lexington

🙂 Blackpool Bowling & Leisure Ltd’s 70,000sq ft, 4-storey leisure development at Fitz’s Boreen in Blackpool is taking shape at its site adjacent to the old Mallow Road. The development will include 14 ten-pin bowling lanes, restaurant, 20m swimming pool, children’s swim area, a leisure pool, well-being centre, a large fitness and gym centre, some retail and ancillary offices. It’s a real positive investment for the area and will provide this area of the city with top-of-the-range amenities that isn’t retail or cinemas or the like – its a nice alternative. Deavey Design of Dublin are the architects for the project with Fleming Construction as main contractors.

Paul, why are posts edited by others? Just curious, was there some content inappropriate contained
within it???

😡 And I forgot to mention, not only has Riga Ltd (O’Callaghan Properites) Jurys Redevelopment been taken to ABP – but also John Mannix’s Washington Street redevelopment project (appellant = Arthur Leahy w/ NLCC Solictors on North Main Street) – even after all those revisions??? Some people!!! The Kilbree Investment Company has seen its apartment development for the Lower Glanmire Road taken to ABP also. What is with this city??? Can no project just go through the Local Authority? Perhaps there should simply be ABP – it would certainly save a lot more time and money. I appreciate the appeal system for objectors – but what does the current trend say about people’s respect for Local Authority decisions? Not much. Then again, if certain projects hadn’t been able to appeal (like Mahon Point for example) the city would have suffered from such L.A. produced problems. Also. Eglinton Street may still depend on ABP yet!

I sincerely hope Jurys, Mannix’s project and Kilbree work out positively – they’re good projects and Cork could do with more of such.

:rolleyes: The Jurys Redevelopment has been given ‘Special Priority’ status with ABP and is scheduled for a due date of May 17th 2005 – the appeal will be rushed through a.s.a.p. but due to the scale of the site, the due date could go either way.

:rolleyes: John Mannix’s development has a due date of May 25th 2004 – I would also hope this date comes sooner rather than later and like Jurys, will hopefully get the greenlight.

I agree that it is unfortunate to see the loss of small local services – but this is not the fault of the type of development in the Victoria Cross/Dennehys Cross area – it is due to market forces, sustainability and people’s progression in life. Certainly objecting to these developments will not restore the loss of such amenity, if anything, such development will help restore through increased prospect of sustainability these provisions. Already, the granted proposal for Grianbru by Richard Walsh and Dick Kiely will provide a new retail and restaurant service for the area. Furthermore, the plans by Frinailla for their recently purchased Dennehys Cross Garage premises will I am told will aim to restore the lost facilities in some form as part of their large commercial and residential development. A new community store (with butcher!) and possible new post office facility will be included in plans – it will depend. CAHRA and the objecting residents intend to bring the new apartment development by Walsh & Kiely to ABP.

Mark Kelleher’s controversial development for Westend (Bishopstown/Curraheen) of 97 residential units (mostly apartments in a 5-storey block) which has received 156 objections (mostly from CAHRA members) has seen its decision due date extended by 6 months!!! A decision is now not expected until August. The project is designed by Frank Ennis & Associates.

– 6 months though, isn’t that a bit, o.t.t.??? Same scenario has hit Mick Hannigan’s Kino redevelopment and Aldi Developments retail and 46-residential duplex development on Tory Top Road.

😡 A newspaper article appearing in today’s Irish Examiner (8th Feb 2005) highlighted the ‘turmoil’ being faced by the residents of Dennehy’s Cross and the Model Farm Road – many among them members of CAHRA. The residents are up in arms about the development proposed by Richard Walsh & Dick Kiely (of Walsh Consulting) of 22 no. residential units comprising 6 no. 1 bedroomed apartments, 11 no. 2 bedroom duplex units, 2 no. 3 bedroomed apartments and 3 no. 2 bedroomed detached town houses; 2) 1 no. 175m2 cafe/restaurant and 1 no. 99m2 retail unit; 3) a 33 no. space basement car park with access from Victoria Cross Road. Yet again, the majority senior citizens are protesting at the high-rise nature of the development (between 2 and 4 storeys :confused: ). They complain of being tired of development in their area. One of the 22 objectors, Ms. Helen O’Hea (70) laments for the loss of the local chemist, butcher and post office which she claims once left the residents, ‘spoilt for choice’ – she implies that this is due to development in the area and further complains that the area is turning into a ‘ghetto’.

