12. Land Use Zoning Objectives
The Purpose of Land Zoning Objectives
Land use zonings spatially represent the development strategy for the City. The development strategy for Cork City is set out in the Core Strategy. The land use zoning strategy is based on the principles of compact growth, sustainable communities and neighbourhoods, placemaking and climate resilience, and the Strategic Vision for Cork City set out in Chapter 1.
There are twenty-two land use zones in this Plan, each with its own distinct objective to facilitate a particular type(s) of development. These zones indicate where different types of development are appropriate within the City and are indicated on the Zoning Maps.
Zoning objectives only relate to land use. A range of other factors including density, height, mobility, design and environmental criteria, amongst others, determine whether or not any particular development proposal is appropriate in an area. Zoning objectives cannot be considered in isolation and must be read in association with all Development Plan objectives set out in this Plan. If in doubt, the direction provided in the Core Strategy should be followed.
While the primary objective of each land use zoning is clearly stated, the various uses listed are intended as a general guide and are not an exhaustive list. Land uses open for consideration may be acceptable where the Planning Authority is satisfied that:
• they would not have a detrimental impact on the primary land use zoning objective;
• they would be consistent with the relevant objectives and criteria set out in this Plan; and
• there would not be any significant adverse impacts on-site or on the surrounding environment.
In exceptional circumstances there may be uses that are not referenced in this Plan; these will be considered on their own merits in accordance with the primary land use zoning objective concerned.
Where developments or uses are proposed that are ancillary to the dominant or main use of a site or development, such proposals will be considered on their own merits.
Land use zonings are used as a tool to shape the City’s development strategy, and therefore may not always reflect established land uses. As a result, there are uses throughout the City that do not conform with the land use zoning objective for the area.
Where such non-conforming uses are legally established, their reasonable expansion or improvement within their curtilage will be considered on their own merits provided there is no serious detrimental impact on the primary land use zoning objective for the area or environment, having regard to other relevant objectives of this Plan.
Development Close to Zoning Boundaries
While land use zones are delineated on the Zoning Maps with clear and distinct boundaries, there are interdependencies between land use zones. Development in one zone may impact upon the existing environment in another zone, particularly near boundaries between different zones. In order to avoid abrupt transitions in scale, densities and use, when dealing with development proposals near zoning boundaries, consideration must be given to existing development in adjoining zones. This is particularly relevant for more environmentally sensitive zones such as residential zones, and special consideration must be given to scale, density and use in order to protect existing residential amenities.
Open Space in Residential Areas
Many green areas of open space in residential areas are not specifically zoned as public open space and may be zoned ZO 1 Sustainable Residential Neighbourhoods or another land use zoning objective. Irrespective of zoning, there will be a presumption against development on all open space in residential estates including any green area or public amenity area that formed part of an executed planning permission for development and was identified for the purposes of recreation or amenity open space, including land which has been habitually used as public open space. Such lands shall be protected for recreation, open space and amenity purposes.
While not a function of a development plan, current planning legislation provides a mechanism to allow a Council to permit a proposed development that contravenes materially development objectives in a development plan, including land use zoning objectives. It is not possible for a development plan to account for every possible eventuality, and situations may arise where the proper planning and sustainable development of an area may be best served by a development that contravenes the land use zoning objectives of the Plan. In such cases, development proposals will be considered on their own merits in accordance with the principle of proper planning and sustainable development, and in accordance with the Core Strategy and development strategy of this Plan.
Current planning legislation provides a mechanism for prospective applicants to engage in consultations with a planning authority before making a planning application. This is a valuable process for applicants and the planning authority as it can serve to clarify objectives set out in this Plan, including land use zoning objectives, and ensure quality planning outcomes. Prospective applicants are generally advised to engage in pre-application consultations with the planning authority before submitting a planning application.
