A proposal to extend the planning permission for a significant 750-home development in Ballyvolane, north of Cork City, has been rejected by An Bord Pleanála. This decision comes despite a recommendation from the planning board’s inspector to approve the extension.
In 2020, Longview Estates Ltd secured planning permission for 753 houses and apartments across six neighbourhoods in Lahardane, Ballyvolane, approximately 3km north-east of Cork city centre. This project is one of the largest strategic housing developments ever approved in Ireland, initially granted a seven-year planning permission.
Last year, enabling works for the project began, marked by a sod-turning ceremony attended by Tánaiste Micheál Martin and Finance Minister Michael McGrath. The event also highlighted a €9 million investment by the Housing Infrastructure Services Company (HISCo) in roads, footpaths, and services for the site. HISCo plays a crucial role in supporting infrastructure where delays impede residential developments. Micheál Martin described the project as a “hugely significant project for Cork City,” emphasising its importance in addressing the housing delivery momentum in the region.
Longview Estates, led by John Crean and backed by investment fund Temporis Capital, planned a mix of 531 houses and 222 apartments. Earlier this year, the company sought to extend the planning permission from seven to ten years, citing significant external factors that delayed the project. The company highlighted the impact of the COVID-19 pandemic, which caused construction restrictions and rolling shutdowns in 2020 and early 2021, effectively halting the project during those periods.
The developer argued that the extension was necessary to respond to market conditions and improve relationships with existing homeowners north of the site. According to an An Bord Pleanála inspector’s report, the developer stressed that only four years remained to complete the large-scale development once enabling works commenced. The inspector noted that delays caused by unforeseen factors, including COVID-19 and construction inflation due to the war in Ukraine, warranted consideration for extending the planning permission.
Despite the inspector’s recommendation, An Bord Pleanála decided against extending the planning permission. The board referenced two High Court cases and concluded that the extension should be sought under the legal provisions of Section 42 of the Planning and Development Act. This legislation provides the legal framework and safeguards for extending planning permissions.
While the bid to extend planning permission was under consideration, commencement notices for dozens of planned homes were issued, indicating ongoing progress. Temporis Capital has been contacted for comment on the recent decision.
This setback highlights the challenges faced by large-scale housing developments in Ireland, particularly in navigating planning regulations and responding to unforeseen delays. The decision underscores the importance of adhering to legal provisions when seeking extensions to planning permissions, ensuring that all necessary safeguards are in place to protect the viability and integrity of such significant projects.
