developments in cork

Here’s just an image of the quay as it exits (although a little out of date!) – the Metropole building (set to be demolished as part of the Precinct plan can be seen to the right, a predominantly ‘grey’ 6-storey structure (since repainted bright lemon). The quayside is immensely imbalanced in terms of its structures and also in terms of development – given its proximity to St. Patrick’s Street, the Horgan’s Quay redevelopment and emerging office quarter – the quayside is ripe for renewal. As it exists, the poor mix and variation of structures (like the single to 2-storey industrial facade fronts that hide larger vacant spaces – currently acting as level public car-parks) allow for unisghtly views from Merchants Quay, Andersons Quay, Parnell Place and Patrick’s Street to the grey and rather drab rear elevations of older buildings fronting MacCurtain Street. In this context, the Metropole development should be considered empircally with a view to the quay’s broader redevelopment (with the PJ O’Hea premises, Everyman Palace & quayside car-parks all prime redevelopment targets).

I can make a larger image of the Metropole development available – but as I said in the earlier post, it is still very blurry par the problems I outlined.

Just to update on the situation, recent info from a well attached source regarding the project’s redevelopment has stated that an application could be ready to go in 2006 – however for now, a number of issues were still going through the mill. Issues highlighted were the on-going discussions between Manor Park Homebuilders and CCC over a number of topics – not least a continued push for a stronger retail/commercial element and building heights. The commencement of a ‘Stakeholders Forum’ is seen an important point of discussion and the developers will be anxious to finalise agreement with the Port of Cork regarding Horgan’s Quay encroachment. As part of the development, MPH are hoping to push the site line south onto the quays to allow for better waterfrontage with the proposed new blocks and the provision of a quay length promenade and boardwalk facility with possible marina. They wish is to finalise these details early in the New Year and recent moves by the Port of Cork commence a phased relocation to Ringaskiddy are seen a positive move on all fronts. As for progress on building heights, in situ with the North Docklands Local Area Plan 2005 – MPH and OMP said that at least 2 with a possible 3rd high-rise element will be included – though not specified where, it is believed they will conform to locations set out by CCC at Horgan’s Square, the Water Street/Horgan’s Quay corner and a location further west along the quay. MPH had requested an allowance of building heights to range from 4 to 14 storeys, however this was rejected by City Manager Joe Gavin on the basis that extensive high-rise patterns along the site would ruin visual perspectives from the south of the attractive Northern Ridge. The source indicated that generally building heights would front at 7-storeys along the quay-front with heights recessing to the rear. A landmark element at Horgan’s Square would rise between 10 and 14-storeys although this height was yet to finalised and may likely compose of a hotel element. Also indicated, confirmation that alternate avenues were being discussed regarding an event centre – which may include a deal between MPH and Paul Montgomery. While those details were being devised, work would push on the other aspects of the development. The source did indicate that the timing of the application was all subject to the outcome of discussions, but MPH were committed to the quayside’s long-term redevelopment and were ideally hoping to have the first application in planning for late Spring of 2006. As said, this timeframe could adjust in light of discussion outcomes. The source said they expected planning to take at least a year and if successful would commence almost immediately on site by Summer/Autumn of 2007. No indication was made regarding CIE’s promise to have a redeveloped rail terminal in place by 2007 at Kent other than that the 2 sides were working closely together and that the new facility should be operational in tandem with the opening of the new Cork-Midelton commuter rail line (this is set for 2009).

Oh, and really, can we change the title of the thread to something that includes capital letters, like “Developments in Cork”. Sorry for sounding like a weirdo, but it really annoys me.

I sent a message to Paul Clerkin about it – I know its a small thing, but it would be nice. Haven’t heard anything back. May be you’ll have more luck if you ask nicely. 😀

@kite wrote:

😮 Newspaper reports that Dublin is considering a Manhattan style development in the docklands area really annoys me.
Cork’s Docklands are ripe for this type of development, the City Manager and his team (Jim O’Donovan will be sorely missed) are pushing (dragging) the see no evil, hear no evil, speak no evil dinosaurs that we have as City Councilors to the start line for years, but as is the case with CIE (event centre, ect) the cozy club of councilors do not want to step on toes or rock the boat. At this rate Cork will be the 4th or 5th city in Ireland in 5 years time.
On a related point, does anybody know what the outcome of the CHQ site High Court case as reported in the IE some weeks ago was? This site would be crucial to any redevelopment of Corks Docklands.