– these residents, in the form of CAHRA, make me laugh and become highly frustrated in equal measure. They reflect on the area’s past with rose-tinted glasses and fail to recognise development is not the cause for the loss of their local butcher – markets change, shift, people age and move on. The development in this area has been very respectable in most cases and few have had any direct effect whatsoever on any residencies. Moreover, objecting to such development isn’t going to bring back the ‘good old days’ or local services – if anything, the provision of such development will bring these services back into the area once again to meet increased demand (the above application brings a new restaurant and retail unit back into the community). Once again, the residents are showing a questionable sentiment regarding this ‘high-rise’ development – excuse me but many houses in the area range taller than the 2 to 4 storeys they are protesting. 4 storeys isn’t high-rise by even a long-shot. [a comment here at this exact point has been purposely removed until such a time that situations regarding it can be resolved. I will happily reissue this line on request following the outcome]

Yes – around and to the east of the ESB Power Station.

I think the social housing location is more to do with the availability of land in the docklands with respect to maintaining a distinctive commercial quarter further west along the quays – as set out in the Cork City Development Plan 2004. It will still compose an integral part of the overall Cork City Docklands Redevelopment.

@St Luke wrote:

Lexington

I enjoyed your vision of Cork, but it is remarkably exlusionary. In it you say nothing about how you might imagine how new developments and urban policy over the next 10-20 years might deal with the persistent levels of urban inequality which are part of the current economic and social fabric of the city. By envisioning the city-island as a pleasuredome for wealthy middle class families in upmarket appartments, and populating the river bank with cafes and marinas to entertain corportate clients, its a little difficult see a future for Cork which ensures equality and inclusion for all its inhabitants….

I’m glad you brought this up…

…if you remember, I did refer to docklands living, as I hope it would be, to be ‘superior, but not necessarily exclusive’. Indeed, I recognise that my portrayl depicts something of a middle-to-upper class utopia, but it would be my hope that this regeneration would be devised to the benefit of all Cork’s citizens. Most developers, when creating residential developments, would generally hope to aim at the middle to upper markets, as these markets have greater resources and allow the developer maximise his return to investment ratio. Evidently, 70% of all Cork’s current apartment developments is aimed at these markets. In their position, if you stake your money on an investment project, you will clearly wish to maximise your benefit return also. It may not be an ideal circumstance, but it is a reality. Quite often, affordable housing schemes are left to local authorities to provide alone, or in a joint initiative with which a private developer can depend on the authority to help reduce his/her risk. I do acknowledge some private developers have embarked on such affordable developments at their own initiative e.g. McInerney. The lack of private investment in affordable housing has led local authorities to introduce new measures in order to attain social housing units (for example, a new O’Brien & O’Flynn housing development near Douglas was granted planning on the condition that it provided 20 units to the local authority for affordable housing purposes – something OB&OF tried vehemently to recompense, offering money instead of housing units. Their efforts were unsuccessful).

A fact of reality is that the economy is driven predominantly by the so-called middle to upper income earners, a fact stated by the Government and CSO (http://www.irlgov.ie) – but this doesn’t mean we should overlook other classes of income which provide an important percentage in their economic contribution. Nor does it mean we should create a scenario by which members of such categories (an unfortunate phrase) should be denied the ability to ascend into alternate brackets. The current rise in housing prices, I do believe, is driving such blocks to this – and while developers are profiting healthily from it, the other end of the sepctrum is finding it increasingly difficult to keep its head above the water. I should hope that there is a levelling in housing prices (as indicated by recent BoI and ESRI stats) inflation over the coming months. Hopefully, as the population continues to grow (approaching the 5m mark – projected – for 2018), a greater wealth base will afford the continuation of such existing developments, whilst creating a more sustainable affordable housing market with greater private participation.

