Plans for a large-scale housing development of almost 170 new homes on the outskirts of Cork city have been approved by An Bord Pleanála, despite the project being originally rejected by Cork City Council.
The board has granted planning permission for the construction of 166 housing units on a 6.57-hecatre site between Dublin Pike and Ballyhooly Road at Ballincrokig, Cork.
It upheld an appeal by Cork-based development firm, O’Leary & O’Sullivan Developments Limited, against the council’s ruling last September to refuse planning permission for the housing scheme.
The proposed development consists of 60 semi-detached houses, 38 townhouses and 68 apartments spread across 14 blocks ranging from two to three storeys in height.
The plans also provide for an extension to a previously permitted creche to allow it to increase its capacity of child spaces from 40 to 76 as well as for new vehicular access routes from Ballyhooly Road and Dublin Pike.
Subject to compliance with a number of planning conditions, An Bord Pleanála said the proposed development would constitute an acceptable quantum and density of housing in a zoned suburban location.
The board concluded it would not seriously injure the residential or visual amenities of the area or other properties in the vicinity as well as being acceptable in terms of urban design, height and scale.
It ruled the plans were acceptable in terms of its impact on pedestrians and vehicular traffic as well as for the management and disposal of surface water.
The board was also satisfied that the development would be consistent with national climate ambitions as well as with the Cork City Development Plan 2022-2028.
The conditions include a provision that the development is carried out on a phased basis with a requirement that the creche is completed before any of the dwellings can be occupied.
The board said it was also satisfied that the development was unlikely to have any significant effect on protected habitats in the area or the local environment.
Cork City Council had refused planning permission for the project on the basis that the developer had not demonstrated that the proposed drainage network would be fit for purpose or could operate safely.
Council planners also claimed stormwater discharge calculations made by the developer included errors.
The plans were also rejected by the local authority over concerns that it could increase the risk of flooding on the site or downstream.
Submissions were also received from local residents and residents’ groups who raised a number of issues of concern including the risk of flooding, the design of apartments, the capacity of the local road system and insufficient community infrastructure.
O’Leary & O’Sullivan Developments said the proposed development was justified “on the basis of the urgent requirement for new residential dwellings on appropriately zoned and serviced sites within Cork city and the wider Cork metropolitan area".
In its appeal, the company said it was unclear what aspect of the county development plan its plans were non-compliant with in relation to the proposed drainage system.
It also maintained that the site of the housing development is not within an identified flood risk area.
The development firm claimed the council’s decision to refuse planning permission for the scheme was “unwarranted".
“None of the issues raised could support a conclusion that the surface water system proposed is not fit for purpose,” it added.
The company also claimed that council officials had misinterpreted its figures on stormwater discharge rates.
It is proposed that 34 units of various sizes and housing types will be made available to the local authority for social and affordable housing under Part V obligations with prices ranging from €291,809 for a one-bed apartment to €451,891 for a three-bed, semi-detached house.
