An Bord Pleanála has given the green light for the development of a large new housing estate near Bandon town centre that had been refused planning permission by Cork County Council.
Development firm, Castle Rock Homes (Midleton) Limited, successfully appealed the council’s ruling from August 2024 which rejected its planning application to construct a major housing scheme on a 3,53-hectare site at Knockbrogan, Bandon, Co Cork.
However, the board limited the proposed development to the first phase which will permit the construction of 71 houses.
It refused planning permission for the second phase of the project which consisted of the remaining 24 houses contained in the developer’s original plans for a housing scheme of 95 residential units.
The board rejected the recommendation of its own planning inspector that the entire development should be approved as it concluded the proposed second phase was “substandard.”
However, it expressed hope that its refusal would allow for a possible reconsideration of the layout of Phase two by the developer “at some future point that would provide for a high-quality residential environment.”
Cork County Council had refused planning permission on the basis that the proposed layout of the site failed to provide for the required level of pedestrian and cycleway links with adjoining housing estates and a school campus.
Council planners said such a failure would endanger the public safety of pedestrians and cyclists and pose a traffic hazard.
The local authority also rejected the plans because the proposed scheme failed to assimilate into the topography of the site and would be “overly bulky and visually obtrusive” with the majority of dwellings sitting over the brow of a hillside and “seriously detracting” from the visual amenities of the area.
It also claimed the layout of the development was substandard and would fail to provide a high-quality residential environment for future occupiers.
In its appeal, Castle Rock Homes claimed that it could have appropriately dealt with the reasons for refusal if the council had sought further information from the company.
The company argued that an “ineffective” pre-planning process had led to it submitting a planning application within tight timeframes.
It disputed the local authority’s finding that the proposed development represented a material contravention of the Cork County Development Plan 2022-2028.
The developer also claimed the steeply sloping terrain on the site, which is zoned for residential purposes, presents challenges for an appropriate design.
It claimed the proposed design had sought to strike a balance between an appropriate density while also addressing the challenges of the site’s topography as well as providing own door access and rear private gardens for all properties.
The company pointed out that the development would provide much needed housing for Bandon which was located close to the town centre.
It also rejected the finding that the plans had not provided for pedestrian and cycling links with existing and future residential areas in Bandon and claimed it was not afforded the opportunity to explain its design rationale.
Castle Rock Homes further stated that design changes suggested by the council’s architect could not be achieved due to “topographical challenges.”
It also insisted the estate was well laid out with comfortable routes, footpaths, grass margins and own door access.
In its ruling, An Bord Pleanála concluded that the first phase of 71 houses was acceptable in terms of density, design and visual impact as well as pedestrian and cycling infrastructure subject to compliance with a number of planning conditions.
The board said it did not agree with the council’s view that the development constituted a material contravention of the county development plan.
It directed that the area marked for the second phase of the development should be dedicated as communal amenity space unless permission is granted for housing on that portion of the site at some future stage.
