lexington
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@phil wrote:
I remember seeing this around this time last year. It is a little gem of a building as far as I am concerned. Thanks for posting it as a reminder Lexington.
My pleasure – again its a building I have a very soft spot for and feel it is too often overlooked. Must see if I can get a few images of the northern elevation (Washington Street frontage) up sometime.
@jdivision wrote:
Presuming An Post owns the building, I’m sure they’d be interested in taking a unit in the new centre plus a sizeable cash payment in return for the building, subject to planning. Think O’Donovan would be happy to do that too.
ewankennedy/jdivision – I certainly agree that inclusion of the Grand Parade post-office would be an considered addition to what is already amounting to be a landmark site. I am not aware if Mr. O’Donovan has or has not acquired the building in question, however, as far as I know – it is in private ownership, feel free to correct me if anyone has more insightful knowledge into that matter. One has to hand it to Mr. O’Donovan, he has been resilient and determined in his acquisitions and it has opened the prospect of a noteworthy project. What is known: Mr. O’Donovan has acquired sites at the Capitol Cineplex (which fronts Grand Parade and backs out onto Market Lane) from Mount Kennett Investments & John Costello for approx. €]
[/URL]*Apologies, if I excluded 57 Patrick’s Street in the image above*
It would be nice to see the Central Shoe Stores frontage retained, along with the frontages onto Patrick’s Street – with contemporary build encompassing the remainder of the site. Speculation has it that the scheme will contain a department store element to avail of a number of prospective parties understood to be circling options on the Cork market.
Cork Metropolitan Rail ServiceInterestingly in the EIS for the Midelton-Glounthane line is Cork County Council’s proposed network of commuter and suburban rail services for the Metropolitan Cork area by 2020. It will be interesting to see if these materialise in such dynamic form. I, personally, remain a firm believer in strategy which reduces dependcies on vehicular traffic and in the provision of an efficient, clean and accessible public transport system within major urban areas. With Cork county population, under M1F2 scenario CSO projections (April 2005) for 2020/1 estimated to be well over 600,000 (where this figured is derived from the subtraction of Kerry population figure inclusion and represents a loose estimate) – surely such a system is warranted. The ability to deliver is questionable.
The first image is Cork County Council’s own proposal for such a system:
The 2nd is a possible alternative option I have simply messed about with:
The primary variations here are related to the West Cork line – where the Macroom line originates at a city centre/south docklands station and proceeds along the South City Link to Black Ash P&R before skewing west toward Bishopstown/Wilton (where it goes underground) until it reaches the proposed Bandon Roundabout P&R – here, the line is divided heading west (blue) along the Ballincollig By-Pass to Ballincollig and Macroom, and south toward Bandon (grey).
From Black Ash, a line heading South via Cork Airport to Kinsale may also be provided (green)
Furthermore, the Docklands line (pink in the 2nd option) should utilise the existing corridor heading east and south east, currently serving as a walkway, toward Mahon Point/Jacob’s Island, and head south across the Douglas Estuary serving Rochestown/Douglas (possible undergound), Grange, Donnybrook, Carrigaline and Ringaskiddy (it is my view this line is perhaps among the most important after the Midelton Line to implement – not only would it aim to serve the relocated Port of Cork facilities at Ringaskiddy, but also Carrigaline as Ireland’s most car dependent commuter town).
The idea here is to utilise as many existing corridors as possible with the minimal amount of infastructural and visual disruption.
kite wrote:😮
Lex, I remember you posted on this matter in the past, am I correct in my recollection that O’]kite – 550 basement car-parking spaces are provided at basement level, this capacity is designed to allocate at least 1 space per unit (up over 200) in line with City Development plan guidelines. Furthermore, capacity is provided for the office and retail elements (among which bulk/comparison goods are included) – these had been agreed in principle as par pre-planning discussions which had been 18 months in the making. Parking space also accounted for accommodation associated with O’Flynn Construction’s No.6 Lapps Quay office scheme nearby (which currently has no parking provision of its own). All-in-all 550 is quite a reasonable and understandable provision given the extent and nature of uses linked to the development. Without the accommodation, the potential exists for undesirable and dangerous curb-side parking in an already heavily trafficked area. The parking provision is therefore designed to attract parked vehicles away from congesting the street – accordingly, the provision of basement car-parking is now subdivided in crresponding sections, a point clarified with Cork City Council who had been assessing the proposal initially without particular consideration to the impacts linked to the ancillary project elements. In the initial assessment, it was proposed to reduce parking numbers more in line with the volume of residential units – failing to consider the impacts the ancillary elements would have on congestion (elements which were and are to be provided in line with Cork City Council’s own planning guidelines for ground-floor uses).
Furthermore, the nature of the debacle relates not simply to this development – but has also been applied to other developments across the city such as the one I previously mentioned by Precinct Investments at St. Patrick’s Quay where 61 apartments were to be provided along with 40 + new hotel beds. Basement car-parking here amount to just over 80-spaces across 4 split basement levels – a similar levy was imposed. Its not so much a case of parking numbers being taxed, but more so the function.
