developments in cork

🙂 Tomorrow sees the opening of Cork’s first permanent skating rink “Skidz” which is set to open on the 1st floor of North Main Street S.C. – the 2,000sq ft synthetic ice-rink will also include a healthy-eating diner and offer sessions of 30 minutes to prospective skaters for a sum of €5.75 – including skate rental. For more details see Skidz

First, on Wednesday 12th October 2005 a decision is expected on the Corbett proposed development at Carmelite Place off the Western Road. An interesting design by James Bourke of James Leahy & Associates seeks to realise 22 new apartments over varying heights, averaging 3-storeys at the controversial location, all over basement car-parking. Surprisingly only 1 submission was made regarding the proposal – previously Dermot O’Keefe’s 4-storey student development plans had attracted considerable controversy and was refused by both CCC and on appeal to ABP. The relative ‘calm’ over this project perhaps reflects the designs more considerate and low-key approach, whilst nonetheless maintaining a distinctive architectural character of its own – even if it is a wee bit boxy.

Second, Niall & Sheila Doris of the Beverly Smyth Group await a decision on Thursday 13th October 2005 (subject to a possible Further Information request) on their plans to redevelop the Nat Ross site along Monahan’s Road in the southern docklands. Their site falls within an area deemed suitable for appropriate high-density residential development – this is reflected in the proposal, designed by Jonathan Horgan of SDA O’Flynn, for 104 residential units over 5 linked blocks (ranging from 4 to 10-storeys) and inclusive of 5 seperate, 2-storey terraced houses. The apartment elements will stand over 30,000sq ft of business & technology offices, as well as a large basement car-parking facility. 7 submissions have been made with respect to this generally positive €50m project. The scheme represents one of the first major investment steps in the successful redevelopment of the Southern Docklands region. Other proposals set or in the wings include that of McCarthy Developments Goldcrop-site redevelopment, adjoining their Centre Park House HQ (along Centre Park Road), which will see an 8-storey 100,000sq ft office building over basement car-park (the proposal is also very comfortably positioned for Revenue Commissioners tenancy), a possible redevelopment of the Mundo Furnishings premises by owner Patrick Herlihy and at least 4 other serious proposals. Nat Ross Redevelopment Images found in earlier post.

Of course both projects and their decision dates will be subject to Planning Authority moves.

Water Street proposal along Cork’s North Docklands.

😎 According to Capitol Cineplex manager, Patrick O’Brien, the prominent Grand Parade premises is to seize operations come December 2nd 2005. Operator Ward Anderson will focus on their new, successful 13-screen Omniplex facility at Mahon Point S.C. and may consider a further option in Cork at a later date. Over 50 years on the site, a redevelopment deal was struck between Ward Anderson and Limerick-based developers John Costello and Paul O’Brien (of Mount Kennett Investments) to demolish the valuable premises and reconstuct a new 30,000sq ft department store/retail outlet and 18 overhead apartments. The design for the new structure was by Dungarvan-based The e-Project, but subsequently has met design worries in planning – a significant reassessment of the proposal is currently being undertaken and believed to be near ready – however further issues have arisen since with the propsect of a substantial retail development by a consortium involving investor Joe O’Donovan at properties to the rear and side of the Capitol Cineplex site.

Those who woe the loss of this historic cinema facility (which probably equals the same amount of persons that will celebrate it! :p ) may take comfort in knowing the further cinema facilities are planned for Cork city down the line. That aside, one site I believe has substantial potential for a nice city centre multiplex facility – as a part element of a larger commercial development – is the site on Sullivans Quay currently occupied by Government Buildings. This site will likely be the subject of a landmark redevelopment at the hands of the successful Revenue Commissioners bidder – a possible proposal could comfortably facilitate a substantial new one-stop entertainment venue with multiplex, ice-rink, nightclubs, bars, retail etc among other elements. Just a thought!

Speaking of ice-rinks, today saw the launch of Cork’s first synthetic facility called “Skidz” at the former Tall Order restaurant premises on the 1st floor of North Main Street S.C. The facility is being operated by Rod Mellor and Bill Cremin (who I hear have attained deals on extending the franchise to Kerry and Dublin already). The facility is, to be brutally honest, underwhelming – which is a disappointment because it is a great idea. It feels very slapped together and is certainly under-sized. Perhaps the operators will consider developing a more elaborate theme element to the premises over the coming future with good use of light, theme-materials such as artifical “ice-berg” and “igloo” type structures – as is, it is still the Tall Order restaurant with a small L-Shaped creche sized (200 sq m) skating area. Great for small kids no doubt, however there exists a market for a larger, proper ice-facility. Cork could stand to benefit from a larger multi-purpose facility like that at Yerba Buena Gardens/Metreon in San Francisco which has a multiplex, retail and late-night entertainment facility all mixed into a convenient area. A late night skate on the rink before catching a movie and then off to the nightclub anyone? 😀

John F. Supple Limited and The Montgomery Kenneally Partnership are also involved in a further social-affordable residential scheme at Cogan’s Field along the Boreenmanna Road, currently under construction, for 157 new units designed by Derek Tynan & Associates. 50 of these units will be provided for social-affordable use with 55 apartments and 52 housing units for private/market sale. As for the design…well I let you decide, I have my own feelings on Derek Tynan practice designs and I keep thinking someone must miss the Blackpool flats, but make up your own mind -> here.

