Plans for 489 homes in Jacob’s Island rejected

An Bord Pleanála has refused permission for 489 apartments, a creche, and offices in five blocks in Jacob’s Island — despite the senior planning inspector recommending that permission be granted.

The board did not concur with the inspector’s recommendation to grant permission to developers Hibernia Star Limited, deciding to refuse for two main reasons — the dwelling size mix contained in the proposal and the impact on traffic in the area.

The plans, which had been under review for more than three years, comprised of one studio apartment, 161 one-bedroom units, and 327 two-bedroom units.

The Cork City Development Plan 2022-2028 features guidelines on dwelling size mix for different types of developments and locations — including a large apartment development in the city suburbs, which is the category the Jacob’s Island plans fall under. It states that between 5% and 15% of the units must be four-bedroom or larger; between 18% and 38% have to be three-bedroom; between 25% and 40% two-bedroom; between 15% and 25% one-bedroom, and zero to 15% studios.

The 489 units comprised roughly 33% one-bedroom and 66% two-bedroom units.

An Bord Pleanála explained: 

“The significant disparity between the proposed mix and the range specified … extends beyond the reasonable realm of flexibility.”

It added that the proposed development would materially contravene the Cork City Development Plan 2022-2028.

Furthermore, the board considered that more consultation with the planning authority was required as the applicant had not demonstrated what works or other changes were required to increase the capacity of the Mahon Interchange. Changes were needed to limit the impact of the proposed development on the road network, particularly the N40, the board’s report said.

The inspector had recommended a condition that required provision be made to increase the capacity of Mahon Interchange, and that it would be agreed with the planning authority prior to commencement, and all costs associated with the design.

However, the board thought this condition was insufficient.

They noted “the importance of the N40 to the metropolitan road network and the wider region”, and the fact that the Mahon Interchange is the vehicular access point to Jacob’s Island — adding that existing and proposed services, such as schools and the planned Luas stop, require residents of Jacob’s Island to traverse the N40. The board, therefore, concluded that clarity was required on the matter, and that it was “premature” to grant permission.