The requested DCL (Development Contribution Levy) in the Eglinton Street case amounted to €4,316,208 and was calculated by the inclusion of both basement parking levels as well as covered parking areas in the Gross Floor Area. The term “gross floor space” is defined in Article 3 of the Planning and Development Regulations, 2001 as “The area ascertained by the internal measurement of the floor space on each floor of a building (including internal walls and partitions), disregarding any floor space provided for the parking of vehicles by persons occupying or using the building or buildings where such floor space is incidental to the primary purpose of the building”.
The project’s reckonable gross floor area is 34,956 m sq (36,406 less 1450 m sq.) instead of the inclusion of parking areas which amounts to 61,215 m sq., (62,665 less 1450 m sq.) – therefore the appropriate contribution amount should be correctly summed to € 2,385,74.00.
😮 Cork City Council are now set to offer a prime river-facing site at Kyrl’s Quay through agents Hamilton Osbourne King. The former “Philips” site is located facing the northern channel of the River Lee at Kyrl’s Quay, just across Kyrl’s Lane from the recently acquired RH Parker site of 0.5acres by Murrayforde Developments. Undoubtedly Murrayforde will be among the interested parties seeking the acquisition of this latest site.
The combination of both mentioned sites offer a wonderful redevelopment opportunity for any prospective developer who attains the chance to provide a mixed-scheme of retail and commercial accommodation – with some elements rising to mask the North Main Street multi-storey car-park to the south. Taking point from some of the Kyrl’s Quay Redevelopment Design Competition entries – pedestrian links over the quayside road may offer elevated walkways or platforms at the river’s edge – while upper levels between the sites may arch over Kyrl’s Lane, or even, subject to discussion with Cork City Council provide a cul-de-sac and subsequent public amenity space with gardens, timber-decking and so on.
O’Flynn Construction Development Levy ChallengeThis week, the Commercial Court overturned An Bord Pleanala’s decision to amend development levies imposed by Cork City Council on O’Flynn Construction’s Eglinton Street project. The levies amount to €1.8m in contributions associated with the contest on charges to basement car-parking floorspace. The decision by the court is questionable, as to is the imposition of such levies by Cork City Council in the first instance. There are currently a number of other cases currently in appeal to contest such development charges, including the likes of the Precinct Investments’ proposal for the Gresham Metropole Hotel/St. Patrick’s Quay. The argument made by many supporters of such levy imposition include that of the fact many developers nowadays charge for residential parking spaces at basement level – but what does such policy and its long-term consequences really imply?
The scenario reminds me of one of the most famous cases thought to students of US Commercial Law – that of the Williams vs. Walker-Thomas Furniture Company, 1963. The details of this case are protracted and complicated – but in basic, simplified form, it concerned the sale of numerous household items by the Walker-Thomas Furniture Company (via credit) to Mr. Williams over a series of 14 contracts. Each contract collateralized the goods associated with preceding contracts – so that, in the event Mrs. Williams defaulted on her repayments, all household goods purchased under the contracts could be repossessed. Mrs. Williams, a single mother of 7 children and of poor economic background, depended on the credit facility to allow her attain such essential household goods – she had been in contract with WTFCo since 1957. Following her failure to make repayments, the WTFCo repossessed all items involved – Mrs. Williams subsequently challenged the action in court. However, under District of Columbia law, the furniture company was found to have the reserved right to enact such contracts. The court found in favour of the WTFCo. – however on appeal, the decision was referred to the High Court where legislation was amended on the basis that such contracts were considered to be unfair and took advantage of persons with similar economic backgrounds like Mrs. Williams. As a result, DC law prohibited the provision of such credit agreements for future trading situations. Though this ruling may have seemed “fair” at the – and indeed, Mrs. Williams did benefit substantially from the ultimate outcome, chaos ensued. Without credit facilities provided under such aforementioned contracts – other persons, dependent on credit facilities to attain essential household goods were now unable to attain them. Concurrently, demand for cheaper goods increased, and with such demand, prices also rose so that further individuals were cut off from attaining essential goods and an entire segment of the community was now less well off. Therefore, as one party may benefit, broader elements of a society may feel the ripple effect of such actions.
