individual houses in an appropriate setting rather than to encourage the development of low-density suburbs or satellite settlements. It is inappropriate to adopt this more flexible approach within the County Metropolitan Cork Greenbelt, because of the exceptional pressure for development in Metropolitan Cork. GO TO CONTENTS

10. Page 120

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    120 County Development Plan Objective RP 5-19: Greenbelts around Settlements (a) Retain the identity of towns, to prevent sprawl, and to ensure a distinction in character between built up areas and the open countryside by maintaining a Greenbelt around all individual towns. (b) Reserve generally for use as agriculture, open space or recreation uses those lands that lie in the immediate surroundings of towns. Where Natura 2000 sites, Natural Heritage Areas, proposed Natural Heritage Areas and other areas of biodiversity value occur within Greenbelts, these shall be reserved for uses compatible with their nature conservation designation and biodiversity value. (c) Prevent linear roadside frontage development on the roads leading out of towns and villages. County Development Plan Objective RP 5-20: Greenbelts around Main Towns GB 1-1 Discourage strongly new individual housing from being located within the greenbelts around the Main Towns. This restriction is relaxed in principle for individuals who can demonstrate a genuine rural generated housing need based on their social and/or economic links to a particular rural area in accordance with RP 5-4, or in the circumstances referred to in objectives RP 5-16 and RP 5-17, which also apply to Greenbelts around the Main Towns. County Development Plan Objective RP 5-21: Greenbelts around Main Towns GB 1-2 In some parts of the greenbelts around the towns it will be possible to accommodate limited numbers of individual houses in an appropriate rural setting providing; • The character of the area as a whole will remain predominantly rural and open • Proposals will not cause linear roadside frontage development (ribbon development); and, • The development is consistent with the proper planning and sustainable development of the area 5.6 Environmental and Site Suitability Requirements 5.6.1 This section provides guidance on the general planning and sustainable development criteria, considered by the planning authority in the assessment of a planning application. 5.6.2 It is important to note that the policies in themselves cannot establish whether an individual site is suitable for development. In all cases, the site itself must be suitable for development before permission can be granted. Climate change adaptation measures are a key consideration and these policies and objectives have been tailored to reduce the vulnerability of new housing in rural areas to the impacts of climate change. 5.6.3 All planning applications for houses in rural areas, regardless of the personal circumstances of the applicant or whether they qualify under specific social and economic need criteria, have to be tested against a range of site-specific planning and sustainable development criteria. Normally, the planning and sustainable development criteria, against which an application is assessed, would include the following: • How the proposal relates to the overall strategy, policies, and objectives of the County Development Plan; • The settlement pattern of the area and whether the proposal would give rise to a ribbon of linear roadside frontage development or excessive concentration of development; • Whether the siting, design and scale of the proposal is appropriate to the surroundings (See Chapters 14, 15 and 16); • Whether the proposal involves excessive site excavation or mounding; • Whether the site is in an exposed or visually sensitive location (Chapter 14); • Whether the proposal is on a dangerous or high-speed stretch of road; • Involves access onto a National Primary or Secondary Route; • Whether any proposed vehicular entrance would endanger public safety or give rise to a traffic hazard; • Whether an excessive length of roadside hedgerow or trees need to be removed to provide an entrance; • Whether the proposal would threaten drinking water supplies because there is an over-concentration of septic tanks / treatment plants and private wells in the area; • Whether there are any sewage disposal, drainage, water supply or other environmental concerns; GO TO CONTENTS

Source Cork County Council: Cork County Development Plan 2022–2028 – Volume One: Main Policy Material (2022–2028) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.