lexington

@Aidan wrote:

Is that all? At the last census, Cork had around 12% of the national population – if the city region is becoming a counterbalance to Dublin, and is obtaining critical mass in its own right, you’d expect to see a higher proportion of completions than that.

Is it true to say that much of the Cork region is only really starting to grow in terms of population now? I know the growth rate is ahead of the projections in the CASP, but the scale of development only seems to have ramped up in the last year.

That figure is based on the number of projected house completions for Cork as stated in the Hooke & MacDonald Summer 2006 Property Outlook (10,000) versus the projected national completion rate in the same report (85,000) – the figure is more accurately at approx. 11.7% – when considering this, one most remember that the national completion rate has significantly increased year-on-year site Census 2002 and accordingly, so too has Cork completions. Given comparisons in population, the Cork figure is significant – where Dublin completions are greater by less than double that of Cork (8,000 units in excess of).

My own feeling is – and has always been – that focused growth in Dublin is damaging not only to itself, but the broader nation strategically. Personally, I see Cork not as a “counterweight” in the literal sense (I think such a prospect would never be beneficial) but a centre of strategic growth. Cork’s population is growing, and will continue to grow, there is capacity for this – but in terms of trade and industry, similar to what you say Aidan it should grow as a centre of ‘excellence’ with increasing focusses on niche areas that distinguish itself from other cities (Irish and European) and consequently attract investment which identify the city as synonymous with a particular field or fields. To this end, it is my personal wish to see Cork draw on its pharmaceutical, healthcare and technology bases and build a strong and vibrant R&D culture – to date, the level of this is insufficient with predominant emphasis of the manufacture rather than innovation of output. To this end, education should be a core driver of such factors with both University College Cork and CIT (and perhaps further 3rd level institutions) centred central to such progression. This does not mean Cork should isolate itself to these sectors (never carry all your eggs in one basket) but should promote and develop itself a set of core competencies that formulate a ‘first preference’ identity. Though the location of Amgen’s manufacturing activities in Cork was welcome – creating up to 1,000 jobs – to me, the real jewel is the R&D wing (which went to Switzerland). Equally, Pfizer has the bulk of its manufacturing operations in Cork – but its new biotech research facility has been cited for Dublin. Cork has the country’s largest cancer research centre (the Cork Cancer Research Clinic) – yet the clinic is scattered in inadequate offices and facilities between UCC and the Mercy University Hospital. It would like to see Cork take advantage of the Docklands area by including some prominent so-called ‘white collar’ research facilities to compliment the broader commercial, retail, leisure and residential development there.

Rather the compete with Dublin on issues of population etc etc – we should focus on developing what we have and gaining specialised interests which will promote future growth (this in turn should catalyse continued population, infastructural and institutional development). Cork should think outside the box and not copy those of everyone else – that means investment ahead of the game (installing a first class public transport system (rail!), creating a first-class living environment (green-spaces, protection of green belts, educational facilities, walkways, river-uses), protection of our natural environment and geographical assets (Cork is unique), promotional of the built environment (maintaining and improving existing building stock; promoting high-standards and a healthy-mix of architecture) – selling Cork as a distinct area to invest and live in.

1.
@Bourgeoise wrote:

Any news on that small triangular site near the Bus Station which had a 9-storey office scheme in for planning late last year ?

🙂 DAT Partnerships have submitted a second batch of Further Information on their plans to construct a 9-storey office building at a tiny triangular site (under 3,000sq ft) bordered by Clontarf Street, Deane Street and Lower Oliver Plunkett Street – the prominent site has been subject to 2 designs by architects Coughlan de Keyser and has will have spent over a year in planning (it was originally submitted in May of 2005) when its planning decision is realised. Currently the application, which received further information on May 19th 2006 is now scheduled for a decision on June 6th 2006. The scheme is still proposed at 9-storeys in height and consists of extensive limestone and glazed finishes with canopies overhanging windows on levels fronting Clontarf Street and Lower Oliver Plunkett Street. The architects indicate in their further information that they are willing to relocated the roof-top plant room to basement level, however such a move would adversely affect the finish to the north-facing glazed elevation (stairwell) by issuing a sharp cut-off rather than more even finish.