How this relates to the O’Flynn Construction case would seem to be that, although levy imposition may seem to benefit one party (Cork City Council) and justified in their eyes (and subsequently the Commercial Court’s eyes), strategically it opens up implications were society may be left worse off in the long-run – with the only real benefit being the short-term gain (cash injection) to Cork City Council. The ruling implies that the provision of basement car-parking should be levied versus, say, surface car-parking. Surface car-parking is recognised (especially in urban areas) as being (and increasingly so under current market conditions) less economically beneficial and a blot on the urban landscape – it often restricts a development’s capacity to contribute to the urban grain. Furthermore, where developers do charge for basement car-parking, the imposition of additional levies (essentially a tax) will, as with most public tax impositions, not be paid by the corporation – but by the market (i.e. the consumer). To this end, such development contribution taxes, as being imposed by Cork City Council on basement car-parking floor areas, propose to act as a negative skew to society in the long-run. The council and Commercial Court should remember that in their ruling, it is not ultimately the developer who is left with the burden of such contributions, but the consumer (i.e. the public). Where a market cannot absorb such additional expense, options by developers possibly include surface car-parking provision rather than neater basement facilities (an option even Cork City Council itself has recognised as being preferable and better in terms of urban development – this is exemplified in Cork City Council’s North Docklands Local Area Plan 2005, but then again, maybe they have their eye on those levies?)
And this is my last batch of images for the day…
…a number of you have queried recently as to the progress of the Eglinton Street and Cornmarket Street projects by O’Flynn Construction and Rockfell Investments respectively.
Below find images of the current site progression.
1. Eglinton Street
Developer: O’Flynn Construction
Architects: Wilson Architecture
Contractor: PJ Hegarty & Sons Limited
Image 1 – views south toward the South-East corner, the location of the 17-storey tower. Image 2 – views north-east, views of Cork’s Northern Ridge can be seen in the background, as well as the warehousing sites fronting Albert Quay in possession of Howard Holdings and Ascon, set for future redevelopment thus completing this portion of the quayside.2. Cornmarket Street
Developer: Rockfell Investments
Architects: Frank Ennis & Associates
Contractor: Munster Joinery
*Renderings of either completed scheme may be found throughout this thread – simply utilise the ‘Search’ feature on the toolbar at the top of the page.*
Just to build on and update the details mentioned earlier in this thread on Cork City Hall’s ABK Architects designed extension: this is probably more suited to the Developments in Cork thread but here goes anyway…
The proposal involves the centralisation of Cork City Council offices in a 90,000sq ft 4-storey extension to the rear of Cork City Hall – the winning design-build team was Cleary Doyle Contractors who had enlisted ABK Architects (as mentioned); here are the most up-to-date images available of the extension work.
The extension’s main Anglesea Street elevation and its relation to Cork City Hall.
The south-western corner of the Anglesea Street frontage – detailling the panelled/lourve system designed to provide circulation and insulation (temperature according) to the new building. The panels coat an interior frame with a gap of approx. 0.25 metres between shells.
A perspective of the extension when viewed from lower South Mall – note the “FUN”nels atop – a maritime ventilation tribute? :p
A courtyard between blocks – linked by an interior public walkway.Again, the site location is enviable – the landscaping of the 1st Phase of the development works rather well. The shots below highlight the relationship of Victoria Mills (or as some of its college-year inhabitants amusingly refer to it “Bricktoria Mills” 😮 ) to its setting. *Large Images*
From an engineering perspective, the scheme garners much to admire – architecturally and presentation wise, it has caused much controversy. The 9-storey block cantilevers at the south-eastern elevation (suspending 7-storeys), hung by deep plate girders located at roof level. These beams span back over many bays providing restraint for the cantilevers.
*Additional Updates*😎 On the matter of Victoria Cross, the other student development nearing completion, University Hall – developed by Fleming Constuction on behalf of University College Cork and designed by Bertie Pope & Associates – is set to see the opening of a new Centra store, secured through agents Hamilton Osbourne King, open in one of its ground floor commercial units. The news should be a welcome boost to area long deprived of functional community facilities – and should be a handy accompanient to the emergining student population.
😮 Not far away, Cork County Hall’s 17th storey ‘observation and hospitality suite’ is destined to open as a fine-dining restaurant under the management of Masterchefs Hospitality, a Limerick-based catering and event management group. The facility (which includes additional elements of the renewed Cork County Hall), branded under ‘Cork County Hospitality’, will offer state-of-the-art conference facilities with a capacity for up to 1000 persons.😮 Paul Kenny has been granted permission on his plans to develop 32 houses between 2 and 3-storeys on the former John A. Woods premises along the Carrigrohane Road – not far from Cork County Hall. The land, which hosts The Kenny Group’s new Cork offices, measures approx. 2.63 acres – Mr. Kenny sought permission for 26 terrace houses with roof-gardens and conservatories adjacent to the steep “cliff” face on site, with amenity access to the ridge zone for occupants. A further 6 houses were proposed with access to the Curraheen River. Generally, private open space is provided in a combination of roof terrace and access to forest gardens along the escarpment or riverside – while public space is proposed to connect to the bridge and river walkway. The scheme is designed by Murray O’Laoire Architects and came highly praised by the planner who opened his assessment of the scheme stating, “Overall, the proposed development has much that commends itself…”; of the house and landscaping designs it is stated in the planning report, “The quality and size of the units is a significant departure from the norm” and “the quality of proposed landscaping is of a high order”. Again, Mr. Kenny seems to be showing continued evidence of a strong focus on design – another prominent project of his, that of The Treasury scheme along Saint Patrick’s Quay garnered strong praise for peers and planners alike, that scheme was designed by Wilson Architecture. Early word of designs Mr. Kenny is working on for his pivotal Citi Car-Park site at 50 Grand Parade (backing out onto South Main Street) are positive – though clear designs of the scheme have yet to be seen. There would seem to be a recognition that investment in good design pays off.
