Planning permission has been granted for a large-scale residential development of almost 270 homes on the northern outskirts of Midelton, Co Cork.
An Bord Pleanála has upheld the decision of Cork County Council to approve the development but revised some details to permit 268 residential units, a creche and a community-use building at Broomfield West, Midleton by a 2-1 majority.
It also imposed a planning condition that the new homes can only be sold to individual buyers and cannot be sold to any commercial investors or housing bodies providing social or affordable housing.
The proposed new housing estate on an 8-hectare site by developer, Castle Rock Homes, which consists of 212 houses, 48 duplexes and eight apartments, had been opposed by several local residents.
The plans also provide for some road widening works and a new footpath on Broomfield Road in Midleton.
While approving the bulk of the development as proposed by Castle Rock Homes, An Bord Pleanála directed that plans for seven houses should be revised to provide a more active dual frontage appearance.
It also instructed the developer to provide increased storage space in the design of two-bedroom duplex apartments.
The board also requires the childcare and communal unit to be fully fitted out and suitable for immediate occupation and operation before construction work on the second phase of the housing units can be started.
The council’s decision had been separately appealed by Castle Rock Homes over a number of conditions including that 22 houses at the northern end of the site should be omitted in in order to provide public open space.
It proved successful in its argument that the omission of 22 units was unnecessary and there was no sufficient rationale to exclude them.
The developer also successfully challenged conditions about the phasing of the development and a reduction in the height of eight duplex units which it claimed would result in the loss of four one-bed units.
In addition, the board also overturned the condition imposed by the council that the developer should pay a special contribution of €965,175 for works to be carried out on the Northern Relief Road in Midleton as well as for cycleways, footpaths and traffic signalling.
An inspector with An Bord Pleanála said the requirement for such a contribution could not be justified.
In its majority decision, the board said it considered that the proposed development would be consistent with the zoning and other provisions of the Cork County Development Plan 2022-2028 subject to compliance with a number of planning conditions.
It ruled that the plans would make efficient use of an appropriately zoned greenfield site on the urban edge of Midleton and would positively contribute to an increase in housing stock.
The board said the development would also be acceptable in terms of urban design, layout and building height as well as pedestrian and traffic safety.
Furthermore, it said the housing scheme would provide an acceptable form of residential amenity for future occupants and would not seriously injure the residential or visual amenities of the area.
A total of 27 units will be made available to Cork County Council under the Part V provision for social and affordable housing.
Opponents of the development voiced a number of concerns about the project including its excessive density, the capacity of the water and sewage network in the area as well as the nuisance effect of the construction phase on local residents.
Several appellants complained that the new homes and creche would overlook their properties, while the local road was not suitable to accommodate such traffic – claims disputed by the developer.
Other issues raised included the risk of flooding and the capacity of local schools and other social facilities in the area to cater for the increased number of residents in the estate.
