Development story · Official evidence
Coppenger Woods
Dublin Pike & Ballincrokig · Cork City
From refusal to homes with completion certificates.
Drainage and flood-risk concerns led Cork City Council to refuse this housing proposal. A successful appeal was followed by notices for distinct groups of homes. Later certificates identify the particular houses covered by completed works.
How the project unfolded
The decisions, changes and works described in the official record.
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An earlier permission establishes part of the development
Permission for 96 homes and a crèche was granted with revised conditions. The later proposal explicitly extends this crèche and concerns part of the same site; the two permission quantities are not added together.
21/40038 · ABP-311730-21On PlanningBrief -
A new housing proposal is submitted
The LRD application proposed 166 dwellings, an extension to the previously permitted crèche, new access and associated works. This is the planning scope, rather than a count of homes started or completed.
24/42789 · Cork City CouncilOn PlanningBrief -
Drainage and flood evidence is revised
Following the council’s 16 May request, the applicant supplied a revised layout, engineering response and flood-risk assessment. Drainage, flood risk, parking and sightlines were among the matters requiring clarification.
24/42789 · further informationOn PlanningBriefThe planning case is available here; the further-information documents are in the official source below.
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The council refuses permission
The council was not satisfied with the proposed drainage and attenuation arrangements or the flood-risk evidence. The project could not proceed under this refused application.
24/42789 · council decisionOn PlanningBrief -
The applicant challenges the refusal
A first-party LRD appeal brought the council decision before An Bord Pleanála, now An Coimisiún Pleanála. The appeal record expressly identifies the same Cork City application.
ABP-320996-24 · 24/42789On PlanningBrief -
Permission is granted on appeal
The Board granted permission with conditions, reversing the council’s refusal. In assessing the appeal’s revised engineering evidence, the inspector accepted the drainage design principles and considered that remaining detailed design matters could be addressed through conditions.
ABP-320996-24 · Board decisionOn PlanningBrief -
A start is notified for houses 19–46
The notice describes 28 houses and names both ABP-320996-24 and 24/42789. This is the notified commencement date; it does not independently prove the date physical work began.
CN0127790CY · 28 houses in this noticeOn PlanningBrief -
A further group of houses and apartments is notified
The notice describes 24 houses and two blocks of four apartments: houses 1–4, 9–14, 47–48 and 93–104, plus apartments 5–8 and 15–18. It names the same appeal and council permission.
CN0136929CY · 32 units in this noticeOn PlanningBrief -
Completion is certified for houses 27–32
A certificate was validated for these six specified houses under CN0127790CY. It is evidence for the works described in that certificate, rather than completion of the full 28-house notice or the entire scheme.
CC00000061762CY · houses 27, 28, 29, 30, 31 and 32Related commencement on PlanningBriefThis opens the related commencement notice. The certificate details are in the official source below.
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A second certificate covers houses 23–26
The next validated certificate identifies four further houses under the same first notice. The certificate remains a separate event with its own named scope.
CC00000062438CY · houses 23, 24, 25 and 26Related commencement on PlanningBriefThis opens the related commencement notice. The certificate details are in the official source below.
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A start is notified for houses 49–54
A third checked notice describes six houses under the same permission. A later notice can sit alongside completed houses elsewhere in the development; it does not reset the whole project to a single stage.
CN0144029CY · six houses in this noticeOn PlanningBrief -
A third certificate identifies houses 19, 21 and 22
This validated certificate adds evidence for three specified houses under CN0127790CY. It does not cover house 20, the remainder of that notice or other phases by implication.
CC00000063168CY · houses 19, 21 and 22Related commencement on PlanningBriefThis opens the related commencement notice. The certificate details are in the official source below.
Records on PlanningBrief
Open the planning cases, appeals and commencement notices behind this story.
- Planning case · 21/40038 →
The earlier 96-home proposal and its linked decisions, shown under council reference 2140038.
- Appeal · 311730 →
The appeal for the earlier permission, decided on 9 February 2023.
- Planning case · 24/42789 →
The 166-home proposal, council refusal and later appeal decision, shown under council reference 2442789. Further-information documents remain in the official sources.
- Appeal · 320996 →
The appeal that reversed the council refusal, with permission granted on 29 January 2025.
- Commencement notice · CN0127790CY →
The 22 April 2025 notice for houses 19–46. The three later certificates relate to this notice; their details are in the official sources on the timeline.
- Commencement notice · CN0136929CY →
The 18 December 2025 notice describing 24 houses and eight apartments.
- Commencement notice · CN0144029CY →
The 26 June 2026 notice for six houses, numbered 49–54.
How the records connect
The references that connect the history, with each permission and work package kept in scope.
Earlier permission → later proposal
21/40038 and appeal 311730 concern 96 homes and a crèche. The 24/42789 proposal extends that crèche and includes part of the earlier site. The relationship is explicit; a combined dwelling total is not established here.
Permission → individual notices → specified certificates
All three notices explicitly record “ABP-320996-24 [24/42789]”. The three dated certificates are attached to CN0127790CY. Their house numbers identify the completion scope without treating repeated register rows as additional events.
Neighbouring developments remain separate
The inspector also discusses Longview/Ballyvolane permissions 306325 and 318904 to the southeast. They are neighbouring context, not part of this story’s project or quantities.
What remains unverified
- Completion of the whole development and dates of occupation have not been established. No completion certificate was found for the second or third selected notices in this review.
- Earlier records sharing the Coppenger Woods name and permission 17/06781 require a separately verified relationship before they can extend this story.
- Notice quantities and certificate scopes are not added into a project total or completion percentage. A missing entry means evidence is not established here, rather than that the event never happened.
Official sources behind this story
- Earlier permission · 21/40038An Coimisiún Pleanála
PL28.311730 identifies Cork City application 2140038 and records the permission for 96 homes and a crèche, signed 9 February 2023.
- Inspector’s report · 320996An Coimisiún Pleanála
Sections 2–5 record the application, further information, council refusal and earlier permission. The report distinguishes the site from neighbouring developments.
- Appeal record · 320996An Coimisiún Pleanála
LH28.320996 explicitly identifies Cork City application 2442789. It records an LRD appeal lodged 4 October 2024 and permission granted 29 January 2025.
- Signed permission · 320996An Coimisiún Pleanála
The signed Board order contains the permission and its conditions. The case description is for 166 dwellings and an extension to the previously permitted crèche.
- Notice and certificates · CN0127790CYNational Building Control Office
The official record names ABP-320996-24 [24/42789], houses 19–46 and three dated certificates covering specified houses.
- Notice · CN0136929CYNational Building Control Office
The notice names the same appeal and council reference, with 24 houses and two blocks containing four apartments each.
- Notice · CN0144029CYNational Building Control Office
The notice names the same appeal and council reference and describes six houses, numbers 49–54.
A refused conversion becomes part of a completed work package.