😎 Blackpool Developments (The Shipton Group) are likely to appeal their scheme granted today for Blackpool Park. Originally, a 6-storey building over 54-space basement car-park with 30 apartment units and ground floor retail, again designed by Kelly Barry O’Brien Whelan Architects, sought permission for development to compliment the already successful and well-praised scheme. The planner sought it necessary to omit 3-floors from the scheme via condition.
Western Road Apartment SchemeMentioned first a few weeks back, Paul Montgomery’s plans for a residential scheme along the Western Road on the former Muskerry Service Station site are now scheduled for a decision on July 19th 2006. The scheme is designed by Derek Tynan & Associates (Or DTA Architects as the firm is now labelled) and comprises of 59 apartments over 2-buildings of varying heights between 5 and 6-storeys and basement car-parking for 54 vehicles. The scheme is designed to maximise vistas and perspectives of its riverside location with extensive glazing patterns on the east and southern elevations. The blocks are divided by a break in the forms allowing channelled perspectives from the road to the water’s edge. A mixture of hard, timber and soft landscaping is arranged on site. What is likely to draw controversy however is the treatment of elevations to the north and west which are extensively curtained by stone cladding with intermittent breaks in the form of fenestration. The cubic and steep verticals of these elevations are located close to the roadside and offer an imposing sight. Top floors are recessed. It will be interesting to see how planners consider the application.
Unfortunately, access to images is limited – the example posted below is of poor quality but reflects the Western Road frontage (northern elevation) of the eastern block. Protruding glazed frontages to the east can be seen facing the river.
Again apologises for the quality – piteously I don’t have available images to otherwise highlight the scheme in its entirety.
– the other DTA scheme in Cork that is making talk is that of Victoria Mills’ second phase. The scheme is an extension of the controversial student accommodation development and offers 31 student apartments over basement car-parking and commercial floorspace. The architect has opted for a brown brick finish to the scheme rather than a continuation of the original phase and its lighter render. It has been almost a week since Ridge Developments, contractors on the scheme, have removed the tower crane. Below find some images detailing the scheme’s construction and more recent images following removal of the scaffolding.
A perspective of the scheme as viewable from O’Neill Crowley Bridge approaching Victoria Cross.
From the west: the 1st Phase of Victoria Mills can be seen in the background.
Among the best assets the scheme has is its location next to the Curraheen River – the setting is quite attractive.:p I meant to post this up yesterday whilst posting images of the Kino redevelopment nearby – I came across this image on CorkSpace as reminded of how much I genuinely like this much overlooked building at the junction of Hanover Street and Washington Street. Though plans for a 9-storey office building at Clontarf Street, currently in planning, may relate more to that of the Flatiron Building in Manhattan in terms of height and effect, this historic structure stands as an affectionately thought of ‘mini-version’ of the famous Daniel Burnham-designed building.
Copyright of CorkSpaceThe Hive Iron Works was founded by Thomas Addison Barnes in 1800 but by 1819 it had been taken over by the Perrott family. The family is commemorated in the place name Perrott Avenue. The fortunes of the factory declined during the latter part of the nineteenth century although the Hive Iron Works was still producing iron castings well into the twentieth century. The building seen today at Hanover Street was occupied by the business from 1935 onwards following a takeover of the company’s original premises near Clarke’s Bridge.
An old image taken showing the context of the building with respect to Washington Street – the northern elevation of the building has been subdivided into various commercial units and still bares the original painted signage (albeit much faded) of the Hive Iron operation.Tomorrow sees the final submission date for proposals on the highly attractive premises that is Cork City Central Library along Grand Parade. Intentions to receive proposals on the site were made known by City Manager Joe Gavin last February – the prospect of a joint redevelopment (including a new 55,000sq ft to 60,000sq ft library) or relocation of the library to a new city centre premises was invited. A number of developers have expressed interest in the valuable premises, among them Ascon, John F. Supple Contractors, Frinailla Developments, the Kenny Group and at least 2 other parties have expressed interest. Ascon have assessed plans in conjunction with Joe Carey and Frank Sheahan to relocate the library to the recently acquired Government Buildings site along Sullivans Quay (as part of a broader mixed-development to include offices). The existing Central Library building was completed on designs by Kelly Barry O’Brien Whelan Architects in 1975 and is set to be demolished as part of any new proposal. The prospect of the site’s acquisition will be one of prestige to the successful developer and open the way for a dynamic commercial development quarter, which may have some room for residential components also. Development at this site should serve to further enhance Grand Parade’s position as a primary retail extension to the Patrick’s Street area (along with Cornmarket Street), but may also build on emerging recreational and residential patterns nearby.
