2442789
Permission for a LargeScale Residential Development (LRD) at this site at Dublin Pike and Ballyhooley Road, Ballincrokig, Cork City. The development will comprise: (i) the construction of 166no. residential dwellings comprising 26no. 1-bed apartments and 42no. 2-bed apartments in 12no. 2 storey blocks and 2no. 3-storey duplex blocks, 20no. 2-bed townhouses, 18no. 3-bed townhouses, 42no. 3-bed semi-detached houses, and 18no. 4-bed semi-detached houses, all 2-storeys in height; (ii) the construction of an extension to previously permitted crèche TP21/40038 (PL.28.311730) to allow for an increase of its capacity from 40no. child spaces to 76no. spaces; (iii) a new vehicular access from the Ballyhooly Road and a new vehicular access from the L2980 road (iv) vehicular/pedestrian connections to the south through permitted development TP21/40038 (PL.28.311730) which leads through Coppenger Fields development (v) car and bicycle parking, bin storage facilities and public lighting throughout scheme; (vi) landscaping, neighbourhood and local play areas and an ecology corridor to stream along Ballyhooley Road; (vii) drainage and surface water management works including attenuation basins and swales, and (viii) all associated boundary, site and development works. The application may be inspected online at the following website: www.coppengerwoodslrd.ie
Core Refusal Reason
The Planning Authority initially refused permission due to concerns that the proposed drainage network (specifically Attenuation Basin No. 4) was not fit for purpose and that the development posed a downstream flood risk; however, the Inspector recommends a grant of permission, concluding that technical issues have been resolved through appeal submissions.
Decision Maker's Conclusion
- The proposed development is consistent with the site's ZO 1 zoning and its designation as a key growth area within the Ballyvolane Urban Expansion Area, supporting compact growth and sustainable residential density.
- The revised drainage design and hydraulic modeling provided during the appeal process adequately demonstrate that the surface water management system is fit for purpose and will not increase the risk of flooding on-site or downstream.
- The layout, including a density of 40 units per hectare and building heights of 2-3 storeys, provides an acceptable transition to neighboring residential areas and complies with national guidelines and the Cork City Development Plan.