Tiered Approach to Land Zoning
The National Planning Framework (NPF) sets out a two-tier approach to land zoning. National Policy Objective 72a requires planning authorities to apply a standardised tiered approach to differentiate between (i) zoned land that is serviced and (ii) zoned land that is serviceable within the life of the Plan. Tier 1 comprises serviced zoned lands that is sufficiently serviced to accommodation new development. Tier 2 lands are serviceable zoned lands that are not currently fully serviced but have the potential to become fully serviced within the life of the Plan. The Core Strategy provides details of the zoning tiers.
This Plan includes a Tier 3, which are strategic lands necessary for long-term planning of infrastructure, given the ambition growth target set out in the NPF, but also provide for substitution of Tier 1 or Tier 2 lands that do not come forward for development within this Plan period, where appropriate.
Summary Table of Land Use Zoning Objectives
Each of the twenty-two land use zoning objectives are set out below in this Chapter. They are grouped under six general use categories and are summarised in the table below.
||ZO 1 Sustainable Residential Neighbourhoods|
|ZO 2 New Residential Neighbourhoods|
|ZO 3 Tier 3 Residential Neighbourhoods|
|ZO 4 Long-term Strategic Regeneration|
|ZO 5 Mixed Use Development|
|ZO 6 City Centre|
|Urban Centres||ZO 7 Urban Town Centre|
|ZO 8 District Centres|
ZO 9 Neighbourhood and
ZO 10 Light Industry and
|ZO 11 Business & Technology|
|ZO 12 Retail Warehousing|
|Community and Infrastructure||ZO 13 Education|
|ZO 14 Institutions & Community|
ZO 15 Public Infrastructure
Open Space and Amenity
|ZO 16 Public Open Space|
ZO 17 Sports Grounds and
ZO 18 Landscape Preservation
|ZO 19 Quayside Amenity Area|
ZO 20 Rivers and Water Bodies
|ZO 21 City Hinterland|
|Airport||ZO 22 Cork Airport Infrastructure|
Clarification of Residential Uses
For the avoidance of doubt, the following zoning objectives facilitate residential uses in principle, either as a primary objective or as uses open for consideration:
|ZO 1||Sustainable Residential Neighbourhoods|
|ZO 2||New Residential Neighbourhoods|
|ZO 3||Long-term Residential Neighbourhoods|
|ZO 4||Long-term Strategic Regeneration|
|ZO 5||Mixed Use Development|
|ZO 6||City Centre|
|ZO 7||Urban Town Centre|
|ZO 8||District Centres|
|ZO 9||Neighbourhood and Local Centres|
Landscape Preservation Zone*
Overarching Objectives for Development in All Zones
Overarching objectives for development in Cork City are set out in the Core Strategy in Chapter 2. Development proposals in every land use zone must be able to demonstrate how these overarching objectives are met, with particular emphasis on the following:
Overarching objectives for development in Cork City are set out in the Core Strategy in Chapter 2. Development proposals in every zone must have placemaking as a primary consideration and mustdemonstrate how the proposal would respect, reflect or contribute to the character and vibrancy of the particular neighbourhood, centre or area, commensurate with the nature and scale of the development. All developments must deliver or contribute towards a quality urban environment and public realm with a focus on accessibility, pedestrian priority and permeability. Chapter 11 Placemaking and Managing Development provides further detail and development guidance.
Development proposals in every zone must consider climate resilience from the design to implementation stages. This includes site selection, with a presumption in favour of Brownfield locations, sustainable mobility, reducing energy usage and emissions, use of renewable energy and technologies, climate change adaptation and mitigation measures including flood risk, landscaping including green infrastructure an biodiversity and use of green construction methods. Chapter 11 Placemaking and Managing Development provides further detail and development guidance.
Flood Risk Zones A and B have been identified by the Strategic Flood Risk Assessment. These zones may impact new development, but facilitate existing development uses that may require small scale development such as small extensions. Development proposals within these zones shall be accompanied by a detailed Flood Risk Assessment, carried out in accordance with The Planning System
and Flood Risk Assessment Guidelines and Circular PL 2/2014 (or as updated), which shall assess the risks of flooding associated with the proposed development.