– on just a personal note, regarding CentrePoint (the Clontarf Street project above), the architects argument for the building’s height is notable, however I would agree with them that this site in particular has capacity for a building of strong visual presence – although the revised proposal does not exhibit the distinction of the original plan – it remains a stark and noteworthy proposal whose north facing frontage would exhibit a striking sight when viewed from Brian Boru Street. The site represents something of an “island” in an emerging district and could be realised as something of a ‘pinnacle’ point amongst the new development and prospective development emerging in the area. It would be a shame to see it reduced and made another uniform height addition to what shows prospect of being an exciting urban quarter. I would like to think that planners would recognise this. The one sticking point I could empathise with is the impact the building’s articulation would impose on No.6 Lapps Quay when viewed from Eglinton Street – the available photomontages don’t seem to highlight this impact to any major extent – however it is clear that a slope reduction has been imposed at roof level approaching the southern elevation in the revised design, and height has been dropped, to minimise impacts. The height then rises (in the form of an enclosed plant-room) toward the northern elevation and rounding off the glazed facade which runs the height of the building. This stairwell, along with other aspects of the building, are proposed to be strikingly lit by night, which should highlight a sense of active use and act as a sort of ‘beacon’ in this new business district.

The projections represent a confident interpretation of the Cork market – with strong developer confidence bestowed on residential sector capacity and regional population and market trends. Interesting will be the outcome of Census 2006, especially with regard to population variations within the Cork city area versus Census 2002 records. Comparatively, commercial sector confidence has gradually picked up in the Cork region – however there remains significant areas of opportunity yet to be explored, with prospective activity in the city’s docklands region offering exciting potential to realise a number of development initiatives related to commercial, retail and leisure/entertainment uses.

Part of a city’s revival is not simply the supply of new building stock…its also about the maintenance of existing stock.

Managing to embrace the wonderful sunshine gracing Cork city yesterday, I travelled the streets – there is a wonderful confidence and energy in the city…however in all this enthusiasm, we seem to be forgetting that progress is about self-improvement. It involves washing your clothes and not simply buying new items – for want of a better metaphor.

Of course the critique is not an all-encompassing one, there are always exceptions, but it is a prevalent one:

Starting at Bachelor’s Quay – a prominent apartment complex catches my attention first. The 1998 scheme is stained with numerous watermarks, limescale and grime – the complex is regarded as ‘controversial’ by many, its ground floor units have laid vacant for years, and the addition of sweeping green, grey and brown stains have not aided the building’s appeal. No more is this highlighted than along its norther, southern (Adelaide Street) and eastern elevations. The white paint finish is particularly vulnerable to the processes of time – and at one point on the southern elevation, upwards of 4-storeys are smeared with a ghastly green bleamish consequent of a broken drain pipe.

It is encouraging to see that this complex’s neighbour (built at the same time) has addressed its maintenance issues with a fresh paint of coat and the removal of unsightly moss overgrowths from its roof-top drains. So too – the northern facade of an adjacent shopping centre has been improved with fresh paint coating, and store signs have been promptly amended where failures to their night-time illumination have occurred.

Moving back west along Bachelor’s Quay, another apartment block – designed by Con Cahalane & Associates – is suffering PVC moss and graffiti issues, most notably around its ground floor parameter. A simply wash and paint job would immeasurably improve the aesthetic.

Walking across the McGarry Ni

🙂 Frinailla Developments have been granted permission following appeal to An Bord Pleanala for their 25-unit residential scheme on a former Plumbing Utilities store along Victoria Cross Road. The scheme was designed by Geraldine McNamara with Richard Rainey & Associates and replaces a proposal by former site owner Robert White for a 5-storey student apartment block. Originally lodged at the end of June 2005, the initial plan called for a 6-storey, part 7-storey building of 25-apartment units and a ground floor commercial unit – displayed via an attractive glazed feature which, following requests for Further Information, was subsequently removed. The units will be constructed over 5-storeys (following a further reduction in height – via removal of the 2nd floor – by ABP), basement car-parking for over 40 spaces and storage accommodation. Apartments are being marketed through Global Properties and have attracted significant interest to date. Construction work is set commence within 4 weeks.

Frinailla Developments, who have emerged as one of Cork’s more design focussed development companies, are expecting to see their other scheme in the area (nearby at Dennehy’s Cross) – which has also received much praise for its strong design standards by architects O’Mahony Pike – realise its appeal decision on the 28th of June 2006. Construction work on that scheme is set to get into gear for October of this year.