Re: “Manhattan Style” development– I agree that Cork should avail of further high-rise provisions, however this must be done so with careful consideration and in the right locations. For example, the gateway locations east, north, south and west – and the south docklands. I believe highrise provision along the northern quays should generally be restrained with maximum building heights touching on 7-storeys (7 w/ 2 recessed levels in the case of Water Street) with no more than 3 (possibly 4) slender profile landmark towers in areas like Water Street, Horgan’s/Kent Square and an additional location further east – this is so perspectives of the charming Northern Ridge are minimally impacted (see below):

View of Northern Ridge with Horgan’s Quay in view north of the river – image copyright of Devin

To the south docklands, there is greater scope for such provision – but again slender profile is the key. Also, in developing such high-profile buildings, it would be my view that concentration and superior design quality is paramount. This means innvoation – not Praia de Rocha replicas. It means defining a character distinct to the city and region with taste and creating structures that justify themselves in the long-run on grounds of structural ingenuity, form and first-class exploration in design standards. However, that said, I do not believe a ‘Manhattan’ scenario is realistic or desireable – when I say concentration, I mean relative proximity of about 6 or maybe 7 key feature towers in the south docklands area, not a jungle of balcony-ridden, bare-faced tower structures. Cork should be confident enough to define its own high-rise character and not ‘follow the pack’. It should set the standards and not follow them.

Re: Event Centre – as I refered to in earlier posts, progress is being made. Trust me that results will start showing sooner rather than later in the new year. The fact is, the heat is on and of developers are to successful in exploiting this market opportunity they know they need to be in there first and with the best proposal (financially, use-wise and design-wise) to convince the public and CCC over. Whatever about Horgan’s Quay – I personally believe the Munster Agricultural Showgrounds offers the best location for such a centre logistically, although ideally, of course, Horgan’s Quay would be an attractive location. Regarding the MAS, 3 solid proposals are in the making – with Howard Holdings having indicated a willingness to develop such a centre as part of their wider masterplan redevelopment of the Ford site and possibly Tedcastles and MAS sites]Custom House Quay[/I], no news yet concerning the long-running Ochre Ridge fiasco. The CHQ site is superb location wise – however it is a very difficult site to work with. Its acquisitionn will undoubtedly be a trophy for any prospective developer (I have hinted at a possible involvement here in the past, but heard little since) but an expensive one.

A number of issues arise with this site. First, the Port of Cork HQ at Custom House, will quite feasibly remain in the possession of the PoC – the structure is protected and so too is the Cork Bonded Warehouse offices to its rear and Port of Cork warehousing running centre along the quay – their retention is not up for discussion.

Rear of Custom House, Cork Bonded Warehousing office and Port of Cork warehousing (under lease to CBW) can be seen in this east-to-west persepctive.

Furthermore, Custom House Quay and Anderson’s Quay (to a lesser extent) possess some beautiful cobbled stonework which pave the quaysides. Understandly, during any construction they will have to be removed, but their reinstation would be very much required.

Cobbled stonework on Custom House Quay (first image) and Anderson’s Quay (second image).

The renovation and conversion of the protected warehousing structures is warranted in any redevelopment, with perhaps the installation of sequenced glass skylights installed at roof-top level to allow an available source of natural light access the interior holds.

The only available area particularly suited to mass redevelopment is the unkempt Cork Bonded Warehouses extension to the far east.

The CBW extension is clearly defined on the eastern head of the site as distinct from the PoC warehousing.

Aerial view of CHQ – note the variation in warehousing.

The CBW extension could well be demolished with the remaining site area to the eastern head allocated for development. A number of factors emerge here – 1st: the site prominence, 2nd: the relationship of any new development to the PoC warehousing and 3rd: the type of development justified with respect to land values and viability issues.

The value of the land (est’d at between €6.75m and €8.5m – which is quite reasonable given the site constraints) would perhaps dictate a taller structure. The problem here is that any taller structure would have to be of some pretty amazing design to justify its provision. The site prominence and relationship to PS all come into play here. Often the first viewpoint of Cork city centre island for visitors, the design of any new build will have to be of true, international landmark status – no ifs or buts. A waterbus docking or marina facility could perhaps be provided in some small part at the site tip – however river dimensions may complicate this. A boardwalk and docking pontoon could be provided off the cobbled quayside and clearly any parking associated with a redevelopment will have to be off-site.