Proposals shall only be considered favourably where it is demonstrated to the satisfaction of Cork City Council that they would not have adverse impacts or impede access to a watercourse, floodplain or flood protection and management facilities, or increase the risk of flooding to other locations and be in accordance with the proper planning and sustainable development of the area. The nature
and design of structural and non-structural flood risk management measures required for development in such areas will also be required to be demonstrated, to ensure that flood hazard and risk will not be increased. Measures proposed will follow best practice in the management of health and safety for users and residents of the development.
Refer to Chapter 11 Placemaking and Managing Development for more guidance on floor risk assessment.
Land Uses and Flooding
Development proposals in every zone must consider how they contribute to the development of sustainable communities and neighbourhoods, with larger development proposals providing community uses or facilities commensurate with the scale of the development and the neighbourhood. Chapter 11 Placemaking and Managing Development provides, further detail and development guidance.
The provision and protection of residential uses and residential amenity is a central objective of this zoning. This zone covers large areas of Cork City’s built-up area, including inner-city and outer suburban neighbourhoods. While they are predominantly residential in character these areas are not homogenous in terms of land uses and include a mix of uses. The vision for sustainable residential development in Cork City is one of sustainable residential neighbourhoods where a range of residential accommodation, open space, local services and community facilities are available within easy reach of residents.
Development in this zone should generally respect the character and scale of the neighbourhood in which it is situated. Development that does not support the primary objective of this zone will be resisted.
Primary uses in this zone include residential uses, crèches, schools, home-based economic activity, open space and places of public worship.
Uses that contribute to sustainable residential neighbourhoods are also acceptable in principle in this zone provided they do not detract from the primary objective of protecting residential amenity and do not conflict with other objectives of this Development Plan. Such uses include but are not limited to: small-scale local services including local convenience shops; community facilities; cultural facilities; hotels and hostels; live-work units; service stations (petrol filling stations); local medical services; third level education institutes; community based enterprise or social enterprises, health facilities including hospitals.
Where it can be suitable justified, the expansion of zoned Neighbourhood and Local Centres is open for consideration in this zone provided they meet the criteria for such centres set out in Chapter 7 Economy and Employment.
The employment policies in Chapter Economy and Employment designate particular locations for offices, office-based industry and major retailing development, and these uses are not generally permitted in this zone, unless they are community -based enterprises or social enterprises.
Many green areas of open space in residential estates in Cork City area included in this zone. There will be a presumption against development on all open space in residential estates including any green area or public amenity area that formed part of an executed planning permission for development and was identified for the purposes of recreation or amenity open space, including land which has been habitually used as public open space. Such lands shall be protected for recreation, open space and amenity purposes.
Lands in this zone are designated as Tier 1 or Tier 2 zoned lands in the Core Strategy. Any development proposals must satisfy the requirements for developing on Tier 1 or Tier 2 lands set out in Chapter 2 Core Strategy.
This zone covers primarily greenfield, undeveloped lands for new sustainable residential areas. Development in this zone, while primarily residential, must provide an appropriate mix of housing types and tenures along with the amenity, social, community and physical infrastructure required to promote compact growth, balanced communities and sustainable, liveable communities.
Uses set out under ZO 1 Sustainable Residential Neighbourhoods are appropriate under this zone subject to such uses supporting the creation of sustainable communities and not conflicting with the primary objective of this zoning.
Lands in this zone are designated as longer-term zoned lands. Any development proposals must satisfy the requirements for developing on Tier 3 lands set out in Chapter 2 Core Strategy, and below.
This zone covers primarily greenfield, undeveloped lands for new sustainable residential areas, mainly deliverable in the longer term. Only in exceptional circumstances will long-term residential neighbourhood sites be considered for development in this Development Plan period, as substitution for Tier 1 and Tier 2 lands, and any development proposals on these lands must demonstrate:
(i) that Tier 1 and Tier 2 serviced or serviceable lands zoned for r esidential uses are not capable of being delivered during this
Development Plan period; and
(ii) how the proposed development lands will be serviced and delivered during this Development Plan period.
