Douglas GAA gets green light for new pitch but access road plan rejected

The GAA club lodged its planning application following a land swap deal between the club and the owners of an adjoining privately owned, residentially zoned land bank.

An Bord Pleanála has approved a Cork City GAA club’s plans for a new pitch but refused planning for a contentious access road through a nearby housing estate.

The split decision by the board effectively mirrors a decision by Cork City Council just over a year ago in relation to the Douglas GAA Club project.

The board said it considered the submissions in the file and the board inspector’s report this week and decided to make a split decision, generally in accordance with its inspector’s recommendation, to grant planning, subject to conditions, for the new pitch, floodlighting, ball-stop netting, fencing, and supports as part of the planning application.

But, like the city council, it refused planning permission for the new access roadway and junction off Inchvale Road, as well as for a set-down parking area, turning area , and connections to adjacent lands.

The GAA club lodged its planning application following a land swap deal between the club and the owners of an adjoining privately owned, residentially zoned land bank at Inchisarsfield, linked to members of the McElhinney family. 

That land bank could accommodate up to 100 housing units.

However, there was strong local opposition to the access road element, with claims that it was being included to open up the adjoining land bank for residential development.

Following the council’s planning decision in January 2024, the GAA club appealed the decision to An Bord Pleanála, arguing that its planning application should be assessed on its own merits and not against any possible or potential application for future development on adjacent lands, which would be subject to a separate planning application.

In its decision this week, the board said the subject site is zoned for sports grounds and facilities, for public open space, and for new residential neighbourhoods. 

Given the design and scale of the proposed development, as well as its location close to the existing club, adjoining residential areas, and the village of Douglas, it ruled that the project would not seriously injure the residential or visual amenities of the area. 

It would also be acceptable in terms of traffic safety and convenience , and would be in accordance with the proper planning and sustainable development of the area.

However, it said it was not satisfied that a new access road off Inchvale Road, along with the set-down parking area and turning area, was justified to facilitate the proposed pitch, given the existing vehicular access and parking that already serve the club.

“While a vehicular connection to adjacent lands may be justified in order to avoid adjacent zoned lands becoming landlocked, the Board considered that there was insufficient information in the application to fully assess potential impacts arising from such a connection in this instance,” it said.

“This element of the proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.”

Among the conditions attached by the board is a requirement that the developers must submit new plans for the written approval of the planning authority, showing the omission of the proposed access road , the set-down parking area, and the turning area.

Another condition requires the retention and maintenance of all trees within the subject site boundary , except in cases where specific trees may be removed only with the approval of the city council . Additionally, any tree felling must take place outside the bird nesting season, which runs from March 1 to September 1.

There was some local anger on Thursday and Friday over tree felling on a section of the adjoining privately owned land bank. There is no tree preservation order on that site.

The club's planning consultants, Butler O'Neill Total Planning Solutions, said they are examining the board's ruling and conditions, and liaising with the club, to see if they can proceed without the access road, but at this early stage, it's looks difficult, if not impossible, to proceed with the scheme.