Re: Backdated Updates (PART THREE)
Horgan’s Quay – when?
Well it’s a question that’s been on people’s lips for nearly 8 years – when? Ever since Manor Park Homebuilders (headed up by Corkman Michael O’Driscoll) purchased development rights to the 17-acre Horgan’s Quay site back in 1998, the anticipation has been high regarding the future of this vital landbank. O’Mahony Pike Architects were appointed as the winning design team jointly by Manor Park and Treasury Holdings for the project following their competitive submission on proposals for the site. Anyone who has followed associated posts regarding the site will be aware of its ups and downs, but with the final draft of the North Docklands Area Plan realised (amendments and all) and commitments made by the Port of Cork to relocate primary activities to its extensive and far more practical land holdings in Ringaskiddy…the question is when? As it stands, Port of Cork activity along the northern docklands quays is increasingly less signifcant versus harbour activities at Tivoli and even the South Docklands – this is recognised. By the time any application goes through planning, it is likely that most north docklands activity will have seized – and subject to agreement, this will allow Phase 1 construction proceed. By the time construction has be complete on this phase, South Docklands activity will hopefully have reduced enough to allow provisions such as the Horgan’s Quay Marina see installation. A number of issues arise here – and it will require full commitment by Cork City Council, Cork County Council, the Port of Cork and the Government – that is, seeing through an application by CorkCoCo for new port facilities at Ringaskiddy, the commencement of work on the upgraded N28 as far as Ringaskiddy (to facilitate freight transport) and a commitment to providing a rail capacity as far as Ringaskiddy (via Carrigaline perhaps) to support freight and passenger traffic flows: such provisions will be vital to support a facility (the Port of Cork) that contributes immeasurably to the economic well-being of not least the south-west region, but broader Irish economy.
Following NDAP amendments, a stakeholders forum has been established regarding the North Docklands – this forum, regulated by the CCC Docklands Office (now under the hand of Pat Ledwidge), will co-ordinate discussions between parties with a vested interest in the North Docklands Area (including developers, CIE, Port of Cork, CCC, residents and local business). In realising a successful planning application for Horgan’s Quay, this forum will require some utilisation – especially between Manor Park/CIE and the Port of Cork.
There are other sticking points however, including the restrictive retail cap implied by the NDAP following amended wording. Both Manor Park & CIE are anxious to produce a significant element of such an element. CCC are reluctant – there are arguments for and against such a provision, both with some exceptionally valid points, however this will be discussed at a later stage. Building heights are another issue – in my personal view, a limit on heights should perhaps be adhered to in the interests of protecting Northern Ridge perspectives (vital to the character of Cork and its topography), however this does not exclude the option of taller landmark buildings (provided strong and characteristic design standards) and designated, well-spaced locations.
And what of the event centre that we hear so much about? Indeed such a centre would be ideal at a location like Horgan’s Quay – however, it practicality seems to be smoked by idealistic ambitions (not that we should not strive for such, but there comes a point of realistic recogition). Manor Park have proposed an ‘opera house’ style venue of between 1,000 and 2,000 seats – clearly this is significantly below the ideal/required and would conflict with the established venues at Cork Opera House and the Everyman Palace. What is required is a significant capacity centre of between 6,000 and 10,000 seating/standing places – the fact is, Manor Park aren’t really interested in building such a centre – why not hand the area over to increased public space? Something lacking in the north docklands area. The Munster Agricultural Showgrounds sticks out as a promising location given issues of traffic management (which should be aided with easy linkage to Kent Station if CCC get the Water Street Bridge project rolling), space and catalystic renegeration in this docklands quarter. Currently 3 teams are committed to providing options on such a centre at this Showgrounds location. Perhaps their public confirmation of such plans will aid the realisation process at Horgan’s Quay somewhat. It would work well for both parties, the event centre developer and Manor Park.
Richard Collins of O’Mahony Pike Architects is involved in the Horgan’s Quay project; John Gannon is handling the role of Planning Consultant with Tom Phillips & Associates. The word is that, all going well, an application should well see the light this year (2006) for Horgan’s Quay – but with so many variables in operation, some doubt could remain.
*UPDATES* (8/2/2006)
😀 Paul Kenny’s The Treasury development originally intended for Revenue Commissioner contention, has been successful through the appeal process. The project was appealed on both a 1st Party (regarding contribution fees) and 3rd Party Basis (by Bell Scott Engineering & McLaughlins). The project was granted by the Bord (ABP) subject to reductions in height which involved the removal of the entire 4th floor at Block One (the south facing Patrick’s Quay section – although this will not affect the dramatic curved facade) and the removal of the 5th floor of Block Two (which backs onto the Lower Glanmire Road to the north). The floorspace of the approx. 12,000sq m office and retail project has been markedly reduced. Parking, in line with CCC implemented conditions, restraints at 150 basement spaces. Though the Wilson Architecture project lost out on the Revenue Commissioners bid, favourable market conditions leave the option open for Mr. Kenny to proceed with the development should he so wish at some future stage. The former Kirwan lot on the corner of Ship Street and Patrick’s Quay (which forms part of the subject site) is currently up for lease, this would suggest that development plans are likely to be put on hold for the interm.
😀 Rejecting their own planning inspector’s recommendation, ABP have wisely granted permission on Monaghan-based Pitwood Limited’s plans for a a 116-bedroom luxury hotel on the Corbett Brothers owned Beasley Street site – which notably fronts Parnell Place via the protected facades of No.17/18 Parnell Place. The Bord over-ruled CCC and Planning Inspector implied conditions regarding the removal of the curved entrance feature at 93 South Mall, which corners onto Beasley Street. The entrance, as visible below, offers a dramatic feature and alteration of the existing ground-floor streetscape along this section of South Mall.
The James Leahy & Associates designed hotel scheme was granted planning by CCC back in August 2005, however this grant became subject to an issue of Leave to Appeal by John Casey. The appeal was allowed, apparently much to the dismay of Cork City Council and in particular City Manager Joe Gavin. On February 1st 2006 the Bord sought fit to grant permission to the scheme – hopes are high for the project on the 0/18 hectare site to get in gear as soon as possible given the delicate state of facades at 17/18 Parnell Place. The new hotel will seek to be of luxury standard, filling what many perceive as being a viable market gap in this location, and include a first-class spa & well-being facility with up to 121 basement car-parking spaces over 2 decks accessible from Beasley Street. The hotel will extend to 5-storeys and is designed, following local authority planning stage revisions, to minimise impacts on both the important 97 South Mall (former Provicial Bank) building – now TCH HQ – and 17/18 Parnell Place.
🙂 Howard Holdings have erected their striking quill-like sculpture outside the main entrance to the Clarion Hotel at CityQuarter, Lapps Quay. The sculpture was commissioned at the behest of Howard Holdings MD Greg Coughlan as a gift to the people of Cork – following a planning grant by CCC, the proposal was controversially taken to appeal by An Taisce member Tomas O’Scannlain, but this was quickly dismissed by ABP. The sculpture is currently enrobed in a 4-sided shrowd prior to the official unveiling ceremony on February 16th 2006. On the shrowd, the Howard Holdings logo is printed and below it, stated cleary runs the slogan “Committed to Cork” – yet again, Howard Holdings are standing out as one of the most progressive developers in the city today; they fire panache, imagination and can-do to their projects often despite some gruelling adversities and pull it all off with style. 😀