Given that this is post 1895 – I thought it may be interesting to post some details regarding the 2 Cork Development Threads (LADSOCL and Developments in Cork – as its continuation):

LADSOCL:

Total Posts:
1,895

Total Views:
181,595

Average views per post:
95.8

Developments in Cork:

Total Posts:
1,893

Total Views:
194,065

Average views per post:
102.5

Combined Figures:

Total Posts: 3,788

Total Views: 375,660

Note: These figures are based as of 12:15pm May 11th 2006; Posts numbers do not include initial/commencing posts – only replies, neither do they include this post and subsequent hits.

🙂 Niall & Sheila Doris, directors of the Beverly Smyth Group – owners of Nat Ross Removals & Storage, have been granted their plans, designed by Jonathan Horgan with architects SDA O’Flynn, for the redevelopment of the Nat Ross Head-Office along Monahan’s Road in the South Docklands. Originally, the mixed scheme of 104 residential units (99x apartments and 5x 2-storey terraced houses), approx. 30,000sq ft of business & technology office space and basement car-parking – was to be constructed over 5-interlinked blocks ranging in heights of 4 to 10-storeys fronting the road. However, following significantly revised plans submitted on April 13th 2006 – responding to various planning concerns including density and height, the scheme has been scaled back to a range of between 4 and 6-storey blocks, with a respective ra-articulation of the scheme layout. However, despite the broadly welcome revision, the demand for increased amenity provision was imposed by Cork City Council planning authority by condition requiring that an open-space/landscaped courtyard be afforded through the omission of the eastern section of Block B, resulting in the removal of 11 further apartments. “This will also improve the general amenity prospects of Block A…” stated the planner’s report. Permission was granted for 95-apartments. A reduction in the number of originally proposed basement car-parking spaces (191) was also requested.

Interestingly, the grant is subject to the outcome of a technical report being undertaken by the Health & Safety Authority regarding Goulding’s Chemicals Limited on nearby Centre Park Road.

Outline of the scheme as originally proposed.

Further details can be found here.

Now David McSweeney is set to see McSweeney’s Yard along Monahan’s Road be redeveloped as a 31-unit residential scheme over 5-storeys – including 18-apartments and 13 duplexes with Magee Creedon Architects handling the design.

An application is also expected shortly on a new office scheme designed by Wilson Architecture near recently complete Tellenganna House – the same developers, SHUL Limited, headed up by David O’Sullivan, will seek to lodge for permission on additional commercial accommodation up to 150,000sq ft in space.

Is Eglinton Street definitely going ahead?

The scheme is commencing construction with PJ Hegarty & Sons Limited as contractors. Preliminary groundwork is underway.

@Ebeck wrote:

Following the announcement regarding Manor Park’s intentions for the Horgans Quay site, will they be responsible for the design of the new train station? What are the chances that we will get a signature piece of architecture for the city? We missed out on the Dunkettle river crossing so can we have a “Union Station” (San Francisco isn’t it?) please?
If we ask nicely will they go to an architect of the stature of Calatrava / Piano / Gehry – (no disrespect to the current crop of Irish architects).
Hopefully we will get a bold design at the very least – something that will surprise us. Anyway, I really enjoy this website and this thread in particular, keep up the good work.

Indeed a signature piece of architecture would be most welcome – especially at this vital location. However, a Calatrava, Gehry or even van Egeraat piece is not on the cards. O’Mahony Pike Architects are project architects – however, they promise superior standards of design (according the appropriate individuals).

A pivotal site of approx. 0.5acres along Kyrl’s Quay has seen auctioneers Dominic Daly agree sale for a value well in excess of its €5m AMV. The RH Parker & Sons site (Cork Timber, Slate & Cement Co.) site was sold privately to Murrayforde Developments – who will likely seek options on acquiring additional premises in the immediate area – which include important sites held by Cork City Council to the west and north of the site. Bridewell Garda Station possesses important corner frontage onto Cornmarket Street – a street destined for considerable renewal in the coming months with work finally steaming ahead on the former Guy & Co. site being developed by Rockfell Investments (headed by Michael O’Donoghue) in a mixed development which will provide 65 apartments, 120,000sq ft of retail space and 66 basement car-parking spaces for residential use (designed by Niall Coffey with Frank Ennis & Associates). In addition, Cork City Council are to undertake a rejuvenation of the street-scape in the prospective future which extends from Daunt Square in the south to the new Shandon Bridge in the north. Nearby, O’Callaghan Properties have designs on an assembled site at 16 Lavitts Quay, the majority of which was purchased from Howard Holdings (who previously proposed a Comfort Inn hotel on the same site), for a mixed development with possibilities of up to 100,000sq ft of comparison goods retail over 4 large units on lower levels and residential over-head. Redevelopment possibilities could materialise also at another noteworthy site on Cornmarket Street – but it is not known when options on this will proceed.

