Observation pack · Cork City Council
Waterfall Road, Ballinaspig More (townland), Bishopstown, Cork
Permission for the construction of 20 no. residential dwelling units, consisting
Observations close 8 Oct 2026 window closed
5 weeks from receipt (received 3 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 28 Oct 2026
The five-week window has passed. Late observations are returned unread. If the council has decided, the next door is the appeal window — but under s.37 only the applicant and those who made a valid observation may appeal.
The application
- Reference
- 26/45004 · full record
- Authority
- Cork City Council
- Type
- PERMISSION
- Status
- NEW APPLICATION
- Applicant
- Bridgewater Homes (Waterfall) Limited
- Units
- —
- Floor area
- —
- Site area
- 1.09 ha
- Received
- 3 Sept 2026
- We first saw it
- 4 Oct 2026, 23:40
- Decision due
- 28 Oct 2026
- Decision
- not yet decided
The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.
How to submit an observation
- Read the file on the council register.Drawings, planning statement and site notices are at https://planning.agileapplications.ie/corkcity/application-details/?ref=26/45004.
- Write your observation.Quote
26/45004at the top, give your name and the address the authority should reply to, and confine it to planning matters — zoning objective, height, overlooking, traffic, drainage, heritage. What you say here is what you can later appeal on. - Pay the €20 fee.Every submission needs it; without it the observation is invalid and is returned. Cork City Council takes it online with the submission or at the counter.
- Submit before 8 Oct 2026.Online through the register above, or in writing to the Planning Department, Cork City Council. The test is the date the authority receives it, not the date you post it.
- Keep the acknowledgement.The council's receipt is your proof of a valid observation — see below.
Statutory basis. Section 34(1) of the Planning and Development Act 2000 (as amended) requires a planning authority to consider any submission or observation made to it in accordance with the Regulations. Article 29 of the Planning and Development Regulations 2001 (as amended) sets the window: a submission or observation must be received by the authority within five weeks beginning on the date of receipt of the application, and must be accompanied by the prescribed fee of €20. A submission received after the window, or without the fee, is invalid and the authority must return it.
After you submit: keep the acknowledgement. Under the 2024 Act it secures your right to appeal — only the applicant and a person who made a valid observation may bring the council's decision to An Coimisiún Pleanála, within four weeks of the decision. Making a valid observation is also what buys a right of appeal: under s.37(1) of the 2000 Act, only the applicant and a person who made a valid submission or observation to the planning authority may appeal the decision to An Coimisiún Pleanála (within four weeks of the decision). Missing the five-week window closes both doors.
What the site is zoned
| Code | Objective | Plan | In force |
|---|---|---|---|
| R2 Existing residential | Sustainable Residential Neighbourhoods: To protect and provide for residential uses and amenities, local services and community, institutional, educational and civic uses. | cork city development plan 2022 2028 variation no 3 npf implementation | 8 Aug 2022 → 8 Aug 2028 |
An application that accords with the zoning objective is hard to resist on principle; one that does not may be a material contravention, which the council can only grant by the s.34(6) procedure with its own notice and window.