Development in this zone, while primarily residential, must provide an appropriate mix of housing types and tenures along with the amenity, social, community and physical infrastructure required to promote compact growth, balanced communities and sustainable, liveable communities.
Uses set out under ZO 1 Sustainable Residential Neighbourhoods are appropriate under this zone subject to such uses supporting the creation of sustainable communities and not conflicting with the primary objective of this zoning.
The purpose of this zone is to promote the development of key sites and large-scale regeneration projects for the development of new employment, housing and supporting infrastructure. These sites have a potential to contribute significantly towards the sustainable compact growth of Cork City. Development in this zone should seek to make the most efficient and sustainable use of land in achieving densities that contribute towards compact growth.
This land use zone includes the Tivoli dockland area, which is identified in the National Planning Framework as a nationally and regionally significant development area and a key future growth enabler for Cork.
The range of permissible uses within this zone includes residential, general employment uses, offices, local services, conference centre, education, hospital, hotel, commercial leisure, cultural uses, civic institutions, childcare services, business and technology / research uses, open space, riverside and marina uses, community and civic uses.
Where appropriate, extensions to existing Port and related facilities and use will be acceptable. Appropriate temporary uses will also be acceptable where it can be demonstrated that such uses are short-term uses that do not impact upon the long-term redevelopment of Tivoli and where such uses would not have a detrimental impact on the receiving environment.
The Core Strategy sets out further development objectives for these lands.
This zoning objective facilitates the development of a dynamic mix of uses which will interact with each other creating a vibrant urban area with residential, employment and other uses. A vertical and horizontal mix of uses should occur where feasible, including active ground floor uses and a vibrant street frontage on principle streets.
The range of permissible uses within this zone includes residential, general offices, local services, conference centre, education, hospital, hotel, commercial leisure, cultural uses, civic institutions, childcare services, local medical facilities, business and technology / research uses and community and civic uses. The range and scale of uses proposed must be commensurate to the scale of the zone.
Urban and Town Centres
Cork City is the key driver for economic and population growth in the region and the second city in the State. Cork City Centre is the historic, cultural and commercial heart of Cork and the region and its success is fundamental to the delivery of the National Planning Framework and to the well-being of the local and wider Irish economy. It is essential that the City Centre continues to develop its role as the key economic driver of the region and withstands the threat of vacancy, dereliction and the changing nature of retailing. It is the primary retail centre in the region, and the City Centre has seen significant population growth in recent years.
The primary purpose of this zone is to promote the continued economic, civic, cultural and residential growth of the City Centre, and to create a thriving urban community. Uses that complement the primacy and vibrancy of the City Centre are permitted in this zone, while comparison retail uses will be permitted within the primary retail area identified in Chapter 7 Economy and Employment. Primary uses in this zone include but are not limited to retail, residential uses, community uses, offices, hotels, cultural and leisure facilities, education and healthcare institutions and facilities, and uses that contribute to the vibrancy and diversity of the City Centre.
Mixed use developments should achieve a vertical and horizontal mix of uses. Retail and other acceptable active uses will be the predominant use at ground floor level along the primary retail streets.
Development proposals in this zone must demonstrate how the proposal would respect, reflect or contribute to the character and vibrancy of the City Centre, commensurate with the nature and scale of the development. Developments must deliver a quality urban environment and public realm with a focus on accessibility and permeability.
Chapter 10 Key Growth Areas and Neighbourhood Development Sites sets out specific development objectives for the City Centre.
This zone applies to the central areas of the major urban towns of Ballincollig, Blarney and Glanmire. These areas each have distinct characters and cultures and have great potential to contribute to the sustainable compact growth of Cork City. Chapter 7 Economy and Employment sets out further objectives for Urban Town Centres.
The primary purpose of this zone is to consolidate and develop the existing urban town centre areas as primary locations for retail, economic, residential, cultural, community, leisure, civic and other related uses. The primary retail areas will form the main focus and preferred location for new retail development, appropriate to the scale and function of each centre. Residential development will be encouraged particularly in mixed use developments.
