Cork city development: A round-up of key residential projects this year

THE first half of 2024 has seen a significant number of planning applications lodged and decided on for proposed residential developments for the city, new developments opened, and updates issued on homes under construction.

In recent months, a social housing development described as one of the largest of its type in Cork city in recent years, and a “crucial transformational change for Blackpool”, was officially opened, plans for almost 600 new homes in Douglas were approved, whilst proposals for a significant development in Blarney were lodged — to name a few.

The year started off with the news that developers behind a major build at the site of the former Sextant bar on Albert Quay had reverted to their original vision to develop apartments at the location.

Developers Progressive Commercial Construction Limited, part of the JCD Group, had submitted a strategic housing development application (SHD) for the development of more than 200 ‘build-to-rent’ apartments at the site, which was green lit by An Bord Pleanála in 2020.

However, following the demolition of the Sextant, the group said it was not financially viable to go through with the original plan.

It subsequently lodged a separate planning application with Cork City Council and was granted permission to develop an office scheme at the site instead.

But in January, citing recent measures to improve viability of housing construction, the developers confirmed that they intended to progress with a residential development.

This month, a partnership between JCD Group and the city council was announced with the aim of delivering a mixed tenure scheme of cost-rental apartments and social housing totalling 217 units.

The scheme will consist of a 24-storey tower, which will step down to 12 storeys and then nine storeys.

The design is similar to what was previously granted planning permission by An Bord Pleanála, with minor modifications to comply with updated fire safety and apartment standards.

It is also proposed to omit the basement car park.

JCD Group will also carry out the already permitted renovation and upgrade works to the listed buildings located to the rear of the site, to be completed in parallel with the proposed apartments.

The proposed development is progressing through the Part 8 Planning process, which includes a public consultation process.

The plans will be put forward for the approval of the elected members of Cork City Council later in the autumn.

Along with news of JCD Group’s decision to revert to a residential development at the former Sextant site, separately, January also saw the official opening of 112 new homes at the site of the former Blackpool flats complex on Thomas Davis Street.

Developed and managed by Clúid Housing and Clann Housing, Clúid’s age-friendly offering, the Green Lane development is composed of one-, two- and three-bed apartments and a community space, with 36 homes specially designed to suit the needs of older residents.

“This is one of the largest developments of this type in Cork city in recent years and I wish each of the individuals and families moving in every happiness in their new homes and new community,” Tánaiste Micheál Martin said at the official opening.

Plans for development on the brownfield site had been mooted for several years, with construction on the current scheme — developed in partnership with Cork City Council — getting underway in August, 2021.

Speaking at the opening, the then Lord Mayor of Cork, Independent councillor Kieran McCarthy said the new development “showcases how modern development and regeneration can complement a growing city”.

“This project is a crucial transformational change for Blackpool and for an evolving city,” he added.

Elsewhere on the northside, plans for a large-scale residential development (LRD), the final phase of a “new residential neighbourhood” on the northside of the city, were lodged with Cork City Council back in March.

The planning application, submitted by O’Leary and O’Sullivan Developments Ltd, seeks permission for 166 residential units at Dublin Pike and Ballyhooly Road, Ballincrokig.

A planning statement submitted with the application said the proposed LRD is “the final phase of the overall development of lands at Ballincrokig, with another two permitted phases to the immediate south of the site, in addition to a now-constructed residential development known as Coppenger Fields to the immediate south-west of the subject site”.

It is envisaged that the developments would see the completion of a “new residential neighbourhood”.

The proposed LRD, set to be developed on a greenfield site, would contain a mix of apartments and houses if approved.

It would be made up of 26 one-bed apartments and 42 two-bed apartments in 12 two-storey blocks, and two three-storey duplex blocks.

Additionally, 20 two-bed townhouses, 18 three-bed townhouses, 42 three-bed semi-detached houses, and 18 four-bed semi-detached houses, all two storeys in height, would be constructed.

The application also seeks permission for the construction of an extension to a previously permitted creche to allow for an increase of its capacity from 40 child spaces to 76 spaces.

It also proposes the construction of new access points, the provision of car and bicycle parking, public lighting and landscaping, including creating neighbourhood, and local play areas.

A decision on the application had been due in May, however, further information was requested by the council, delaying a determination on the proposed development.

South of that proposed development, work at a major residential scheme at Cork’s former St Kevin’s Hospital and grounds in Shanakiel is said to be “progressing well”, with the first phase on track for completion next year.

