Cork County Council decision to limit Midleton housing plan until access road in place upheld

An Bord Pleanála has rubber-stamped a decision by Cork County Council to impose limits on the full development of 270 new homes planned for Midleton, until a new access route in the East Cork town is built.

The board ratified a ruling by the local authority in October 2023 that only 110 of the 270 residential units proposed by Glenveagh Homes, as part of a large-scale residential development at Castleredmond, could be constructed in the initial phase of the project.

It has also permitted the associated development of a creche, temporary pump station, and temporary wastewater treatment plant on the 7.9 hectare site.

Condition

However, An Bord Pleanála has imposed a condition that the remainder of the homes, due to be completed during Phase 2 and 3 of the development, cannot be occupied until a new access route to the estate from Lakeview is completed and approved by the council. It has also stipulated that the units can only be sold to individual buyers and not a corporate entity.

Glenveagh had sought permission to develop 242 houses, as well as 24 apartments, at Castleredmond.

However, Cork County Council ruled that the proposed second and third phases of the development would be premature — pending the completion of the new access route, which is outside the control of both Glenveagh and the local authority.

The access road is due to be provided by another large developer, O’Flynn Construction, which has recently been granted planning permission for over 230 new housing units on adjoining lands.

The council stated there was a deficiency in the existing road network in the absence of such an access road being completed, which poses a traffic hazard to road users.

Compliance

Subject to compliance with 26 separate conditions, An Bord Pleanála said the proposed development was compliant with the Cork County Development Plan 2022-2028, represented an acceptable density, and would not seriously injure the residential or visual amenities.

It also concluded that the plans in terms of urban design, height, and quantum were acceptable — as well as in terms of traffic, pedestrian safety, and convenience.

The council’s ruling had been appealed by both Glenveagh Homes and several third parties including two residents’ groups, Castleredmond Residents’ Association and Ballinacurra East/Geragh Rd Residents.

Scale

Most opponents said they had no objection to the development of more housing in the area, but expressed concern that there was insufficient capacity and infrastructure to cope with the scale of the proposed project — particularly in relation to traffic.

Separately, Glenveagh Homes had sought to overturn the council’s decision to refuse planning permission for Phase 2 and Phase 3 of the development.

The developer claimed its plans would not endanger the safety of road users, as 60% of vehicles would be routed through lands currently being developed by O’Flynn Construction — which are due to be completed in 2025.

A planning inspector with An Bord Pleanála expressed satisfaction that the proposed development would provide “a high quality of residential amenity as the housing of a high quality with a good mix of types, and each unit is provided with good floor space and private amenity.”