developments in cork

Cork City Council has indicated its intent to receive submissions by interested parties regarding the realisation of the South Docklands Local Area Plan currently under compilation by consultants DTZ Pieda. The plan is scheduled to be formalised later this year. The Cork Docklands covers an area of some 400-acres, of which the South Area, constitutes the primary bulk. The progress of Cork’s broader docklands area has had some, if limited success to date.

North Docklands

Beginning in the North – the docklands area formal may be said to start at Brian Boru Street and proceeding east. The first main site that strikes note here is the site under ownership (predominantly) by Paul Kenny. Mr. Kenny has employed Wilson Architecture in devising an exciting new office scheme at this location (fronting Saint Patrick’s Quay) – known as The Treasury (its progress has been well documented on this thread and its predecessor) which will proceed for construction within the next 4 to 5 months. The exciting design will be a strong selling point for the development which has already received much attention – it represents a strong example of how good design represents good investment.

An interesting opportunity may exist for a further prospective development at the junction of Brian Boru Street and the Lower Glanmire Road at Clyde House – DFOD Consultants have initiated a move to new accommodation at the Shipton Group’s Blackpool Park – and the Irish Girl Guides may stand to benefit from new premises and a tidy cash injection. The site, though difficult to work on (given the need to maintain views running north-south to Summerhill and the Presbyterian Church), represents the gateway to the new North Docklands Quarter – concurrently, an argument can be made here for a landmark design to act as an appropriate entrance to the area. However, the cobble-stone paving adjoining Clyde House and refurbishment of the old rail corridor between the site and the Paul Kenny development will need to be utilised in some complimentary fashion.

Moving east – Alfred Street will seek to be extended as part of the Manor Park Homebuilders (MPH) redevelopment of Horgan’s Quay. The street has found entrance points by the recently completed construction of Unity House by BrideView Developments and older but still interesting presence of Oppermann Associates’ design for Jack Lynch’s Siemens House – as part of Penrose Wharf. Kiosk Architects are handling an application by Finbar Gannon to vertically extend Saint Patrick’s House (fronting the Lower Glanmire Road). A steady progression in building heights (of up to 6-storeys) may be envisaged proceeding closer to Railway Street. A number of premises offer excellent redevelopment opportunities, not least the McCathy’s Motorpoint facility and former Johnson & Perrott used-vehicles centre which extends toward Penrose Quay frontage. A large 18,000sq ft site was purchased a number of months ago through Dominic Daly Auctioneers on the junction of Railway Street and Alfred Street for a reported €4 + million which may offer a strategically valuable redevelopment move – especially as part of a broader assembly. Heights and designs here will need to pay careful consideration to the Cork Steampacket Offices (protected structures) fronting Penrose Quay – which remains in itself a striking quayside structure (although some TLC wouldn’t go astray).

Manor Park Homebuilders seem clear now, following recently reported finalisations on a 10-year equity deal with CIE, regarding Horgan’s Quay’s redevelopment. The long-delayed saga has been on-going for 8-years (longer according to some) – and has been beset by various interests. Discussions with Cork City Council remain on-going although an agreement is understood to have been reached regarding movement on an application – progress is hoped for by all concerned to see an application in the planning office by mid-year although some skeptics may challenge this prospect. O’Mahony Pike Architects have been employed to design the large scheme which will incorporate 1,300 new high density homes, retail facilities, new public areas, some office space, an extensive boardwalk and possible marina. The project will also see the construction of a new, reoriented railway terminal and ancillary bus facilities. MPH have expressed their hopes to see construction of buildings in the range between 4 and 14-storeys in height – however this was played down by CCC on formalisation of the NDLAP, so too were MPH’s retail ambitions for the 17-acre site (which may yet be re-evaluated). As for heights, the general aim by planners will be to retain within reason perspectives of Cork’s North Ridge – part of its unique topography. Room exists under the North Docklands Local Area Plan for at least 3 landmark building locations, which, subject to design may offer taller prospectives. Expectations on design are high and the sooner an application meets planning the better according to many. Options on the highly anticipated event centre, as noted in earlier posts, are understood to be under review with contact made with MPH from an interested party (hinted at previously by the local media in a December 2005 article as being Paul Montgomery).

The McMahon-family controlled development agency Werdna Limited have been through the planning reels with their intentions for Water Street. Murray O’Laoire Architects have head the design here with the scheme’s well-documented 2nd incarnation fate soon to be known by An Bord Pleanala. An announcement long due. The project was granted at less than half its original scale by CCC in 2005, and ABP have since requested further revised drawings which were recently submitted and will see further alterations to the end-product. News on that very soon.

