An Bórd Pleanála approves loft-style apartments for Cork City against advice of their own inspector
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An Bórd Pleanála has approved plans for New York loft-style apartments in a landmark vacant building on Cork’s main street despite concerns about their below-standard floorspace.
In an important decision for ‘over-the-shop' residential projects, the board went against its own inspector’s recommendation to refuse planning for the scheme at 64 St Patrick’s St despite his concerns that the proposed studio apartments fell below the minimum floor space and storage standards.
The inspector also said the constraints of the floor plan configuration adversely impacted the useability of the internal floor area, and said the proposed development comprised “a substandard form of development which would seriously injure the residential amenities of future occupants”.
However, in its ruling, the board said on balance, the scheme should go ahead. It pointed out that the city development plan sets out to encourage residential development in 'living over the shop' projects.
It also said local authorities can consider “dispensations from normal standards” and can “practically and flexibly apply” the general requirements of apartment schemes, particularly in historic buildings or in 'over-the-shop' projects where property owners must work with existing building fabric and dimensions.
“Having considered the application documentation and submissions, and the anticipated re-activation of a vacant historical building in the city centre adjacent to Daunt's Square and the Grand Parade, the Board, on balance, and, in this particular context, decided to apply a degree of flexibility in the application of the relevant guidelines to grant permission for the proposed development," it said.
The now Lord Mayor, Green Party Cllr Dan Boyle, had called last December for more flexibility in the planning system after city council planners refused planning to Majorfield Ltd for three studio apartments in the striking Saint Patrick’s Buildings on the corner of St Patrick's St and Grand Parade.
They said the floor space was too small and did not meet the minimum required standards for a studio apartment.
Majorfield Ltd had applied for planning for alterations to the existing mixed-use building to include a change of use of part of the ground floor and the entire first, second, and third floors from office space to residential, to deliver three apartments.
Engineers and architects Brian O’Kennedy & Associates, which secured planning for apartments above the former AIB building on Saint Patrick’s St; for 14 apartments ‘over the shop’ on Bridge St; and for seven apartments in the Finn’s Corner building, engaged in pre-planning consultation with City Hall before preparing the detailed application.
They said they understood that the minimum recommended area for studio apartments is 37m sq but the available floor space in this building was 30.75m sq on the first floor, 33.3m sq on the second floor, and 31m sq on the third floor, adding that the building represents “an out of the ordinary opportunity to provide unique living spaces" in the city.