Green light for controversial 408-bed student scheme in Cork after previous approval quashed

High Court sent the Bishopstown student accommodation plan back to the planning commission, which has now approved plans for a second time for the 50 student apartments 

A CGI configuration of the approved 408-bed student accommodation at the site of the former St Joseph's Convent on the Model Farm Rd.

The long-standing case of a proposed student development scheme in Cork has concluded with the planning commission granting permission for the controversial 408-bed scheme after its previous approval was quashed by the High Court. 

Developers Lyonshall Limited first lodged plans with Cork City Council at the end of 2023 to build a 450-bed purpose-built student accommodation at the Former St Joseph's Convent on Model Farm Road.

That application was refused by City Hall, and the developers filed an unsuccessful appeal of the decision with the planning commission in 2024. In its decision, An Coimisiún Pleanála noted concerns about residential amenities for students, citing the limited size and layout of the proposed studio units.

A fresh bid was then lodged at the end of 2024 seeking a reduced number of bed spaces. The new application sought to demolish the former convent and construct two apartment buildings reaching up to five storeys in height, along with an on-site café.

The scheme comprised 50 apartments, ranging between three- and seven-bed spaces, and more than 70 studio apartments. Permission was granted at the city council level in February 2025 despite a significant campaign by local residents to prevent the development. 

Resident concerns

The plans received almost 50 objections, including from the Woodlawn Residents Association, which wrote that the new bid differed little from the previous one. The group also raised several concerns, including impacts to traffic congestion and parking, unreliable public transport services, visual impacts to surrounding homes, concerns for the density and concentration of the number of proposed units and anti-social behaviour.

The development was appealed to the planning commission by the residents' group and several others, with An Coimisiún Pleanála ultimately upholding the city council's decision and granting permission with revised conditions.

Following this, judicial review proceedings were taken against the planning authority in July 2025 by the Woodlawn group and other local residents Killian Kenny, Dan Byrne and Gerard O’Mahony.

An Comisiún Pleanála decided not to oppose the case, leading to the High Court quashing the decision and sending the matter back for reconsideration.

Plans for a major student development at the site of the former St Joseph's convent on Model Farm Rd have been resubmitted to Cork City Council following refusal by An Bord Pleanála earlier this year.

The case was returned to An Coimisiún Pleanála in February 2026 and received 10 objections in total, including one from the Woodlawn Residents Association. 

However, the planning commission approved the plans once again, granting permission for the development, which was generally in accordance with an inspector's report. 

'Clear demand' for student accommodation

"The commission considered that, subject to compliance with the conditions, the proposed development would provide an acceptable form of student accommodation in an area with a clear demand for such accommodation and that the increasing supply of student accommodation would reduce reliance on the private rental market and increase housing availability for individuals and families," the planning authority stated. 

"The proposed development would constitute an acceptable type, scale and density of development at this location, would not seriously injure the residential or visual amenities of the area or of property in the vicinity, would be acceptable in terms of urban design, height, and quantum of development, and traffic and pedestrian safety and convenience."

While the commission did rule that the development's bed density did contravene Cork City Council's development plan, it decided that the totality of the information, such as the quality of the development, its location and availability of public transport, meant the scheme was in accordance with the proper planning and sustainable development of the area. 

The development was granted with 27 conditions, including that the development could only be used for student accommodation or tourist accommodation during the academic holiday periods, that the scheme would be operated by an on-site management team on a full-time basis and that the ancillary commercial unit only be used as a café and not as a hot food or fast food takeaway.