South Docklands

To date, schemes at No.6 Lapps Quay and CityQuarter have marked the most significant realised advances in the docklands area here. Howard Holdings’ have produced a strong scheme at Lapps Quay and have made their intentions on the rest of the docklands very clear with the acquisition of the former Ford site along Centre Park Road and co-operative arrangement with the Rehill-family regarding the Tedcastles site also along Centre Park Road. Closer to the city centre, Howard Holdings have just neared completion on a new WebWorks facility for Enterprise Ireland along Albert Quay – and acquired the east end of the same quay block from the Doyle Warehousing group. Options on the site are being advanced – Ascon are also understood to be addressing their holding. Theo Cullinane of Ascon had hinted that a planning application may be due on their (just) 0.5 acre Albert Quay site early this year, the outcome should be known soon.

PJ Hegarty & Sons Ltd have commenced prep work on the highly-anticipated Eglinton Street scheme by O’Flynn Construction and designed by Wilson Architecture. The much applauded design will produced the city’s tallest building and has given hope to prospective opportunities in the south docklands further east.

A major point of importance which the DTZ Pieda Masterplan will need to address is the establishment of building heights in the South Docklands. The need for clarity on this issue will be instrumental in dictating the progress of future development in the area. Eglinton Street has shown that the provision of well-designed taller structures have a future in Cork’s skyline – the extent of this will be guidelined by the masterplan. Although planners will be of the capacity to consider each project on an individual basis. The sooner such a framework is established, the better for progression.

To date, significant schemes along Monahan’s Road by Niall Doris and SHUL Developers will aid the changing face of this area. Niall & Sheila Doris’ residential and business scheme for their Nat Ross site, designed by SDA O’Flynn, recently submitted revisions of a reduced scheme now peaking at 6-storeys (formerly 10-storeys). The scheme now has a greater presence onto the road and is due for a decision in early May. SHUL Developers are at an advanced stage of preplanning on a further 150,000sq ft of commercial/office provision on a 3-acre former coal-yard site near their Tellenganna House development (recently completed) – both are designed by Wilson Architecture. A further office scheme is mooted for another coal plot to the west of the SHUL proposal.

Monahan’s Road has potential, and as outlined in the Cork Docklands Development Strategy 2001, to be the area’s primary residential location. However, in providing a healthy mix of uses, limited/conducive provisions should not be prohibited from areas elsewhere. The IAWS sites between Centre Park and Monahan’s Road offer a superb opportunity to provide a broad mixed-use community area with extensive public and resident amenity areas. Important here will by CCC’s job in broadening and developing recreational areas along the length of the crescent waterway (largely hidden) that runs adjacent to Monahan’s Road. This water feature, with possible wooden decking walkway, should be emphasised – and would offer a nice break between structures.

McCarthy Developments have drawn up plans for a large scale redevelopment of its Centre Park House and Goldcrop/Advance Tyres site which links between both Centre Park and Monahan’s Roads (both of which will need significant tree-lined upgrading by CCC to facilitate and compliment the broader redevelopments). The 8-storey, 100,000sq ft office scheme designed by Murray O’Laoire – originally sought as a contender for Revenue Commissioner tenancy – is of ‘status unknown’. However McCarthy Developments have noted their intention for a further 250,000sq ft commercial development addition to the site as Part of Phase 2.

The IAWS (R&H) site fronting Kennedy Quay has the opportunity to offer a significant public plaza/square orientated to address the quays and city centre, surrounded by a myriad of commercial and cultural functions. In my opinion, R&H Hall – with some modifications internally and externally, with a thoughtful lighting scheme at night, always offered the opportunity for a wonderful new central city library. A spectacular skylight could naturally illuminate the interior of the library by day while balconies wrapped around the interior rim walls in an ascending format (stacked with book shelving). By night, light projections could illuminate the skylight and penetrate the night sky.

A number of the existing silos could make way for demolition (i.e Souther Milling) – while the Odlums building presents a superb opportunity for a considerate facade retention and vertical extension.

The 80,000sq ft Southern Fruit site was privately purchased in 2004 and offers a wonderful waterfront development opportunity. It aligns a complex site in that of Gerry Wycherly’s Marina Commercial Park. It is understood ‘eyeing-up’ has taken place here – if only speculatively – the Park, at its water’s edge, juts out into the river ever so slightly and possesses a superb tall-building opportunity. However, the design will require a reflection of true landmark value. The Park also happens to have the advantage of a strategic location opposite the Water Street Bridge which will land to the south on Park grounds. CCC have indicated 2010 as its intended provision date for the controversial proposal. A spectacular design will need to justify its position.

ABP have approved plans by Howard Holdings to develop a new 102-bedroom hotel, with 8-apartment suites, double-deck basement car-parking, retail and boardwalk on Long Quay in Kinsale Town Centre. The hotel designed by Scott Tallon Walker is not clearly earmarked for any construction date yet but will provide a significant boost for the town when complete. The former mill site has seen a number of previous development attempts in the past including a 5-star hotel proposal by Cumnor Construction. More details soon.