The Central Library spans 57 – 61 Grand Parade, curiously the limestone facade pictured above remains unlisted on the Protected Structures record.
The 1975 library frontage onto Grand Parade as designed by Kelly Barry O’Brien Whelan Architects.
😮 Somewhat related to the details on Ascon above, hoardings were being erected and diggers excavating furiously today in preparation for construction work by the contractors on their Linn Dubh project at Susie’s Field, off Assumption Road and the Blackpool By-Pass. The project will be built to house the new Revenue Commissioners offices – consequent of Ascon’s successful bid in conjunction with Frank Sheahan and Joe Carey, who had attained planning for the office scheme through architects Jack Coughlan & Associates, back in 2003. As part of the winning bid, the developers have acquired Government Buildings on a 3/4 acre Sullivans Quay site facing across the River Lee’s South Channel onto a soon to be rejuvenated Grand Parade.
😎 DAT Partnership have seen a request called of them by CCC for Further Information yet again regarding their CentrePoint proposal along Clontarf Street. A decision date had been set for June 6th 2006.@ewankennedy wrote:
Oh one other thing will there ever be movement on the Mannix site on Washington street? It must have planning almost 2 years at this stage and still nothing. I think along with the Parnell place hotel it is probably one of the most need rejuvenation projects in Cork city centre? Its a shame this has got going. The same should be said for the long long overdue redevelopment of the Kino cinema further up the street. What is happening with these 2??
The Mannix project, as far as I am aware, is not a priority for the site owners. There are apparently issues with tenants on the site such as the Cork Gay Project and the Flower Shop at the corner of St. Augustine Street – I’m not clear on where these issues stand at the moment. There was speculation that the premises may go up for private sale for redevelopment with a 3rd party – but this would not seem to have materialised. Previously, it seemed certain involved parties weren’t even 100% sure themselves. However I agree, the current state of the site drags much of Washington Street down, the redevelopment would add enormously to the street-scape.
The single-storey remains of the Mannix & Culhane premises – image copyright of CorkSpaceAs for the Kino, again I can’t give you a definite here, but I believe delays may be related to issues of funding. Of course I am open to correction on all points mentioned here.
Images of the Kino redevelopment proposal designed by Dennehy + Dennehy Design.😮 Today, Wednesday 31st May 2006, saw the final day for submissions due on the application by Frinailla Developments’ proposal to redevelop the much neglected former Keatings Bakery site along the Tramore Road, only a stone’s throw away from the South Ring Dual-Carriageway – offering superb access to either end of the city proper. Lodged toward the end of April, the residential scheme has received 9 seperate submissions from various parties (resident and local representatives alike) – the proposal seeks to rejuvenate the site with a mix of 96 spacious units over basement car-parking and a 399sq m creche. In all, the scheme will incorporate 16x 1-bedroom apartments, 56x 2-bedroom apartments, 10x 2-bedroom duplexes, 12x 3-bedroom apartments and 2x 3-bedroom duplex units. Frinailla have again enlisted Kiosk Architects, who have previously worked with the developer on schemes which include Springmount, Glanmire and CitySquare, Blackpool (under construction). Kiosk have emerged on the Cork architectural scene as a practice of both innovative and distinct character – among their best known completed works may be found along South Main Street in Cork city centre (i.e. the popular Wagamama/Captain America/Suas premises).
For more details on the Tramore Road project see here.
Aerial view of the former Keatings Bakery site – now the subject of a new proposal by Frinailla.
An existing view of the derelict subject site.
Images of the revival as proposed – a.) as seen fronting Tramore Road; b.) as seen from an internal courtyard.
City Manager to leave Leeside?In this month’s edition of Business Cork magazine (May 2006), a news-brief speculates the possibility of Cork City Manager Joe Gavin taking up the post left by John FitzGerald as Dublin City Manager. The rumour remains unconfirmed by Cork City Council – and here it remains speculation. What does such a prospect mean for Cork? Under Mr. Gavin’s management, Cork has undergone one of its most prosperous revivals – a track record any future City Manager will (should such a post need filling) most certainly be measured comparatively and hopefully seek to sustainably and imaginatively maintain. Mr. Gavin previously held the post of Galway City Manager from 1994 – 2000 and also oversaw various positions in local authorities including those in Sligo, Kildare and Mayo.
😎 Bernard Crowley & Gerard Paul’s plans to develop 49-apartment units, a gym, basement car-parking and ancillary facilities (designed by Dennehy + Dennehy Design) at the former Riverside Farm along the Model Farm Road has now seen its appeal due date pushed back until June 21st 2006. Further details are posted here.