Development proposals in this zone must demonstrate how the proposal would respect, reflect or contribute to the character and vibrancy of the particular urban town centre, commensurate with the nature and scale of the development. Developments must deliver a quality urban environment and public realm with a focus on accessibility and permeability.
This zone applies to the urban and suburban district centres and are characterised by a mix of convenience and comparison retail and a wide range of services and other uses, usually serving a district of the city. District Centres act as a focus for a range of services, and together with the City Centre and Urban Town Centres they form part of an integrated strategy for mixed use compact growth in key locations of Cork City. Chapter 7 Economy and Employment sets out further objectives for District Centres.
District Centres will be required to have a mix of anchor units and individual retail and service units. In addition to retail uses, District Centres will also provide a focus for other uses, including but not limited to residential uses, retail warehousing, retail offices, comminute facilities, leisure uses, services, hotels, medical and healthcare uses, places of public worship, schools and educational facilities, innovation or enterprise centres and service stations (petrol filling stations).
General Offices will be open for consideration in District Centres provided each office unit is in excess of 1,000 sq. m. and the total area of offices is appropriate to the scale of the individual centre, subject to a general maximum of 20,000 sq. m. of offices in any one centre, unless otherwise specified in this Development Plan for any particular District Centre.
Development proposals in this zone must demonstrate how the proposal would respect, reflect or contribute to the character and vibrancy of the particular district centre, commensurate with the nature and scale of the development. Developments must deliver a quality urban environment and public realm with a focus on accessibility and permeability.
Neighbourhood and Local Centres contribute to sustaining liveable communities and neighbourhoods by fulfilling a local convenience retail, employment and service function, providing a mix of uses and range of services, at an appropriate local scale, to the local population often within a 5- or 10- minute walking distance. Chapter 7 Economy and Employment sets out further objectives for Neighbourhood and Local Centres.
Neighbourhood and Local Centres provide for local convenience shopping, however lower-order comparison shopping may also be open for consideration commensurate to the scale and character of the local centre and its function in the neighbourhood. Neighbourhood and Local Centres also provide a focus for other uses, including but not limited to local services, community facilities, cultural uses, educational uses, medical and healthcare uses, places of public worship, innovation or enterprise centres and limited retail offices. Neighbourhood and Local Centres should also include residential uses, particularly at higher densities that contribute to sustainable compact growth. These can be delivered particularly above ground floor level.
Development proposals in this zone must serve local needs and must demonstrate how the proposal would respect, reflect or contribute to the character and vibrancy of the particular Neighbourhood and Local Centre, commensurate with the nature and scale of the development. Developments must deliver a quality urban environment and public realm with a focus on accessibility and permeability.
The main purpose of this zoning objective is to provide for and protect dynamic light industry and manufacturing employment areas. Primary uses in this zone where the primary activity is the manu-facturing of a physical product and which activity is compatible with being located near to residential areas. Primary uses include light industry; small to medium sized manufacturing and repairs; wholesaling; trade showrooms; retail showrooms where ancillary to manufacturing, fitting and business to business activity; car showrooms; and incubator units. Other uses may include warehousing, logistics, storage and distribution, subject to local considerations. Offices ancillary to the main light industry, manufacturing or employment use are also acceptable.
Ancillary uses such as childcare facilities and small-scale local services, where they serve the local area, are open for consideration at an appropriate scale where they are subsidiary to the main employment uses and do not conflict with the primary zoning objectives. Pure retailing, retail warehousing, standalone offices and office-based industry will not generally be acceptable in this zone.
The main purpose of this zoning objective is to facilitate opportunities for high technology office-based industry, advanced manufacturing, major office and research and development-basedemployment.
Primary uses could include software development, information technology, green technologies, creative technologies and emerging industries, telemarketing, commercial research and development, data pro cessing, publishing and media recording and media associated activities. General offices where each office unit is in excess of 1,000 square metres is open for consideration in this zone subject to the objectives set out in Chapter 7 Economy and Employment.
