An Bord Pleanála has upheld Cork County Council’s approval of the project, albeit with some modifications, allowing for 268 residential units, a crèche, and a community-use building at Broomfield West, Midleton. The decision was reached by a 2-1 majority.

A key condition imposed by the board stipulates that the new homes must be sold exclusively to individual buyers, barring sales to commercial investors or housing bodies providing social or affordable housing.

The proposed development, covering an 8-hectare site by Castle Rock Homes, includes 212 houses, 48 duplexes, and eight apartments. The project faced opposition from several local residents.

The plans also incorporate road widening works and a new footpath along Broomfield Road in Midleton.

While approving most of the development as proposed, An Bord Pleanála instructed the developer to revise the design of seven houses to provide a more active dual frontage. Additionally, it directed that the two-bedroom duplex apartments should include increased storage space.

The board further mandated that the childcare and community-use facility must be fully fitted out and ready for immediate use before the construction of the second phase of housing units can commence.

Castle Rock Homes had appealed the council’s decision, particularly concerning a condition requiring the omission of 22 houses at the northern end of the site to create public open space. The developer successfully argued against this condition, stating there was insufficient rationale for the exclusion.

The developer also challenged conditions related to the phasing of the development and a reduction in the height of eight duplex units, which it argued would result in the loss of four one-bedroom units.

Furthermore, An Bord Pleanála overturned a condition requiring the developer to pay a special contribution of €965,175 for works on the Northern Relief Road in Midleton, including cycleways, footpaths, and traffic signals. An inspector from the board concluded that such a contribution was not justified.

In its majority decision, the board stated that the proposed development aligns with the zoning and other provisions of the Cork County Development Plan 2022-2028, provided it complies with several planning conditions.

The board ruled that the development would efficiently utilize a suitably zoned greenfield site on the urban edge of Midleton and would contribute positively to the housing stock. It also deemed the project acceptable in terms of urban design, layout, building height, and pedestrian and traffic safety.

The housing scheme is expected to provide a satisfactory residential environment for future occupants and would not significantly harm the residential or visual amenities of the area.

Under the Part V provision, 27 units will be made available to Cork County Council for social and affordable housing.

Opponents of the development raised several concerns, including the project’s density, the capacity of the local water and sewage network, and the potential nuisance caused by construction. Some appellants were also concerned about the new homes and crèche overlooking their properties and the local road’s ability to handle increased traffic, though these claims were disputed by the developer.

Other issues raised included the risk of flooding and whether local schools and social facilities could accommodate the anticipated increase in residents.