– meanwhile, Bernard Crowley’s latest application on a small store site just off Hanover Street (adjoining the recently permitted office scheme by Adrian Power at Clarke’s Bridge – currently in appeal) for a 6-storey office building designed by J.E. Keating & Associates is expected to receive a decision on June 7th 2006. Previously, Mr. Crowley had been refused permission to develop 4x 1-bedroom studio apartments on the small site. Interestingly, the latest application has received an objection from neighbouring property owners John & Michael O’Dwyer – Mr. Crowley subsequently added his own submission to the appeal currently under review on the O’Dwyer’s proposal for an apartment scheme, also along Hanover Street.
🙂 Scott Tallon Walker Architects have been cleared for the redevelopment and extension to existing an Victorian terrace (including remodelling of former Cork Grammar School) at Patrick’s Place along the historic Wellington Road, as part of a mixed use development of 0.08 hectare site. The proposed development comprising four storeys over lower ground floor and basement includes 10 no. apartments, 653.26 sq. m of office space and 308.27 sq. m of commercial showrooms at street level. The development will also include basemnet parking and is situated just east of Broadcasting House, home to 96FM Radio, owned by the Ulster Television and Media Group. Though it is yet to be confirmed, it is speculated that Scott Tallon Walker Architects may seek to relocate from the current offices at Cotters Street (as part of the Copley Hall development by Howard Holdings) to the new office space provided as part of this development.
🙂 Paul Kenny has been permitted a number of revisions sought by him and design team Wilson Architecture, for his The Treasury office development fronting Saint Patrick’s Quay. The scheme, originally permitted by Cork City Council on the 7th August 2005 was subject to appeal and again, granted. The revisions to the proposal sought included amedments to the already permitted roof garden; the relocation of roof plant to basement area and removal of screening; change of material on north elevation from Parklex Panel System to Colour Render System and replacement of opening windows with fixed type windows. Construction work on the scheme is believed to begin within the coming months.
– on the matter of Paul Kenny, the developer’s other prime city centre site, that of 50 Grand Parade (currently serving as a Citi Car Park facility) is understood to be closing in on a new application – with no lodgement date yet finalised or at least known. Mr. Kenny is understood to be among the developers who have made approaches to Cork City Council regarding options on the existing Cork City Central Library on Grand Parade – for which submissions are due by Friday June 2nd 2006.
😮 Oyster Developments have finally received permission for their 0.2acre site along Church Road in Blackrock. The site was purchased by the Killarney-based company from the ESB for a sum believed to be in and around the half-million mark – the premises formed part of a land disposal by the semi-state electricity company. Employing regular design team, The e-Project, Mr. Crowe of Oyster Developments sought permission for the development of 7 apartments over 3-retail units – the proposal was subject to 76 objections from residents and political representatives of the area. Following a series of Further Information rounds, the scheme has been permitted in a revised, soley residential format of 5-townhouses and 3 apartments (1x 2-bedroom and 2x 1-bedroom).– Oyster Developments are also currently active in formulating designs for a mixed, predominantly residential development location along the Carrigrohane Road (former Coca-Cola Bottling Plant of 1.7 acres which was purchased via agents Lisney for a figure believed to be close on €8m {though that sum has not be officially confirmed that I am aware – open to correction}). Initial speculation that the site could accommodate a taller build structure have been played down in light of discussions and not least the recent ruling of the now appealed scheme by Barry O’Connor and Robert Kennedy for the Crow’s Nest at Victoria Cross. Among the reasons cited for the rigourous conditions imposed was the need to protect the primacy of Cork County Hall as a landmark structure.
😮 June 6th 2006 represents the scheduled decision date of the eagerly anticipated CentrePoint scheme at Clontarf Street. The scheme proposed by business-trio DAT Partnership (who are also active on a number of other schemes including residential projects in Kerry) and designed by architects Coughlan de Keyser will be in planning over a year when a decision is made. The proposal initially posited a futuristic, striking 9-storey office building cantilevered over the footpaths which border the tiny triangular site bound by Deane Street, Lower Oliver Plunkett Street and Clontarf Street – subject to concerns by Cork City Council on matters such as its cantilevered nature and heights of the southern elevation with respect to the buildings relationship to surrounding structures like No.6 Lapps Quay – a revised design was articulated. The new design toned down the futuristic aspect and focused on a more traditional, but equally striking construction finished at a reduced height (although still 9-storeys) and finished with limestone and glazing materials. The building is representative of a Flatiron Building type structure, with a curved-glazed stairwell rising almost the full-height of the building along the northern elevation. A number of lighting features are proposed to give the scheme a dynamic and active presence both day and night. Canopies overhang a number of the glazed features along the east and southern elevations, not dis-similar to those currently adorning the CityQuarter office building along Lapps Quay. Despite continued concerns related to height, the design team have maintained the need for the current height on economic and design grounds. Whether Cork City Council will be able to look beyond the emerging standardised height patterns will be matter for revelation on the decision day.– nearby O’Callaghan Properties are moving onward with designs for their Anderson’s Quay office project, understood to be at the design helm of Wilson Architecture. The site comprises of the former Reliance Bearings premises (0.5acres approx. extending from Anderson’s Quay to Lower Oliver Plunkett Street), the CSPCA premises fronting Clontarf Street – who will attain a new premises as part of the transaction, the S.Tyres workshop and Thomas Maher’s premises also fronting Anderson’s Quay (the latter having yet to be confirmed). The office scheme will supposedly be set over 5-floors above retail (perhaps offering a new Maher’s premises???) and basement car-parking for over 100 spaces. The scheme, when realised, should offer a nice finish to this fast emerging business and commercial district.