😮 I know this is a little late, but to acknowledge the opening of the new Henry J. Lyons & Partners Architects offices along South Mall last Spetmeber (2005), I have posted a few images of the Lancaster Quay (Jurys) redevelopment by O’Callaghan Properties below (for your viewing pleasure! 😉 ) – one must note that the images are a little out of date, given that ABP omitted the central 9-storey tower (Block A) element from the project, and some reductions were also made to the neighbouring blocks also. Nonethless, if you can use your imagination, you’ll be able to get some picture of how the project will fair (currently under construction). The entire project will take 3 years in 3 phases, with the first phase steaming ahead – this will include the new 6-storey 4-star 182-bedroom hotel for Jurys and 80 apartment units (Block B). OCP may seek permission to develop a reduced block on the omitted Block A site at a future date – as the option was left open to do so by ABP, however any element will indeed be lower than the original proposal to reduce impacts on St. Fin Barre’s Cathedral as viewed from the quays. Henry J. Lyons & Partners are currently working on other Cork projects such as the €200m golf and holiday resort by X-CES Projects near Kinsale, with the hotel element expected to be operated by Hyatt Hotels; a residential scheme at Knocknaheeny and numerous other schemes. Their arrival on the Cork scene follows the likes of similar moves by O’Mahony Pike Architects (also on South Mall) and Scott Tallon Walker (Cotter Street). It should certainly heat up the architectural market in Cork over the coming months.

View facing South-East from Lancaster Quay – Jurys Hotel element can be seen to the right.

As promised, here are 2 images of the Dunnes Stores redevelopment along St. Patrick’s Street, designed by Bertie Pope & Associates – which is, surprisingly, not all that bad. The Bowling Green Street (Western) elevation is a remarkable improvement to the street, and the Drawbridge Street (northern) elevation is indeed an improvement, if a little blocky on top, but nonetheless I think the overall context of the design carries this sufficiently. Recessed upper floors step back from the St. Patrick’s Street facade with an interesting curve-glass deck frontage afforded just out of sight from the street. 102 and 105 are given new new frontages. See for youself below.

St. Patrick’s Street elevation, upper floors and curved glass frontage just in sight.

Drawbridge Street elevation, as seen from Emmet Place. The Grand Circle Lounge and J&P premises can be seen to the right – both of which will form part of the Academy Street redevelopment by OCP (of similar height to redeveloped Dunnes).

Last night’s council meeting (10th October 2005) saw a vote taken to amend the NDAP which will essentially give the Port of Cork a bigger say in the development of the North Docklands – a politically motivated move all the same. Generally, the plan was passed. Manor Park Homes (MPH) amendment request for increased retail provision had been rejected prior to the meeting – other proposed amendments including Building Heights, the removal of wording in the NDAP which calls for ‘Major Office Development’, a new secondary routeway to benefit traffic movements to and from proposed new National Route, reduction in Event Centre size (also rejected), the repositioning of the pedestrian bridge proposed (however this bridge will now be removed from the plan on calls from the Port of Cork) etc. The MPH plan for Horgan’s Quay is not that far removed in terms of layout from previous proposals including that in the NDAP. A new retail, commercial and leisure (incl. restaurants, cafes etc) corridor will be provided south of the existing Kent Station terminal as a natural extension of Alfred Street. A new hotel is earmarked for the corner of Kent Station square – which will likely be of ‘landmark’ status. Residential blocks will then extend the waterfront promenade as far as Water Street. This remains the basic plan, with MPH calling for building heights ranging between 4 and 14 storeys in height. A source with one of the involved agents said that this does not rule out the option of at least one structure of a taller nature which may qualify as a landmark building as designated within the NDAP. It remains to be seen. The same source also indicated that at this moment in time, no set date had been agreed on for lodgement of a planning application despite rumours and media reports to the contrary.

🙂 Harvery Norman Leasing Limited are set to lodge for planning permission on the former Woodies DIY store along the Kinsale Road. The infamous Australian electrical and utilities retailler are seeking permission for alterations to the circa. 45,000sq ft premises to facilitate a new store, their first in Cork, and 3rd in nationwide. Permission for new signage is also sought, signalling the dawn of a flood more of those annoying Go Harvey Go! radio advertisments on Cork local radio. There’s a downside to good things sometimes you see! 😉

A source at the ABP Oral Hearing for Werdna Limited’s Water Street development has informed me on some of the morning’s proceedings. A relatively brief statement was made by Senior Planner Ronnie McDowell on behalf of Cork City Council and it’s position at the commencement of the hearing. Following this, only one resident with the Lower Glanmire Road Residents Association, who appealed the project on a 3rd party basis, is understood to have taken the floor. Following her statement, the applicant representatives were given the opportunity to state their case. First, project architect Sean Kearns with Murray O’Laoire provided the Bord representatives with an overview of the project and its nature, this was followed by an address by Planning Consultant John Crean of Cunnane Strattan Reynolds who provided a comprehensive insight into the development nature from an urban planning perspective and some justifications for its approval. Sean Kearns later outlined a history of the project from its inception, including details of the original plan which called for a 500-unit development arranged in a U-Shaped pattern to face the river and possessing a feature 26-storey tower to act as a significant landmark for Cork. In this outline, Mr. Kearns detailled the timeline and nature of discussions between the applicants and Cork City Council, and their planning consultant Kelvin Campbell with Urban Initiatives. According to the source, the applicants made what appeared to be a relatively solid argument and highlighted notable lapses in CCC planning logic including contradictions in the reasons for condition imposition and details of the proceeding North Docklands Area Plan 2005 publication – contradictions included planning and development intentions for CastleView Terrace, to name but a few. It is hoped that the ABP take note and consider such points in their deliberation which will follow on November 24th 2005. More details later.

This account is based on source input and is not suppose to represent any specific bias should it so appear.