High Court quashes planning for Cork student accommodation complex

A High Court order has quashed planning for 406-bed student accommodation in Cork city, returning the application to An Coimisiún Pleanála for further deliberation.

The application, lodged by Lyonshall Ltd in December 2024, sought to demolish the former St Joseph’s Convent on the Model Farm Rd in Bishopstown for a purpose-built student accommodation complex, with an on-site cafe.

The proposed complex, comprising more than 50 apartments, ranging from three to seven bed spaces, and more than 70 studio apartments, would be delivered in two apartment blocks, ranging from two to five storeys in height.

Woodlawn Residents Association (WRA) had opposed the application, citing a range of concerns, including impacts to traffic congestion and parking, as well as an unreliable public transport service; visual impacts to surrounding homes; and concerns for the density and concentration of the number of proposed units.

Judicial review proceedings were taken against An Coimisiún Pleanála last July by the WRA and other local residents, Killian Kenny, Dan Byrne, and Gerard O’Mahony.

An Comisiún Pleanála decided not to oppose the case, leading to the High Court order to send the matter back for reconsideration.

Further delays

Kieran Coughlan, managing director of Lyonshall, said the decision to revert to An Coimisiún Pleanála will “inevitably lead to further delays, leaving students without accommodation”.

“Our company is developing a purpose-built student accommodation facility designed to address the critical shortage of quality student housing in Cork,” said Mr Coughlan.

“The project represents a significant investment in Cork accommodation and has been designed to meet the highest standards of sustainable development whilst contributing to the city’s compact growth objectives.

“The development received planning permission following a comprehensive assessment process.

“We remain fully confident in the merits of this development [and] we remain confident that the development will again receive approval upon completion of the remittal process,” he added.

“While we had hoped to have it operational for the 2028 academic year, it has now been pushed back by at least a year.”

Chairperson of the WRA, Maurice Leahy, said local residents decided to challenge the application for a number of reasons and hoped the site would be used for family homes in the future.

“The decision was challenged on a number of grounds, including legal error in the calculation of the appropriate density, misinterpretation of national guidelines, failure to comply with mandatory regulations, and breach of fair procedures,” said Mr Leahy.

“Prior to the case being heard by the High Court, An Comisiún Pleanála conceded that it had erred in its decision, with special reference to the density and consented to the quashing of the decision.

"The residents have consistently stated that they would welcome much-needed family homes on the site, consistent with the Cork City Development Plan’s objective of developing a new residential neighbourhood.”