Gardner House
Final bids for 1, South Mall (Gardner House) were scheduled for final submission last Friday 26th of May. The 6-storey, 1,624sq m office building is anchored by a number of well-known tenants such as PriceWaterhouseCoopers and Lisney (who have recently leased out a large ground-floor unit – the investment is being sold through Davin Auctioneers and Lisney on behalf of Ellier Developments with an AMV situated in and around the €7.75m – current rental yields are approx. 3.75% with scheduled reviews set to increased this percentage in excess of 5%. The building also provides the thought option of some further development work or simply a retention investment opportunity. A number of bids are understood to have input on the prominent building, however the details of these constituent bids are not clear to me.
I’ll try and get some more news up later. Still recovering and not in the best of condition to post more for the time being.
@theblimp wrote:Lex,
Your teasing of an aviation-related development has me intrigued – any chance the following link provides some insight?
I really am not in a position to post specifics quite yet. Sorry.
@Graham Hickey wrote:
The appeal could be viewed as a token gesture, but it’s the store’s own fault for having ploughed ahead with the development before even getting permission. What do they expect?
A pair of dodgy repro sash windows doesn’t make up for it.From the planning report (related to the application under appeal):
The background to this application is that the applicants had pre-planning discussions regarding a new shopfront for 30 Oliver Plunkett Street and it was generally agreed that as the existing frontage was in extremely poor condition and in view of the fact that the material was no longer available and unsuitable for the corporate image of the new tenant, it was agreed that a new shopfront and design would be provided. The background to this is set out in the Planning File T.P. 05/29330 which also records the original shopfront.
However a permission issued which was considered unsuitable for the applicants and inappropriate for their proposals. At a meeting on the 17th June 2005, the position was clarified and it was explained that there was a serious commercial imperative in that the owner wished to retire and the sale of the property was dependant on the development proceeding.
In the particular circumstances the Director of Planning agreed that the development would proceed and that a Planning application for retention of the completed development should be made.
On recent inspection, it was noted that the new development has been completed to a very high standard and the new shop has added substantially to the appearance of the street. I consider the finished result to be quite acceptable and in accordance with the proper planning and sustainable development of the area.
😡 Well yet again, ABP have pushed back the decision date for Werdna’s Water Street scheme. Designed by Murray O’Laoire Architects, the scheme has been continuously pushed back. Already this year dates had been set for April and June but now it seems the date will now be delayed until September of 2006.
Note:@lexington wrote:
😮 US-carrier Delta Airlines are in discussions with Cork Airport about the option of opening up a US route from the airport, however the stage of progression associated with the talks is unclear. The airline has identified Cork as one of its possible expansion options – the route could bring significant benefit in terms of both tourism and investment should it materialise.
It seems the Cork Airport Authority have denied media reports (which I subsequently noted on here) that Delta Airlines were in discussion to review prospects on a possible US-link. The revelation is disappointing and yet another let down in prospects for a transatlantic route to the city. Pity.
@browser wrote:Can you enlighten us yet Lexington…am intrigued!
I’m looking forward to it – however I have to be careful with this one, and may perhaps unveil details before mid-June. However the issue is rather sensitive at the moment given the preliminary nature of the project. It does not, however, relate directly to Cork Airport.
@joe mulligan wrote:
Does anyone know who the Architects or Consulting Engineers are for the Hyatt Hotel in Kinsale.
Thanks in Advance
Developer: X-CES Projects
Project Architects: Henry J. Lyons & PartnersMain Contractors: Bowen Construction
😎 Robert Kennedy & Barry O’Connor have appealed the conditions associated with their grant on a redevelopment proposal for the Crow’s Nest bar and adjoining premises at Victoria Cross. The applicants had initially sought the construction of 74 apartments over 112-space basement car-parking on a site measuring just 0.266 hectares. The proposal was to be laid out over a block of 6-storeys with a feature tower of 15-storeys (50.4 metres) fronting Victoria Cross – designed by Reddy O’Riordan Staehli Architects. Following a time extension, the proposal was revised down to 10-storeys peak with 54 apartments and a now seperate block of 5-storeys with set-back 6th storey – all over 113 basement parking spaces and commercial units (as with the original proposal these units included among them a new bar and restaurant). The revised proposal can been seen in the image posted below. Despite noting that the scheme be acceptable at up to 8-storeys in his report, curiously the planner ultimately conditioned the scheme down to 6-storeys. The applicants are now appealing this decision with ABP.
