Re: Tellengana Lodge Development
For those of you who unaware of the development at Tellengana Lodge, on the Blackrock Road, Cork – SHUL Developers are financing the development of a 4-storey 60,000sq ft office building on the grounds of Tellengana Lodge. Bowen Construction have erected a tower crane on site already and construction is making serious headway. The design is by Wilson Architecture – see below.
Although I welcome such investment – my problem with this sort of development is that it’s another contemporary project that utilises the existing grounds of fabulous old-style houses and estates in and around Cork city. Though I’m sure it must make a wonderful working environment, I strongly dislike the idea of these big modern developments springing up on the grounds of fine old estates – especially in leafy residential suburbs, as Tellengana Lodge is a part of. We should be protecting and perserving these fine old estates – and maintaining these few remaining green areas. How come An Taisce Corcaigh didn’t object to this eh???
Another such development is the one O’Flynn Construction have planned for Dunkettle Estate in the Glanmire suburban region. Now I’ve great time for O’Flynn Construction as generally they are one of the most architecturally and socially minded development companies around – and they display a strong standard in their projects – however, reaping fine leafy and green grass estate grounds in favour of a 300m euro project with 600 houses and apartment blocks and so on – in my opinion is shameful. The same applies to Sean Keohane (Grangefield Developments) plans for the Arbutus Lodge and Cumnor Construction’s plans for Sunday’s Well. I protest against such projects.
Office buildings such as the one at Tellengana should be focused in the city centre and the spectacular opportunities offered by the Cork Docklands and surrounding areas. Just today I walked a number of development sites in this vicinity and it simply reinforced my belief in this. The area around Copley Street, Lapps Quay, Eglinton Street, Union Quay and Albert Quay will look amazing on the completion of developments by the likes of O’Flynn (at Lapps Qy & Eglinton St), Howard Holdings (Lapps Qy, Anglesea St & Albert Qy), Corbett Bros (Parnell Place & Copley St) & so on. Furthermore Lavitts Quay, the Coal Quay, Camden Quay and Carrolls Quay are emerging as faboulous office and residential development areas. Its a shame on CCC for its poor encouragement of developments in these areas (with some shoddy planning decisions) and a shame on An Taisce Corcaigh for finding problems with everything except where it matters.
CCC need to support developments like Water Street, like 21 Lavitts Quay, like Eglinton Street and so on. These are developments of a high standard and architectural nature. I reject parts of the argument that its because of CCCs stringent planning laws that development standards in Cork have dramatically increased – in part this is true – but look at Victoria Mills, looks at their decision on the Arbutus Lodge, look at their own development works at The Glen and Barrack Street! Their own developments are of a dismal architectural standard – how can they demand so much of others when they can’t lead by example?
In Cork, the height of buildings in areas such as Victoria Cross, the docklands and surroundings – should not be points of rejection as long as their standard is strong and purpose both useful and sustainable – like Eglinton Street, like Water Street, like Jurys, Lavitts Quay, Cornmarket Street and Washington Street. These are good projects – and most be encouraged to show developers the way to go in future. These areas are outside the city core centre – however this core I agree should not stem above a 9 storey max in Zone 2 [bounding Jurys, Cornmarket Street, Georges Quay, Lapps Quay and Patrick’s Quay] or a 6-storey max in Zone 1 [Patrick’s Street, South Mall, North Main Street, Oliver Plunkett Street and Parnell Place].
Protect our few precious estates, protect our high-standard leafy resdiential suburbs and encourage further development in the city centre and docklands – even if that means building up to utilise the limited space. The standard of architecture should determine a development more than the argument of height.
🙂 UCC have indicated their intention to begin preliminary work soon on their Western Road (former Greyhound Track) IT Campus – already permitted. the 15,000sq m + development of 3-storeys will be one of the most advanced centres in Europe. In addition, extensive landscaping will be initiated with a focus on the river. This will include a continuation of the riverside walk and boardwalk as far as College Gates. It will link up with the amenity walk as part of the Victoria Mills, which links up with the amenity walk and bridge as part of the Rathmelton Investments development at the Kingsley Hotel, which in turn links up with the Lee Fields. At College Gates, Riga Limited (O’Callaghan Properties) Jury’s Hotel development will pick up the walk with their riverside boardwalk leading all the way into Lancaster Quay and Washington Street.
-> Ultimately, the grand plan will see a riverside walk and boardwalk extending from Eden Hall student development, through to the Lee Fields, along the Curragheen River from the Kingsley to Victoria Mills, along the UCC IT Campus, through the main UCC Campus and Lewis Glucksman Art Gallery to the Jurys Hotel development and into Washington Street. It continues then from South Main Street as part of the boardwalk element to the Kenny Group development on the Citi-Car Park facility, along South Mall to Lapps Quay (the first half of which CCC are suppose to redevelop in the coming months), to the City Quarter end of Lapps Quay (compliments of Howard Holdings), and along Custom House Quay (in line for development plans). 2 new pedestrian bridges (1 to Horgans Quay, 1 to Albert Quay) will then link up with boardwalks on either of these quays. One the main docklands commercial centre, the other leading down to Werdna’s Water Street development boardwalk. In addition, a walk will also stem from the Kingsley, through along the Mardyke Walk, along Fitzgearld’s Park and from the Mardyke Fields, a new pedestrian bridge (currently under construction at Harland & Wolff shipyard in Belfast – installation by Fleming Construction at cost of 1m euro) will link across to a boardwalk along the Distillery Fields at the North Mall (recently purchased jointly by the Mercy University Hospital and UCC for development).