A proposed new development at Annaghmore in Co Cork is facing opposition from local residents. O'Flynn Construction is seeking to have agricultural land rezoned in order to accommodate new development.

The proposed development would have housing units of varying size to accommodate 5,000-6,000 residents, as well as facilities for 4,500-5,000 workers. The plan also includes large sites for major IDA-backed firms, a business park and light industrial units.

Local residents and members of the Annaghmore Inishannon Interest Group have a range of concerns, among them the risk of flooding. The English translation of the name Annaghmore is `big bog' and the Ordnance Survey map for the area contains the inscription "liable to flood".

According to the group, flooding occurs frequently in the area over the winter months. They claim that the river also has a slow flow rate and that waste water flow in the dry spell could be as much as 35 per cent. As there is no rail link to the area, they also feel that the proposed development is likely to cause grave traffic congestion.

"The fact that Annaghmore is a sheltered valley with very poor air dispersion means that smog will fester. Anyone living in the area can confirm that fog disappears from surrounding areas long before it leaves Annaghmore," said spokesperson Denise Kelleher.

Residents have also cast doubt on the demographic projections outlined by O'Flynn Construction.

In his submission to the Cork Strategic Plan and the Cork County Development Plan, resident Donal O'Sullivan noted that O'Flynn Construction justified the Annaghmore plan on the basis of forecasts which outline a need for an additional 60,000 new homes by 2020. He says the figure is vastly over-estimated and that 29,000 is a more realistic prospect.

O'Sullivan also questioned forecasts predicting an average annual population increase of over 1 per cent, on the grounds that this was put together before the recent economic uncertainty and does not anticipate a slowdown in the number of Irish emigrants returning from abroad.

"Annaghmore would quite likely become one of the less desirable locations in which to live, due to the artificial nature of the development and the lack of a rail link," he said.

However, Michael O'Flynn, managing director O'Flynn Construction, said that the zoning proposal represents an ideal opportunity to develop a housing and employment hub in an area of Cork that has not seen a lot of development.

"In addition, the draft Cork Strategic Plan identifies north and east Cork as areas of potential development. I have researched this project in depth and, if zoning is achieved, I will carry out an environmental impact study prior to making a planning proposal," he said.

O'Flynn disputes the argument that there is poor air dispersion. He also stressed that although the area contains some bogland, it also boasts excellent farmland. He claimed the proposal "has been widely welcomed by the majority in the area" and said its future was now a matter for policy makers.

Residents have had two public meetings with O'Flynn Construction, but some say too many questions have been left unanswered. "We still don't know how waste is to be disposed of or whether the land will be raised. We really don't feel we've been given enough time and notice to present our case," one resident said.

A draft County Development Plan for Cork is due to be presented to all 48 local councillors in mid-October.