View of revised scheme from Victoria Cross with Cork County Hall in the background.
😎 Niall Doris has appealed conditions on his plans to redevelop the Nat Ross premises on Monahan’s Road with 104-residential units, over 30,000sq ft of office space and basement car-parking. CCC found light to grant the scheme subject to a revision in heights which were originally proposed at 10-storeys (peak) – allowed at 6-storeys, conditions were imposed to reduce parking space numbers and a removal of 11-apartments to cater for enhanced amenity aspects. 95-units were granted. These conditions as well as issues of Development Contributions are now to be appealed by the developer. The project was designed by Jonathan Horgan with SDA O’Flynn.
😎 Bernard Crowley and Gerard Paul’s scheme of 67 apartment units for the Riverside Farm along the Model Farm Road – designed by Dennehy + Dennehy – has seen its scheduled decision date with ABP pushed back until the 29th of May 2006. The original decision date as mooted for May 22nd 2006. The scheme was originally proposed at a height of between 6 and 7-storeys over basement parking – however following revisions, a grant for 49-units, creche and part-basement parking was permitted.
@Micko wrote:
Anyone know whats the story with that Food Emporium development on Fr Mathews Quay ?
Also, anyone know anything about the proposed redevelopment of Douglas Village Shopping Centre.
It believe the intention is to now convert the scheme into a small boutique hotel rather than the original apartment and food emporium scheme originially envisaged – although the scheme will retain the idea of extending Jacobs on the Mall restaurant – whether than has an ancillary emporium element to it I don’t know.
@yorktown wrote:
BTW did anyone notice that the Further Information response went in on Dunnes Stores on Patrick Street – they’ve apparently got Douglas Wallace Opperman from Dublin in on the job to help out Bertie Popes design
The jury is out on the revised elevational treatment and new contemporary frontage at 102 St. Patrick’s Street. The corner at Drawbridge Street and Williams Street is also very bare – and the grey treatment is rather dull. Whatever you may feel about the original, I think the approach to the Patrick’s Street frontage (with respect to the protected facades) was much more sympathetic to the existing street-scape.
😮 A man in the headlines over the last week has been John Lally of Lalco Developments, principally thanks to his purchase of the former FAAC Electronics site in Sandyford, Dubin for €100m in the face of numerous other approaches by developers in the past. Mr. Lally has publicly stated his intentions to double his development portfolio value from approx. €600m to €1.2billion over the next 12 months and beyond. To this end, it is understood Lalco are actively in pursuance of additional sites in and around Sandyford – but have also discussed options on a mixed-use scheme in Cork. The discussions are understood to be preliminary in nature and remain unconfirmed – but it is believed Mr. Lally is sizing up possibilities on developing a scheme in Cork as part of his company’s expansion efforts.
😮 US-carrier Delta Airlines are in discussions with Cork Airport about the option of opening up a US route from the airport, however the stage of progression associated with the talks is unclear. The airline has identified Cork as one of its possible expansion options – the route could bring significant benefit in terms of both tourism and investment should it materialise.*shortly I would hope to post some (restricted) details of an emerging aviation development associated with Cork – although preliminary in nature*
😎 Businessman Ulick McEvaddy (of Omega Air fame) speaking at the National Infastructure Summit in Sandyford last Tuesday/Wednesday (16th and 17th of May 2006) issued his beliefs on the planning of infastructure in Ireland noting that he believes the country should approach the issue with a strategic outlook of 50 years and beyond. Mr. McEvaddy noted his belief that both Dublin and Cork city would require a metropolitan underground system over the next 50 years. The idea of such a system is casually laughed at and dismissed – indeed, under current economic thinking the financial justification for such a system in Cork is often void. However, perhaps this is short-term thinking. My personal view is that the city must and should consider a strategic, integrated public transport system (initiated by both public and private bodies) that will allow bus, rail, light-rail and even water-bus networks interconnect on single ticket sales. The prospect of a whole underground rail system in Cork is indeed excessive – and unrequired – but in providing efficient and utilised services, the prospect of certain areas (like beneath Wilton/Bishopstown/CUH area) being provided with intermittent underground would indeed be suited – before resurfacing at say, Bishopstown Court (which may have a linked Park and Ride for West Cork commuters) and proceeding over-ground out to Ballincollig. The systems could interlink with docklands serving water-buses (which could proceed from Kennedy Quay to Univeristy College Cork main campus – providing a connection between established and a prospective campus at the docklands) and commuter rail services at Horgan’s Quay to Midleton, Cobh, Mallow and Blarney.Along with the idea of a River Lee Flood Barrier (which will become essential in protecting both Cork city island and prospective developments/investments in the Docklands – which will become increasingly a particularly vulnerable area to flooding) – I believe we need to start thinking in this manner and stop dismissing such thought as unviable or unrealistic.
