developments in cork

The following are some backdated posts accumulated over the past few weeks. I promised some users to post these up – sorry they weren’t up sooner, but a number of factors are at play and I will not be able to continue posting here (or boards.ie) indefinitely over the prospective future. I appreciate sincerely some of the very kind words expressed in previous posts – thank you all most genuinely. Apologises for the brevity. 😮

Lex

🙂 DAT Partnerships have lodged Significant Further Information on its plans for CentrePoint, their Clontarf Street proposal, destined for a tiny triangular site (circa. 2,250sq ft +) bored by Oliver Plunkett Street Lower to the south, Deane Street to the west and Clontraf Street to the east – and which was purchased for a staggering figure just under €1m. Coughlan de Keyser Architects (Daniel Luxton) had been assigned for design on the project which originally intended to rise 12-storeys in height, but following the outcome of preplanning talks, was lodged at a reduced height of 9-storeys (with a gross floor space of under 30,000sq ft). The design drew much discussion given its unusual form which resembled something of a ‘torch flame’ (see below):

Original CentrePoint proposal – eastern elevation.

The application received a submission from Kevin Hurley of An Taisce stating that a recognition of design intentions, but criticism of its form and height among other things.
In their request for Further Information, CCC noted their dis-satisfaction with the cantivelered nature of the design which overhung public footpaths – they additionally pointed out that the height of the building’s southern elevation negatively impacted neighbouring No.6 Lapps Quay and the visual continuity of the vista south-to-north along Eglinton Street, facing Lapps Quay. The CentrePoint project, in their view, seemed to dominated the other buildings in the area at CityQuarter and Lapps Quay. A request for height reductions at this elevation was sought along with revisions in the buildings impact with respect to public foothpaths.
Whether one likes or dislikes the original design is one thing, however there was a clear willingness to explore forms other than those generally associated with the districts established buildings. I’ll bring details of the revised form soon and you can judge for yourselves the outcome of the latest design efforts.

A decision on CentrePoint is due for the 30th January 2005 – the same date scheduled for a decision on John Cleary Developments large Sifco-redevelopment near Mahon Point. Coughlan de Keyser are responsible here too for the design on JCD’s 5-storey (circa) 130,000sq ft office and retail development…so it should be a big day for them!

🙂 Coughlan de Keyser Architects have submitted revised plans on the proposal by DAT Partnership to develop a new 9-storey office tower on a tiny (circa.) 2,500sq ft triangular site bordered by Deane Street, Oliver Plunkett Street Lower and Clontarf Street. The original proposal resembled a torch-like flame which overhung the public footpaths and finished with a tinted glazed exterior. The revised plan has addressed concerns by the Planning Authority regarding the infringement of the public footpath – the new proposal is confined within the limits of the site yet remains up to 9-storeys in height. The design now resembles that more closely of a modern day Flatiron Building, with glazed finishes on all 3-corners – with the north positioned to benefit from attractive night-time lighting features, creating an active visual amenity the full height of the building at this highly prominent corner. A mild set-back is afforded the southern elevation, however the architects and planning consultants (CSR) argue that the site is worthy of a taller structure – and I would tend to agree, this site is unique in its position; essentially it is an ‘island’-like site and as such is stand-alone. Unlike the neighbouring sites in line for development at Deane Street and Anderson’s Quay – the Clontarf Street (CentrePoint) site offers an ideal landmark location which may be exemplified by its height. The new design is by no means a disappointment, perhaps at a personal level I enjoyed the unusual form of the original, however the new proposal, though a little more plain is still an interesting and attractive project. CDA have done well on what is essentially a very difficult site. A decision is due on January 30th 2005.

😎 Fleming Construction have apparently offered to construct an event centre at lands abutting the Ballincollig By-Pass near Curraheen. The offer applies to the Munster Agricultural Society in exchange for its 22-acre lands (on long-term lease from Cork City Council) in the city’s docklands. Fleming Construction purchased the amenity zoned 126-acre lands along the Ballincollig By-Pass last year for a value estimated at €17m. Fleming Construction intend to construct a multiple purpose event centre with in excess of 6,000 seats (subject to various configurations), along with associated amenities, car-parking and an equestrian provision which could net the MAS its own independent income and host a variety of activities including concerts. It is Fleming’s intention thereafter to utilise the valuable docklands site for extensive redevelopment purposes. This will undoubtedly, however, run into some conflict with CCDP zonings and CCC intentions. Howard Holdings and at least one other group involving a prominent hotelier are also anxious to acquire the MAS docklands site.

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As indicated in the 1st Post of this thread, the OPW have today confirmed the move by the Revenue Commissioners (and their approx. 600 staff) from Government Buildings along Sullivans Quay to soon-to-be-built offices off the Blackpool By-Pass/Assumption Road.
See post here -> http://www.boards.ie/vbulletin/showpost.php?p=50534375&postcount=1
The winning bid has come from auctioneer/developers Frank Sheahan & Joe Carey in conjunction with Ascon Rohcon (who have the option of buying out the almost 2-acre site from the formers). The developers secured planning in 2003 for a 4-storey office development, designed by Jack Coughlan & Associates back in 2001, for Susie’s Field – not far from their recently complete Sean Mhuillean apartment complex (designed by J.E. Keating & Associates). Construction on the project will commence almost immediately following the ironing out of issues concerning the move between the OPW and bidders – a scheduled completion is set for mid-2007 and relocation by the RC to commence after Summer 2007. As part of the winning bid, the developers will now secure a highly attractive and valuable site of 3/4 acres along Sullivans Quay (Government Buildings) which will now likely be up for substantial redevelopment – given the site currently suffers from issues of subsidence. Any prospective development here could accommodate a landmark mixed-use development with extensive commercial provisions, although it is understood the developers have intent for predominantly office usage. Ascon have been pushing further into development in Cork over the last few years and now have their sights set on a number of potential city centre developments which could include a sites along Albert Quay (an assembled half-acre premises which may see the planning office later this year) & Sullivans Quay. The focus will now be on Sullivans Quay, undoubtedly expectations will be high given the prominence of the site with respect to Grand Parade.

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.