Source: Cork City Council development plan zoning · fetched 27 Sept 2026, 19:37
| Source | Licence | Fetched | Link |
|---|---|---|---|
| Cork City Council development plan zoning | — | 27 Sept 2026, 19:37 | open |
Designations on or near the site
- Recorded monument × 4Ringfort - rath · Pit-burial · Structure
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 26/44785 | Conditional permission | 28 Jul 2026 | — | 66 m | Permission at Marymount University Hospital Hospice, Curraheen, Carrigrohane, |
| 26/44649 | Conditional permission | 15 Jun 2026 | — | 51 m | Permission for the installation of 661.4m2 of roof mounted solar photovoltaic |
| 25/44430 | Conditional permission | 11 Jun 2026 | — | 483 m | Permission is sought for alterations to the existing detached single storey dwel |
| 2543575 | Conditional | 20 May 2025 | 0 | 228 m | Permission is sought for the demolition of single-story rear annex to existing dwelling and chimney for existing oil boiler and for the construction of a new part single/part two-story rear/side extension to the existing dwelling elevation alterations roof alterations widening of existing vehicular entrance and all associated site works. |
| 2443482 | Conditional | 27 Mar 2025 | 0 | 418 m | Permission for proposed alterations and extension to existing single-storey detached dwelling at 31 Benvoirlich Estate Bishopstown Cork T12DKX6. proposed works to include (1) demolition of existing single-storey rear annex and conservatory-style extension to rear of dwelling (2) construction of new single storey extension to rear internal alterations and minor alterations to existing elevations (3) all associated site works. |
| 2443538 | Conditional | 20 Feb 2025 | 0 | 163 m | Permission for (A) first floor extension to the side of the existing dwelling running along the entirety of the footprint of the existing ground floor area (B) the conversion of the garage in the front section of the ground floor to habitable use with a new bay window to the front elevation (C) a new porch roof over the existing front entrance and all associated site works. |
| 2443209 | Refused | 27 Jan 2025 | 0 | 0 m | Permission for a Large-Scale Residential Development at lands located at Ardarostig and Ballinaspig More, Waterfall Road, Bishopstown, Cork. The development will consist of: 164 no. residential units comprising of (i) 64 no. 3-bedroom semi-detached and terraced dwellings served by private open space in the form of private gardens, (ii) 54 no. apartments contained within 2 no. part 4, part 5 storey apartment blocks comprising 24 no. 2-bedroom apartments and 30 no. 1-bedroom apartments all served by balconies and/or ground floor terraces and (iii) 46 no. duplex units contained within 3 no. 3-storey terraced buildings and 1 no. part 3, part 4 storey terraced building comprised of 23 no. 2-bedroom and 23 no. 3-bedroom units, all served by balconies and/or ground floor terraces. The proposed development will provide for a new vehicular access and pedestrian/cycle entrances onto Waterfall Road, improvement works on Waterfall Road comprising a traffic calming gateway, a two-way cycle track and pedestrian footpath along the site frontage to Waterfall Road, with a toucan crossing to connect these works to the local active travel network. The proposed infrastructure development works also include the erection of a steel lattice ESB mast, associated undergrounding of powerlines, wastewater, surface water and water utility services. The proposed development provides for a creche and associated external play area, outdoor amenity areas, landscaping, acoustic noise barrier along the northern boundary, car parking, bicycle parking, bin stores, ESB substation, public lighting, roof mounted solar panels, green roofs, and all ancillary site development works. LRD Website: www.waterfallroadlrd.com |
| 2442841 | Conditional | 15 Oct 2024 | 0 | 100 m | Permission to (1) Remove 2 no. office portacabins, 1 no. horse stables, 3 no. steel storage containers and 1 no. storage shed, (2) Construct a 2 storey building containing a warehouse (435sqm) and ancillary offices (334sqm), (3) Install a wastewater treatment unit and soil polishing filter bed, (4) Install an underground storm water attenuation water tank, 1 no. bypass separator and 1 no. grit sump, (5) Construct a service yard and parking area and (6) Carry out all associated site and drainage works. All of these works relate to a site at Two Pot, Waterfall, Cork City. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 324056 | — | Granted with conditions | 12 May 2026 | 476 m |
| 321949 | — | Granted with conditions | 5 Jun 2025 | 0 m |
| 316883 | — | Other | 7 Nov 2023 | 209 m |
| 316899 | — | Other | 1 Nov 2023 | 165 m |
| 316887 | — | Granted | 23 Oct 2023 | 209 m |
If neighbours here have appealed before and lost, the inspector's report on that case is the single most useful thing to read.
What has happened on this file
- 3 Sept 2026 New application · observations close 8 Oct 2026
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 4 Oct 2026, 23:40. Not legal advice — confirm the deadline with Cork City Council before relying on it.