Calls for ed-up thinking after 123 Ballincollig apartments refused permission

Councillors have called for developers and planning officials to work together to progress housing projects, after An Bord Pleanála refused permission for more than 120 apartments in Ballincollig.

The plans consisted of 123 apartments and a creche at Old Fort Road, Ballincollig, with the development to be made up of 84 two-bed apartments and 39 one-bed apartments. However, An Bord Pleanála noted issues in of this proposed dwelling mix.

The Cork City Development Plan 2022 notes that a minimum of 25% of units in an apartment development of this size should be three bed, and a minimum of 10% should be four bed. A maximum of 25% can be one bed and a maximum of 40% can be two bed.

The planning inspector noted that the developer argued in documentation submitted alongside their application “that household sizes both nationally and in Cork are getting smaller and it is therefore imperative that the market ensures the development of a greater mix of units, and an increase in the delivery of smaller units in tandem with larger family units.

They had also said “the variety of apartment sizes proposed are intended to focus on providing smaller units, affordability and quality housing, in accordance with the relevant policies and within close proximity to major employment centres.” However, the planning inspector said that as a Statement of Housing Mix was not submitted and the issue was not been addressed in the applicant’s Material Contravention Statement, meaning they were “precluded from granting permission”.

The refusal comes as Cork Simon had highlighted in a recent report that a shortage of one and two-bed housing units in Cork city was making it “impossible” for single people to leave homelessness.

Sinn Féin councillor Joe Lynch said: “We are the midst of an unprecedented housing crisis and the decision of An Bord Pleanála is disappointing, in that context. The demand for housing in Ballincollig is huge. We need more homes and we need them quickly.” 

He acknowledged the issues with density mix, but said: “these were justifiable contraventions given the town centre location of the development. There are already medium density apartment buildings in the neighbouring area.” 

Mr Lynch said that the rejection “speaks to the dysfunctional planning system we have and the need for reform”, adding that he hopes the developer will bring forward another proposal to ensure the site is utilised for housing in the near future.

Labour councillor Ciara O’Connor said she was “disappointed” with the refusal, telling The Echo: “While I understand the concerns raised about density, visual impact, and adherence to the Cork City Development Plan, I also believe it’s crucial that we find ways to deliver much-needed affordable housing that reflects the changing household sizes and needs of our community.

“Small, high-quality units are an important part of our housing mix, especially for singles, couples, and smaller families, and they can contribute to a vibrant, diverse community,” she said, but added that larger units were also important.

“I urge the planning authorities and developers to engage in constructive dialogue to address these concerns and to come back with proposals that meet both the Cork City Development Plan and the urgent housing and childcare needs of our residents.”