Print
Unique Reference Number: 
CRK-C347-NSC1-9
Status: 
Submitted
Submission: 
Lands at Rathpeacon, Cork City
Author: 
JCD Group
Consultation: 
NPF Implementation: Housing Growth Requirements Guidelines for Planning Authorities 2025 - Cork City Council’s Non-Statutory Consultation
Date Submitted: 
06.11.2025 - 11:54
Observations: 
Q1. This submission is being made on behalf of (in case of agent acting)

Progressive Commercial Construction Ltd (PCC) which is the construction division of JCD Group.

Q2. What is the Legal Interest in the lands of the person making the submission? For example Owner; Legal Representative; Legal relative; Development Company with an Agreement to Purchase.

The lands in question are contained in two folios as follows:

Folio 1 – Ref CK32355 is owned by Soulmount Ltd which is a group company of Progressive Asset Group Holding Company. Both Soulmount and PCC are subsidiary companies of JCD Group.

Folio 2 – Ref 181131F is owned by Mallowmount Properties Ltd.

PCC [Redacted: Personal information] and encloses Letters of Consent from the owners to make this submission.

Q3. Where the person making the submission is a Company (registered under the Companies Acts 1963 to 2017) please provide the Company Registration No.

CRO 494104

Q4. Where the person making the submission is a Company please provide the Name(s) of company director(s).

[Redacted: Personal information]

Q5. Please provide the name of the Person/Agent acting on behalf of person making the submission (if any)

Aiden O’Neill, Coakley O’Neill Town Planning Ltd

Q6. Telephone Number

[Redacted: Personal information]

Q7. Email Address

[Redacted: Personal information]

Q8. Land Details: Site Location (please include full address including Eircode and Coordinates if available)

Lands at Rathpeacon, bounded by Sweeneys Hill (L2786), the Cork-Dublin Rail Line,  and the Old Mallow Road (L2782), Rathpeacon, Cork

X: 566149.8434, Y: 575444.4009

Q9. Ordnance Survey Map Ref No. for Site (please attach OS map if available)

1:2,500 | 6337-A

1:2,500 | 6337-B

The OS maps are included in the masterplan document.

Q10. Site Area (In Hectares)

16.9ha (gross); 14.9ha (net)

Q11. Current Zoning of the Lands (The current zoning can be found by consulting the Cork City Development Plan 2022-2028)

ZO-09 for Light Industry and Related Uses in the Cork City Development Plan 2022-2028

Q12. Planning History (Please provide the reference numbers of any previous planning permission relating to the lands)

Planning Application: 03/3505

Planning Application: 04/7454

Planning Application: 07/8082

Q13. Does this property include any Historically Notable Features such as Architectural Conservation Area; National Monuments; Natural Heritage Area; or Protected Structures?

None.

Q14. Would developing these lands require the demolition of any existing structures?

No.

Q15. Has the land ever been flooded to your knowledge?

No.

Q16. Is the land currently accessible? If it is please indicate whether it is accessible by road; by footpath; by public transport; or by active travel?

The land is currently accessible by:

  • The Mallow/Old Mallow Road
  • Local Road Networks
  • The 215 Bus route

There are also proposed cycle networks to the south, a proposed train station in Blackpool/Kilbarry as part of the Cork Area Commuter Rail Programme, the proposed Northern Distributor Road traverses the lands and there is a proposed BusConnects route in the vicinity.

Q17. Does the land have existing access to any of the following services: Drinking Water (please indicate if connected prior to 1980); Wastewater; Electricity/Gas; or Internet Services?

There is a 100mm diameter watermain on the road adjacent to the site. This main is fed from a 180mm HDPE watermain running along the Old Mallow Road. There is also a 50mm diameter main shown running on the Old Whitechurch Road.

There is a 300mm diameter combined sewer is located to the south of the lands.

They can be serviced with 10KV Three Phase power, which can be extended from the Gateway 10KV system; can be serviced by natural gas; and can be serviced by an extended telecoms network servicing the nearby Gateway Business Park.

Q18. For land without services which of the following service providers have been contacted to confirm possibility of connection: Uisce Éireann: Drinking Water; Uisce Éireann: Wastewater; Electricity; Gas; Internet Services?

Uisce Éireann has confirmed through preliminary pre-connection enquiries that connection to UÉ infrastructure is feasible, subject to local upgrades.

Q19. Have you been in contact with any other infrastructure providers (including during previous planning processes) to progress the servicing of these lands e.g. TII; NTA; Irish Rail; Other?

JCD Group has engaged with the Roads Department of Cork City Council during the masterplan preparation process specifically in relation to the Northern Distributor Road.

Q20. Natural Features. Please indicate if any of the following designations or categories apply to these lands:

None.

Q21. Are there any noteworthy natural or manmade features on the land (e.g. Hedgerows/stone walls/mature trees/watercourses/swales/earthen mounds/or other natural or manmade features)?

There are existing hedgerows and stonewalls. These features offer limited biodiversity value in the context of the wider landscape, but they do contribute to local ecological connectivity.

Q22. Please demonstrate how the zoning of the land for residential purposes and other uses would meet the objectives of the “NPF Implementation: Housing Growth Requirements Guidelines for Planning Authorities” addressing the following:

Rezoning the subject lands at Rathpeacon for residential development would facilitate compact liveable growth and ensure a high quality of life for future residents over the next five years to 2030. The subject lands align strongly with the strategic objectives for growth and the nine strategic objectives of the Cork City Development Plan 2022-2028 and the principles of transport-oriented development.

The Neighbourhood Profile of North Blackpool/Kilbarry of which these lands border, show significant employment opportunities in the area, with high level of private transport mode use. Rezoning the land, allowing for residential development would enable an increase in workers living in proximity to their workplace and promoting more sustainable forms of transport and liveable compact growth. Residential development in the area would also help to diversify the typology and tenure of housing in the neighbourhood of North Blackpool/Kilbarry.

Residential development on these lands strongly aligns and support the strategic objectives for growth and the nine strategic objectives of the Cork City Development Plan. Strategic Objective 1 (Compact Growth), Strategic Objective 2 (delivering Homes and Communities), Strategic objective 4 (Climate and Environment), and Strategic Objective 9 (Placemaking and Development Management) are particularly relevant for this submission. The rezoning of these lands is also supported by the principles of transport-oriented development, due to the close proximity of various existing and proposed forms of sustainable transport modes, enabling sustainable compact growth and the 15-minute city.

Q23. When do you envisage the land would be developed?

Phased delivery to 2030. (Three phases)

Q24. Development capacity of land: Approximately how many residential units can be accommodated on the land and at what density (please express in dwellings per hectare)?

601 at 40.4 units/ha

Q25. Other Comments: Do you have any other comments or information you wish to provide to support your submission?

None.

Q26. In the following section you will have an opportunity to upload your attachments. Please provide a brief description here of the documentation uploaded. It is requested that the documentation provides area specific and site-specific information only.

Masterplan document with associated appendices.

Letters of Consent

OS Map (included in Masterplan document). The ERSI shapefile can be provided separately (the portal does not recognise the shapefile format to be able to upload it)

Documents Attached: 
CRK-C347-NSC1-9-100087 - Ltr Consent_Redacted.pdf
CRK-C347-NSC1-9-100088 - Lt Consent 2_Redacted.pdf
CRK-C347-NSC1-9-100217 - Rathpeacon_Masterplan_Submission_20251105_Redacted.pdf
Boundaries Captured on Map: