lexington

Fleming Construction’s 5-Star Fota Island Hotel. Designed by Hogan & Associates.

Quite frankly, I’ve no problem with the principle of this development. Indeed, as the metropolitan and commuter belt areas of the city continues to expand at such pace, areas like Fota Island will make valuable recreational and economic contributions – you can’t blame someone for taking advantage of an opportunity – I didn’t see the foresight of Cork County Council and CCC, nor the OPW come into play when these lands came up for sale. For years I used to enjoy the Old Head of Kinsale (many a weekend was spent ab-seiling down by the lighthouse) – and its ‘exclusive designation’ I believe was unwarranted – its a long and complicated topic – but Fota differs in that this estate has historically be restictive in some domain or the other, so ‘exclusivity’ in this respect is not such a big issue I believe; nonetheless the island whole would have made a wonderful national park or something along those lines.

That aside, the hotel, golf courses and marina are pretty favourable. Golf is one of the bigger sporting contributors to this country and its economy – the development will could become a valuable contributor to the area over the coming years. My problem with this development is the extent of the lodgings – which, like many Fleming Construction residential developments are left somewhat wanting in the design department (though exception’s like Trinity Court – love it or loath it – do exist). That’s no particular dig at Hogan & Associates either – they seem to produce generally good standards of design given the freedom and budget to do so. I appreciate profit maximisation and all but even the most money-lusting businessperson knows sometimes you have to take your face out of the trough. There’s opportunism and then there’s riding an opportunity until its burnt – you have to know when to get off the ride. I just think the density of lodgings at Fota is excessive and their design does not befit the area.

The Lodges: like every other repetitive housing estate throughout the country.

By the way, theblimp, that movie was ‘Falling Down’ was it not? 😉

🙂 Frinailla are expected to lodge their plans for Victoria Cross either today or Monday. The plans comprise of a development of 25 apartments over a large commercial unit. The development will range from 6 to 7 storeys over basement car-parking – and will be developed on the site of the former Plumbing Utilities Store across the road from Aras Developments’ new student residence (currently under construction by Heberger Construction, designed by O’Shea Leader) and just north of the HSE’s Cork Farm Centre. I hope to have images soon.

Frinailla’s plans for Dennehy’s Cross, designed by O’Mahony Pike, are expected to be lodged soon also.

(Update: Sorry, Frinailla have lodged their plans – a decision date is due for the 24th of August 2005. Expect to hear from CSD on this one!!! – the apartments will consist of 4 1-bedroom apartments and 21 2-bedroom apartments)

@Radioactiveman wrote:

I’ve heard that OCP will submit planning applications for their St. Patrick Street/Academy Street development by the end of this month.
Can anybody confirm this?

I believe it is mentioned in one of my previous posts that the application was scheduled for sometime in July but I know there have been delays and it may be a little later. Unfortunately I don’t have any exact date. I’m anxious to see the application proposal. It’s been a while since I saw drawings on the project and I don’t know how much they may have since changed. I wouldn’t expect it to be exceptionally different and if so, you can take it that the design will please some, not please others and be generally controversial (given the location, it always was going to be irrespective of the design). I’ll keep my efforts on-going to see if I can get an early image but it may be a case of waiting nearer or until the lodgement date. I’m anxious to see the VIS and the impact the building has on its neighbours – most importantly those at Emmet Place. There were some elements of the building I drew question marks over/wasn’t happy about, so it’ll be interesting to how or if they have been rectified – overall though its not all that bad considering the scale – but we’ll wait and see what the final pitch is.

-> Just on a side note, figures for the month ended May 2005 show a satisfactory increase in trade volumes at Mahon Point. As predicted, it seems to be gradually finding its feet. Whatever about MP, Academy Street always seemed like the greater potential given its location – let’s hope it rings true.

(By the way, infastructure does not simply mean roads etc etc but hotels, airport, port, rail, population services and so on).

Media reports today suggested that the GAA in co-opertaion with CCC and the MAS may seek to expand Pairc Ui Chaoimh into the adjoining Showgrounds site. Indeed discussions had and have been in place about such ideas – the GAA had sought at one stage to realign the pitch at PuC and recalibrate stands to optimise capacities. On the adjoining lands, a new hotel and conference centre was proposed with new hosting facilities, media provision facilities, refurbished structures, seating etc. However, those plans have been gently pushed to one side. Many whispers have been sent down the wind regarding PuC, but it should be noted that nothing has been made concrete yet – they are mostly aspirations rather than proposals. Despite the talk, the Showgrounds site is also the subject of other discussions – from which I understand – are progressing very positively and may solidify within the coming weeks. CCC have been active in these discussions also – and have offered their assurances should these projects bare fruit – their realisation will certainly restrict the free-reign of the GAA but will not limit them – they have many of their own options and stand to lose little in any event.

The GAA have also addressed other options – and these do not necessarily mean a substantial expansion into the Showgrounds site – the Association has been approached and has approached other parties/developers. Plans have been drawn up for a joint-venture with a developer regarding PuC, but it is not known at what stage these have proceeded, if at all.

Also, immediately surrounding PuC, at least 4 other sites have been earmarked for substantial development opportunities – these include that of the Ford Motor Co. and Tedcastles Ltd.

One project nearby, was recently confirmed as being in the process of ‘finalisation’. A planning date has not yet been set, but the proposal is substantial to say the least and should immeasurably enhance the area in which it is situated. As time progresses, I will investigate the possibility of revealing more and may perhaps attain images. Will have to see I suppose.

🙂 UCC have being granted planning to develop a new 2-storey 1675 sq.m Outreach and Access Building with lecture theatres, ancillary offices, a cafe, exhibition and research areas. CCC approved the Jack Coughlan designed building, to be located on a site at the Mardyke Gardens, beside the new Mardyke Walk Bridge, subject to 11 conditions – of which, permission for the Tennis Court lighting, was refused.

@ewankennedy wrote:

I think that would be good too daniel. Ive heard all the jazz about Horgans quay too and though it would be a nice location I think its still too small. Anything Manor park propose will be too small and I fear Cork will get a halfassed affair rather than the decent sort it should get. Thing is the council will probably go with it anyway just cos its at Horgans quay. Manor park should really just concentrate on developing the lands for the uses like commercial lesiure and residential and such. I hear the Showgrounds will be a better location in terms of size. Pity its not on the river. What about the Tedcastles site or Ford sites nearby???

I’d like to see any event centre a week-round, day-round facility like daniel7 said with more than onne use. It should be a continual hub of activity.

Speaking of which, the colourful Marquee has been erected for the Live at the Marquee event at the Showgrounds. I believe it was actually visible in the background from the commentary box at yesterday’s Munster Finals match for those of you watching it on television.

I think MPH would be better focussing on developing the additional ‘event centre’ lands myself for other uses. I would hate to see CCC settle for less simply to satisfy a whim.

As for the Ford site, plans are already being formalised on that site for a massive redevelopment (will have more details on that in the near future hopefully) – and as for Tedcastles, I believe I posted one of their plans in an earlier post.

@domosullivan wrote:

re: footlocker – What is wrong with Cummins Sports and Finns Corner?
re: Dixons – Soundstore and Flor Griffin?

You may have a point but in terms of retail I am not sure I want Cork to become another Leicester/Derby/Belfast/etc. I live in the UK and find the average regional high street to be extremely boring. I love coming home to Cork and see some “retail independence” ,

Though I agree the city centre needs to facilitate more prime city centre retail space – I don’t agree with the logic that to be consider a decent retail centre, you need to have a certain list of names or brands like Footlocker, Dixons or whatever. Indeed, increases in choice are always welcome but I don’t see, how for example, if Dublin has a Starbucks – Cork has to also. To me, that simply makes a city seem less distinctive and among a pattern of replicas. Indeed, fashion retail in Cork – for example – could certainly do with more input as the choice in the city centre can be restrictive at times and the regularity of the same old places with the same old products in themselves become repetitive. A healthy retail area can sufficiently support both big brand names and local enterprises. For those establishments that have become lazy and uninventive, I say bring in the brand names, but it I don’t think they’re a prerequisite to a city’s success. That said, I look forward to seeing increased choice in the form of stores such as H&M, Habitat and believe it or not – in the not too distant future, Abercrombie & Fitch may be landing on our shores! Cornmarket Street, Grand Parade, Academy Street and others should help rectify the restrictive city centre space availabilities. And in time, the docklands areas will assist helpfully too.

😮 News that Donal F. O’Donovan’s DL Safety/DFOD Consultants are to vacate its Clyde House premises at the corner of Brian Boru Street and the Lower Glanmire Road – paves the way for a possible landmark corner redevelopment opportunity. Mr. O’Donovan is seeking to relocate his businesses to new offices at the Shipton Group’s Blackpool Retail Park Office Campus. Clyde House adjoins other small premises such as the Irish Girl Guides building to the east and is located on the western side of the former Clontarf Street rail corridor. Across the corridor, Paul Kenny is in planning (currently in Further Information) to develop The Treasury office development for the Revenue Commissioners. The Clyde House premises comes under the recently published North Area Docklands Development Plan and may offer a prime development space for a small but striking office/retail development facing down MacCurtain Street – availing of a unique, prominent location. Here now exists an opportunity to offer a striking architectural landmark. But who may take up the challenge? Mr. O’Donovan himself? Or would Mr. Kenny even be interested in soaking up the excess land to add to his Treasury development at some future stage?

🙂 Good to see Howard Holdings have been granted permission by Kinsale Town Council to develop their revised hotel plans for Long and Emmet Quays. The revised plan includes a 101-bedroom hotel, with suites, basement public car-park, retail units and boardwalk. However among those behind the 54 objections lodged against the plans, some are now seeking an appeal.

😎 Cumnor Construction are to seek the development of 308 housing units in Fermoy.

😮 Meanwhile Charles & Helen McCarthy’s plans for a hotel on their Crosses Green ‘Mill Business Centre’ site. designed by Derek Tynan, has been brought to appeal by Mary Doran – among the original objectors. CCC had granted permission to the boxy hotel following resubmitted plans by the developers which reduced the hotel from 7 to 5-storeys (4 over-ground).

A source in ‘The Paper’ tells me that there are serious rumblings within City Hall regarding the recent sale of the Albert Quay House site to Howard Webworks. “heads may roll’,she tells me???

I think CCC got a good deal – when you consider the knock-on economic and logistical importance of the project. I don’t think they have to answer to anyone on that particular deal. The WebWorks stands to create 300 jobs, encourage new Cork-based enterprise and may the city a more attractive starting point for new business and technologies groups and investments.

😎 Fleming Construction have submitted Further Information on their plans to develop a 60-berth marina on their lands at Fota House, Fota Island. The marina will form part of a larger leisure/tourism and residential development.

– also, Fleming Construction have been cleared to develop a mix of 237 residential dwellings at Knockgriffin in Midelton.

Rumours abound that O’Brien & O’Flynn may be seeking to delve into a substantial city centre (perhaps docklands? 😉 ) development in the future – which may encompass a number of commercial elements beyond their traditional main-stay of residential development (which will likely form the central element of any such development). O’Brien & O’Flynn are among Cork’s most successful residential developers.

As promised, here’s just a brief insight into the recent CCC North Docklands Area Plan (June 2005). The plan encompasses an area spanning from Brian Boru Street in the west to CastleView Terrace in the east, near Water Street. The plan highlights a number of prime sites within this area which are earmarked for substantial development as part of the area regeneration plan. These sites are indicated in the image posted below (click on thumbnail to enlarge).

As it stands, a number of these sites are already the subject of, have completed or are about to be submitted for planning. Site 1 = Paul Kenny’s The Treasury office development destined for Revenue Commissioner tenancy (however, Donal F. O’Donovan’s DL Safety site is still up for a potential development of its own). Sites 4 + 5 are to be subject to applications by CIE and Manor Park Homes as part of a total 525m euro redevelopment, encompassing a new train station arrangement, residential, commercial etc etc elements (this application is now expected to be a little later than scheduled consequent of recent talks between MPH and CCC; the project will be conducted in 3 Phases with completion mooted for 2010). Site 6 = Werdna Ltd’s plans for Water Street. These plans are currently in appeal following a decision by CCC which effectively obliterated the scheme (interestingly, the NDAP notes that construction on this development is slated for 2006. The problem is, if Werdna do not receive a grant on the development, the developers may threaten to walk away on this site. Such a move would delay the perceived timeframe and development plan as a whole – it continues to be seen that the decision by Navigation House was a poor one, contrary to the insistence of planners). One of the problems with the plan is that it fails to account for a number of variables such as this scenario.

From a traffic management point of view, a number of proposals are cited. These include the provision of new infastructural utilities such as the link road east-to-west on Horgan’s Quay lands, the Water Street Bridge (a concept of which may be seen below next to the traffic management map image; the Water Street Bridge is set to be installed by 2010, with a feasibility and conceptualisation study to be completed by the end of this month) and Harley Street Pedestrian Bridge. Some existing routes will be improved and in some cases reconfigured to cater for 2-way traffic systems. This quick fix logic is not always the correct solution – one can simply note the disastrous example recently on Lancaster Quay. It makes no sense to cater to increased inputs of traffic flowing into the city versus the healthier system that was in place which quite adequately dispersed and filtered traffic away from the centre (I believe business owners and concerned individuals met at a meeting in Sugar Cafe along Washington Street this evening to discuss the woeful new system).

One element of the NADP I agree with, and admittedly did not see prior to this recent publication, was the mentioned that City Quarter on Lapps Quay should be seen as the minimum in development quality that can be expected from future docklands developments in the area. Better better and better should be what we strive for thereafter. City Quarter may be seen as the benchmark.

Talk of City Manager Joe Gavin’s wishes to see an Event Centre at Horgan’s Quay would seem to be established within the Plan – his discussions with MPH seem positive, however, I’m not so sure the realisation of their ideas on an event centre would be in the strategic interests of the city as they seem, so far, limited given alternative options. Though building heights are stated as averaging 7-storeys as a rule, the Plan says it will cater for landmark, architecturally superior towers in appropriate settings – and as Jim O’Donovan once said, ‘height does not necessarily mean landmark’. It would seem, as part of discussions on an event centre, MPH will be shown a degree of leniancy regarding their building heights so long as they serve a strong architectural standard. However, I note many of the examples documented within the plan as being ‘landmark’ are FAR from what I would regard as being acceptable in standard. They seem, quite often, bog basic.

Of the sites marked, but without any clear development plans in the immediate – the Alfred/Railway Street lands (many of which are set to be available over the coming months), I would seem as becoming ideal sites for development as they set to be the intrinsic link between the city centre and the new quarter at Horgan’s Quay/Water Street. Building heights can be expected to start at the 4 to 5 storey marker set by Unity House, the Siemens Building and The Treasury – but peak no higher than the generalised 7-storey rule. Expect high interest in these potential sites over the coming future.

I’ll have more tid-bits on the NDAP in the future.