Other uses that may be acceptable in this zone, subject to local considerations, include light industrial uses set out under ZO 10 Light Industry and Related Uses, primary healthcare centres and hospitals and commercial laboratories. Secondary uses such as residential uses, childcare facilities, leisure facilities and small-scale local services, where they serve the local area, are open for consideration at an appropriate scale where they are subsidiary to the main employment uses and do not conflict with the primary zoning objectives.
General industry and retailing will not normally be permitted in this zone.
Development proposals in this zone must create a high-quality built and landscaped environment and make use of sustainable energy solutions.
This purpose of this zoning objective is to provide for the sale of bulky goods as defined in the Joint Retail Strategy and Retail Planning Guidelines. Pure comparison or convenience retailing is not permitted in this zone. Ancillary small-scale local service uses (for example coffee shops) may be open for consideration subject to local considerations and an appropriate scale where they are subsidiary to the main retail warehousing uses and do not conflict with the primary zoning objectives.
Community and Infrastructure
The main purpose of this zone is to provide for the wide range of education facilities, generally comprising primary and post primary schools and third-level education facilities. This zone accommodates all ancillary accommodation, facilities and development serving educational facilities, including sports facilities and playing fields and associated development.
Where it can be demonstrated that some of the lands associated with any parcel of land in this zone are not required for educational purposes, consideration may be given on this zone to local services and local centres uses as set out under ZO 9 Neighbourhood and Local Centres. These uses, if permitted, must be appropriate to the scale and context of the site and surrounding neighbourhood and must serve local needs only.
This zone generally applies to large educational, healthcare and other institutions and community facilities. These are generally locally or nationally important, long-established uses with a variety of characteristics and built forms, and they play an important role in providing key strategic services for communities across the City and often much further afield.
This zone seeks to protect these uses and facilitate their appropriate, sustainable development. Primary uses include healthcare, education, civic, cultural and other major community uses.
Uses that are ancillary to the primary institutional and community uses may be open for consideration at an appropriate scale, subject to local considerations and where they are subsidiary to the primary uses and do not conflict with the purpose of the zoning objective. These ancillary uses could include sports grounds and facilities, residential accommodation, office-based administrative uses, support services, car parking subject to mobility objectives, childcare facilities and small-scale local services that serve the local need of the primary institution or community use.
Development proposals in this zone must provide high-quality built and landscaped environments that have regard to the local receiving environment. Institutions and facilities in this zone would benefit from a masterplan-led approach to developing their lands and facilities and are encouraged to engage with Cork City Council in this regard.
In many cases these lands and facilities are located in suburban areas and / or adjacent to residential uses. Development in this zone, particularly where adjacent to existing residential uses, shall have regard to impacts on residential amenities. However, some uses such as hospitals have specific operational requirements and realities, for example out of hours traffic movements and sirens from emergency vehicles, and where these uses are considered essential their functional operation will be supported.
This zone covers the provision of public and utilities infrastructure, which can include park and ride facilities, and various other transport, water, drainage, emergency services, electricity, gas, telecommunications, maintenance purposes and other utility facilities.
Development in this zone should have regard to its receiving environment and should seek to integrate to its surroundings through boundary treatment and landscaping solutions.
This zone includes strategic public open space and amenity lands. Lands in this zone comprise a wide range of passive and active recreational and amenity resources for the community including parks, sport and water sports, leisure facilities, amenity areas and natural areas including ecological networks, woodlands and other habitats. The primary purpose of this zone is to preserve all land in this zone for open space and amenity use.
There is a presumption against developing land zoned Public Open Space for alternative purposes.
Ancillary and incidental uses such as small cafés and other amenities that add to the vitality and support the public open space and public recreational infrastructural role of an appropriate public open space, such as a park, may be open for consideration. Such ancillary and incidental service facilities shall be commensurate to the nature and scale of the public open space and must integrate with the public open space and not conflict with the primary zoning objectives.
