Cork City Council shoots down plan for 164 homes in Bishopstown

The proposals for the housing development included 64 three-bed semi-detached and terraced homes along with 54 apartments stretching up to five storeys. There were also plans for 46 duplex units with balconies and/or ground-floor terraces.

A statement on behalf of the applicant by HW Planning noted that in recent years another large housing development was permitted on the opposite side of Waterfall Rd.

This permission also allowed for infrastructure upgrades in the local area to reflect the “relative peripheral nature of this part of Cork City”.

It said: “The Waterfall Road can be described as ‘edge of Cork City’, at the point at which the urban area transitions to the countryside.

“It has been the subject of some change over recent years through the development of the N40 South Ring Road, Marymount Hospice, some residential and commercial developments.”

It also noted the 3.68 hectare site was “irregular in shape” and currently used by the landowner for farming.

HW Planning said that the council asked the applicant to engage with the nearby hospice to see if direct connectivity to the 208 bus stop could be achieved on their private lands but “this is not forthcoming at this time”.

Nevertheless, it said the layout of the development made provision for this. It added: 

The proposed development offers a unique opportunity to transform this underutilised greenfield site into a new residential neighbourhood, which will contribute to the supply of much-needed residential accommodation with Cork City.

Several objections to the development were received from local residents, some of whom cited the lack of pedestrian access and the distance from public transport.

Others claimed there had been a lack of public consultation and limited accessible services and social amenities within a reasonable distance of the location.

Following a number of reports from council planning inspectors, it was recommended that the development should not be granted permission. The inspector said: 

There is no pedestrian infrastructure proposed along Waterfall Rd to allow pedestrians walking along Waterfall Road to and from the public bus stop adjacent to Marymount Hospice to access bus service 208.

“The lack of such a footpath connection would result in car-centric development and represent a traffic hazard for pedestrians.

“The proposed development would therefore be contrary to the proper planning and sustainable development of the area.”

In its refusal, Cork City Council took up these points and said the proposed development was contrary to its city development plan.

Specifically, it said it went against its aims of achieving compact liveable growth, placemaking and managing development, the 15-minute city, walkable neighbourhoods, and active travel.

While it has now been turned down by the council, this refusal could still be subject to an appeal from An Bord Pleanála.