The Land Development Agency (LDA) has permission to develop 267 new homes at the site.

Speaking to The Echo in the springtime, a spokesperson for the LDA said work on the scheme is “progressing well”.

“The contractor for phase one [97 units] is currently on site, and the demolition and bulk earthworks are substantially complete.

“Substructure and superstructure work on the housing units is ongoing, with phase one to be completed in 2025,” the spokesperson said.

More recently, plans for another major housing development — which if approved would see the delivery of close to 250 new homes in Blarney — were made public.

In June, Clockstrike Ltd lodged an application with Cork City Council seeking permission for 246 residential dwellings — a mix of houses and apartments — at Ringwood, Shean Upper, Blarney.

The area is a greenfield site, immediately east of Barney town centre.

The application primarily proposed the construction of 101 apartments in four part three- and part four-storey blocks, along with 30 duplex dwellings in three three-storey buildings and 115 two-storey and three-storey houses.

It further proposed the construction of a crèche with capacity to accommodate 61 children, the provision of car parking, EV charging points, bicycle parking, motorcycle parking bays, and the provision of an area reserved for future resident car parking to the rear of Woodville Terrace on Station Road, along with other works.

A planning statement said it is intended that subsequent to this first application, further planning applications will be made regarding the delivery of a proposed access road through lands at Ringwood, as well as the delivery of a second large-scale residential development in the form of around 307 residential units, including sheltered housing units, on the northern portion of the residentially zoned lands.

“Additionally, proposals for a primary care centre at Ringwood are being advanced,” the statement said.

“These future phases of development are current at pre-planning stage and will be subject to further discussion with Cork City Council.” A decision on the June application was expected this month, however, Cork City Council has requested further information.

On the southside, a decision is still pending on a proposal to develop dozens of new homes on Skehard Road.

Lyonshall Limited returned with fresh proposals for the development of a site located at the south of Skehard Road in June last year after it was refused planning permission more than two years ago for a mixed-use development — which was to include a new Aldi store, residential units, and a café — at the same site.

The new application sought permission for the demolition of a detached 1970s dwelling at the site and the construction of a 90-unit residential development comprising of a mix of apartments, townhouses, and duplex units.

A planning statement said the proposed project would be developed in conjunction with Tuath Housing as a cost rental scheme “in recognition of the significant demand for social and affordable housing in this area”. Close to three dozen submissions and objections were made in relation to the planning application.

Cork City Council requested some further information before making a decision on the application, and subsequently decided to approve the application subject to 35 conditions.

One condition stipulated that 18 apartments on one level must be omitted from the development “in the interest of clarity and residential amenity”, while another stated that the proposed two-storey duplex block located on the eastern side of the site must be reduced to one-and-a-half storeys.

Two third-party appeals were later lodged with An Bord Pleanála.

Elsewhere in the city, that same developer was this year refused planning permission for a major student development on the site of a former convent on Model Farm Road.

Last December, Lyonshall Limited lodged a planning application with the council seeking permission for the development of a 450-bed purpose-built student accommodation complex at the site of the former St Joseph’s Convent and on an adjacent section of land to the rear of the Lee Garage. The applicants said the proposed development would include the demolition of the former convent and the construction of three apartment blocks ranging in height from two to five storeys.

Earlier this year, Cork City Council refused planning permission for the plans, saying it deemed the proposed development would be “visually overbearing and out of scale and character with the pattern of development in the area”.

Lyonshall Limited subsequently lodged an appeal with An Bord Pleanála in a bid to see the decision reversed.

The first-party appeal submitted on behalf of Lyonshall said the applicants were “disappointed with the council’s decision to refuse permission for the proposed development given the context of the site, and demand for additional student accommodation in Cork city”.

An Bord Pleanála decided to uphold the refusal for planning permission.

Separately, last month, a major proposed residential development for the Douglas area was green-lit.

In February, Murnane & O’Shea Limited lodged a planning application with Cork City Council seeking 10-year planning permission for a 580-unit development in the townlands of Castletreasure, Moneygurney and Maryborough in Douglas. The plans also proposed the construction of a mixed-use building and a crèche.

Cork City Council requested some further information before making a decision on the application, which resulted in some changes to the proposal, such as an increase of eight units.

The local authority subsequently approved the proposed development, which will deliver a mix of houses and apartment/duplex units, subject to 64 conditions.