Many green areas in residential housing estates throughout the City function as public open spaces and amenity areas but are zoned ZO 1 Sustainable Residential Neighbourhoods (or another land use zoning objective). For zoning objectives relating to these areas, refer to ZO 1 Sustainable Residential Neighbourhoods above, and to the paragraph on ‘Open Space in Residential Areas’ above.
This zone includes a wide range of sports grounds and facilities. The primary purpose of this zone is to preserve all land in this zone for sports facilities and grounds.
There is a presumption against the loss of land zoned Sports Grounds and Facilities to other forms of development. Only development that is ancillary to the principle use of the site for sports and which will only affect lands incapable of forming part of the playing pitches, courts, tracks, courses or similar, will be considered in these areas. Ancillary uses include other sport and leisure facilities such as clubhouses, changing rooms, meeting rooms, gyms, sports training halls, catering facilities, caretaker accommodation and appropriate car parking facilities. Crèches and community uses are open for consideration, provided they are linked to the sports use.
These areas have been identified due to their sensitive landscape character and are protected due to their special amenity value, which derives from their distinct topography, tree cover, setting to historic structures or other landscape character.
Many of these sites have limited or no development potential due to their landscape character. There is a presumption against development within this zone, with development only open for consideration where it achieves the specific objectives set out in Chapter 6 Green and Blue Infrastructure, Open Space and Biodiversity.
This zoning objective applies to the quayside area in the City Centre and City Docks, north and south. Development in this zone is limited to public realm improvements, quayside amenity, landscaping, walkways and cycleways. Elements of public art will be actively encouraged along these walkways, with information and wayfinding signage permissible subject to local considerations. Water based activities will be encouraged.
Cork City is a maritime city. It’s rivers and waterways are important to the City for their intrinsic qualities as open spaces and for their landscape, natural heritage, recreational and visual values. Areas zoned for this purpose are protected as rivers and water body open spaces and for appropriate water-based recreational, cultural, sport and river transport activity. Proposals for permanent or temporary commercial leisure uses will be open for consideration.
The primary objective of this zone is to preserve the character of the City Hinterland generally for use as agriculture, rural amenity, open space, recreational uses, green and blue infrastructure and to protect and enhance biodiversity. Rural-related business activities which have a demonstrated need for a rural location are also permissible. Any development associated with such uses should not compromise the specific function and character of the City Hinterland in the particular area.
Other uses open for consideration in this zone include renewable energy development (wind turbines, solar farms), tourism uses and facilities, garden centres and nurseries, cemeteries and community and cultural uses, market gardening and food production ancillary to agricultural uses.
The City Hinterland helps to maintains a clear distinction between urban areas and the countryside and avoid the harmful impacts of urban sprawl.
Single housing in the City Hinterland will be facilitated only where the objectives and requirements on rural housing set out in Chapter 3 Delivering Homes and Communities are met. Housing must be based on exceptional rural housing need and on the core considerations of demonstrable economic or social need to live in a rural area. Other considerations including siting and design criteria are also relevant.
The primary objective of this zone is to encourage land uses which promote and support the operations of Cork International Airport, subject to normal planning considerations.
Such uses include but are not restricted to: general aviation activity; air transport infrastructure including but not limited to the expansion of the main terminal including additional and enhanced security facilities, additional gates, expansion of airside retail concession and leisure facilities, and limited expansion of landside concession facilities; future extension and expansion of runways and aprons including but not limited to the Runway End Safety Area and other infrastructure associated with operations of the runway; refurbishment and re-use of former terminal for Airport related commercial uses; expansion of Airport Hotel; expansion of long-term parking facilities and limited expansion of staff parking facilities; construction of bus / coach terminal; expansion of taxi facilities; defined car hire location; petrol filling station in an appropriate location, if relocated, and ancillary retail. This list is not intended to be exhaustive and the other developments not listed will be considered, subject to normal planning and environmental considerations.
Further detail on Cork International Airport is set out in Chapter 10 Key Development Areas and Neighbourhood Development Sites.
- 1- National Planning Framework, Section 1.5