The Kyrls Quay area was the subject of a major architectural design competition, won by Conroy Architecture, and has capacity for development of a significant landmark proposal (which could very well take advantage of work already done by many of the top entries to the design competition). Key points in the requirements for redevelopment designs, noted by Cork City Council, included a landmark, international quality design with consideration of the historical importance of its location and with elements of sufficient height so as to mask views of the bulky North Main Street multi-storey to the rear and sufficient public amenity space with consider utilisation of the nearby river/quayside.

Satellite image of the Kyrl’s Quay area.

Work proceeding at the Rockfell Investments site along Cornmarket Street.

It seem the Kelleher-family are now to put their 1.1 acre assembled site near Cork University Hospital on the market – through agents Hamilton Osborne King. The site, which includes the premises once operated as an Esso station as well as 2 residential properties to the rear/north, was once considered for a private medical development of 100,000sq ft plus according to local media – however now, the strategic location is expected to make anywhere up to a pricey €15m. The sites location to the south-west corner of CUH lands represents a significant private medical redevelopment opportunity but has value beyond such a sole use as well.

Passing UCC the other day – I thought I’d pop in and see how work was progressing on the UCC Postgraduate Research Library extension to the Boole Library. It struck me walking around the Boole Library building (which was thronged with stressed students ahead of their summer exams) how odd a structure it is. Designed by Murray Murray Petit Architects and constrcucted on the site of an old quarry by PJ Hegarty & Sons Limited in 1983, the library (the largest stock library outside of Dublin at almost 130,000sq ft over 5-levels), is an outstandingly blocky and often bland panelled contraption – and yet somehow despite all this, it to me at least, is quite an eye-catching piece. The northern elevation is attractively curtained by century-old trees – and acts as a nice buffer between the library and splendid Quadrangle building and gardens. The Boole is stacked to the south and west elevations with reverse recess levels jutting further out as the floors mount – the effect of such a heavy structure is particularly prominent to the south where it seemingly plunges to basement level ever-so-slightly revealed by the remnants of the quarry floor – now a depressed courtyard allowing access to the Boole lecture theatres at basement level. Here, a more restrained tree-pattern divides the Boole between it and the period housing terraces that line College Road. The hard-landscaping around the Boole is patterned with a striking red-brick ‘plaza’ area which wraps around the Boole Library building itself and offers a striking contrast to the grey-panel cladding of the library building – this cladding is selectively interjected with rows of glazing particularly evident to the south and west. Around the rim of the library level (Q+3) – acting as a break between the hard elevations and roof-top plant area (relatively concealed by the buildings mass) – an ever so slightly diagonally lined skylight provides a nice source of natural light to the interior study areas.

The eastern elevation is currently the subject of the extensive construction work being undertaken by contractors McNamara Construction and designed jointly by Shepley Bulfinch Richardson and Abbott Architects (SBRA) of Boston and Wilson Architecture (Cork). UCC received public and private funding totalling €28.7M for the construction of the 7,700sqm of new library space – and so far, work has progressed well with a scheduled open date for September 2007. McNamara Construction have commenced work on the Q+3 level – and to their credit, kept the public areas around the site seemingly very well order given the complexities of the work.

Construction images as of late March 2006.

A view of the southern aspect of the new extension facing College Road.

From the south tower crane facing north toward the heart of the college campus.

Northern end of the extension, with the main Boole Library building in the background.

The finished product – northern elevation fronting onto pedestrian “Student Avenue”.

It is quite evident from assessing the form of the extension that its design has been heavily influenced with respect to prominent tree patterns dotted around the library area. The extension essentially weaves between historic tree locations. Finished elevations will be a mix of copper and red-sandstone materials.

All images posted the copyright of University College Cork/Boole Library.

The tower crane has been down for sometime now and completion is expected for late-May.

Meanwhile, it is speculated (and I carefully note that word for the time being) and noted previously before, that Bernard McNamara’s construction and development group are evaluating possible development options closer in the city proper. Lest it fail to materialise in the form indicated to me, I will hold back on mentioning anything further and see how things play out. Remember, thats speculative.