Green light for sizeable mixed-use development in East Cork

AN Bord Pleanála has approved plans for a sizeable mixed-use development in the centre of Carrigtwohill.

In March 2022, a planning application was submitted to Cork County Council by Ardarostig Developments Ltd, seeking permission for the demolition of sheds and storage buildings at the site on Main St and the construction of a mixed-use development in five buildings, ranging in height from a single storey to three.

The development, the application said, would consist of 43 residential units — 14 one-bed and 29 two-bed — and mixed uses including retail, offices, a pharmacy, and a cafe.

The application also sought permission for other elements, including car parking and bicycle parking.

Cork County Council sought some further information, before making a decision, which resulted in some minor changes and the local authority approving the development, subject to 50 conditions.

However, the progression was stalled after appeals were lodged with An Bord Pleanála.

A first-party appeal sought the omission of one of the conditions, which stipulated that the developer had to pay a special contribution of €763,428 to Cork County Council, “in respect of works proposed to be carried out for the provision of Cobh Cross Interim Upgrade, new link road, URDF works on Main St/Station Rd, [and] URDF public car parking provision”.

The local authority said it considered it “appropriate that the developer should contribute towards these specific exceptional costs for works, which will benefit the proposed development”.

An appeal, lodged on behalf of the applicants, said the condition “came as a surprise” and would have “negative implications for the viability of constructing the scheme”.

It said the special-contribution charges sought under the condition for the provision of infrastructure and facilities “are neither exceptional nor specific” to the proposed development.

The applicants insisted they were still opposed to the special contribution being required after Cork County Council reduced the amount sought to €536,168.

Meanwhile, a third-party appeal was submitted to the planning board in a bid to see the permission for the development overturned.

The appeal, submitted on behalf of the director of a company operating a local business, expressed a number of concerns, including that they believed the development would result in the “diminution” of the value of the existing business.

However, An Bord Pleanála said it considered that, subject to compliance with conditions, the proposed development “would not seriously injure the residential amenities of properties in the vicinity, would not be detrimental to the character and amenity of the area, and would be acceptable in terms of pedestrian and traffic safety”.

One condition is that a special contribution fee of €351,668 must be paid.

“It is considered reasonable that the developer should contribute towards the specific, exceptional costs which are incurred by the planning authority in respect of public services, which are not covered in the Development Contribution Scheme or the Supplementary Development Contribution Scheme and which will benefit the proposed development,” the board stated.