Planning refused for 489 apartments at Jacob's Island
The proposed development would have contained one studio, 161 one-bedroom apartments and 327 two-bed apartments
Planning permission has been refused for almost 500 homes on Cork's Jacob's Island over concerns about the traffic impact on one of the city's busiest junctions.
Developers Hibernia Star Limited were unsuccessful in their application to construct 489 apartments spanning five blocks on the peninsula, which would have also included a creche, residential amenities and office spaces.
The proposed development would have contained one studio, 161 one-bedroom apartments and 327 two-bed apartments.
Spanning almost four hectares in total, the apartments would have been spread across five separate blocks ranging from one to eight storeys in height. The plans also included 327 car parking spaces and 1,145 bicycle spaces, with a creche, offices and a residential amenity area planned on the ground floors of the first two blocks.
Speaking on the refusal, Hibernia Star Limited expressed disappointment at the decision, adding: "The application was under review for over three years, received a recommendation to grant from the Bord’s Inspector but was ultimately refused by An Bord Pleanála.
"The development, which was designed to address the significant housing demand in the region, has been thoroughly reviewed and aligned with National Policy and is in accordance with proper planning and sustainable development."
The company noted that the refusal was "particularly frustrating" given that the concerns of An Bord Pleanála "could have been addressed through conditions, potentially allowing construction to commence within six months."
However, despite the inspector's report recommending planning be granted for the development, An Bord Pleanála decided against it, citing two key issues with the proposals.
In its decision, An Bord Pleanála noted the capacity of the N40 road, which runs along the northwestern side of the site.
The board determined that further consultation with the planning authority was required, adding that Hibernia Star Limited had not demonstrated what works or other changes were required to increase the capacity of the Mahon Interchange to limit the impact on N40 road network, or an estimate of the costs involved in doing so.
While the developers outlined plans to "undertake discussion with the council in advance of the full masterplan development," An Bord Pleanála noted an internal report by Cork City Council which found that "no further improvements could be made to mitigate against an increase in traffic."
It also cited a submission from Transport Infrastructure Ireland warning that data submitted by the developer was "insufficient" in demonstrating the proposed development would not have a detrimental impact on the capacity, safety or operational efficiency of the road network.
As a result, the board said it was "premature" to grant permission, until the issue was addressed with the planning authority.
An Bord Pleanála also noted that the dwelling size mix proposed by the developers was unsatisfactory, and noted the "high percentage of two-bed, four person apartments" in the proposed scheme, and the fact that a significant number were of a size greater than what was required.
"We are extremely disappointed with ABP’s refusal which will have major negative implications for the provision of residential accommodation in Cork. Its immediate impact is to prevent the development of 489 apartments," said Hibernia Star Limited CEO, Tom McCarthy.
The company said its now faces the challenging task of reviewing its options and determining the best course of action to continue addressing the residential accommodation shortage.
Developers Hibernia Star were granted permission in 2023 for a 165-bedroom hotel and more than 10,600 sq m of office buildings at Jacob's Island. The project is backed by McCarthy Developments and has a capital value of €100m.
Permission was granted by An Bord Pleanála in December 2023, despite objections lodged by Transport Infrastructure Ireland that the development would "put at risk the public investment made and being made in the M8, N40, and associated junctions”.
However, the planning body granted permission for the development acknowledging it would add to traffic but that it was to be expected in an urban area.
The refusal marks the second major blow to a large-scale residential development in Cork in recent weeks, following another decision by An Bord Pleanála which put the construction of more than 1,300 apartments on hold indefinitely.
Planning for a new port facility on the site of the former Irish Fertiliser Industries (IFI) plant at Marino Point in Cork Harbour was refused in late November. Goulding Soil Nutrition wanted to construct an agricultural fertiliser facility and develop the existing jetty at Marino Point to facilitate cargo vessels.
Last year, developer O'Callaghan Properties was granted planning for the largest residential development plan to date for the city at the Goulding site at Centre Park Road and Monahan Road. However, those plans depended on a positive planning decision from An Bord Pleanála regarding the former IFI site.
Following the decision, Goulding said it will continue to operate from its Centre Park Road facility. As a result, the more than 1,300 apartment development has been put on indefinite hold now that Goulding will remain in the city.