The docklands I envision will indeed probably be driven by the mid-to-upper market categories – as I said, this is where investment predominantly follows. Furthermore, members of such markets are in the majority associated, participating members of the operations, businesses and development which such investment brings. It may not be a liked picture, but it is a reality. The development processes and associated investment bring with them a greater dispersion of wealth (though this may not be even, it remains evident). I highlight the effects which Mahon Point has brought to what was considered an unemployment blackspot of Cork – the joint public-private funded training programmes have created 1,200 jobs for residents of the region within the shopping centre alone, this will rise to (projected) 6,000 in 2009. The increased level of construction activity around the city has generated employment activities among those who may not have had but sought work – accepted that some of this work is only temporary, the fact is however, that it provides the skills, money and incentive among these workers to allow them pursue and attain future employment elsewhere. It is a consequence, that though the tide rises higher in some places than others, the water level rises generally throughout.

The Cork I envision – and, believe it or not, it may indeed by where it is heading strategically, is an inclusive one. I do not pretend to believe every single individual will benefit unequivocally, nor do I state that the benefits will be entirely balanced – but I do state, that Cork will benefit at large. Look what has happened already; the increased prosperity of the region, fuelled by investment and development and so on, has raised the average weighted income across the Cork city area. This has seen families who had never left their neighbourhood before enjoy the ability to take a summer holiday abroad (I recognise the Ryanair-factor in that too!); allowed projects like Mahon Point become not simply viable, but unprecedented successes; houses in even the most unexpected areas revamp, extend and renew; and so on and so on.

In my envisionment, I did not have the opportunity (for spatial reasons) to outline how I would wish to see the socio-economic fabric of Cork city develop alongside this new regeneration. Nor was I able to outline how I wish to achieve them. I could gladly do so if you wish – but this is not the forum to do so. I think in outlining how I would like to see, and may well see, the city develop – it is a little unfair to assume so much of my opinion for these aspects of society without a clear chance to reference them. Is it not a little stereotypical to associate cafe culture to one faction of society – like the corporate? Who says they all have to be Canary Wharf? I would certainly never imply that this was so – and in my depiction, if that was the led conclusion, may I now clarify that this is the intention. Paintings on a gallery wall are open to an observers interpretation, but it isn’t always what the artist had in mind I suppose.

@dowlingm wrote:

Lexington,

would appreciate any further info on the Temple Hill proj. Have been recalling the site as I saw it last – seems a challenging project to me!

The application, lodged by Mary Collins (supported by an un-named developer), for the quarry site along the Boreenmanna Road at Rockboro, Blackrock – consists of the following: a nine storey 39 No. apartment development comprising of a lower ground floor 16 car spaces and storage 518sq.m with 7 car on site car-spaces, upper ground floor 5 No. 2-Bed and 1 No. 1-Bed 503sq.m., First, second, third, fourth and fifth floors each with 6 No.2-Bed apartments area of each floor 503sq.m., sixth floor, 1 No. 1-Bed, 1 No. 2-Bed and 1 No.2 Storey 3-Bed area 215sq.m and seventh floor shared roof garden with upper floor of former apartment area 78sq.m. Decision due from CCC on 31st March 2005.

The design team is Coveney & Associates of Monkstown, the same architects behind John Mannix’s Washington Street development (apparently earmarked for construction Summer 2005 though I’m not clear on that, but if otherwise, I’ll let you know).

An interesting Breakfast Briefing held last Thursday in the Imperial Hotel by Hamilton Osbourne King, Cork – at which director Peter O’Meara outlined in his vision for Cork 2020 based on the statistics, trends and facts. He outlined an interesting and somewhat exciting view. In attendance were members of the CBA, Chamber of Commerce, City Council, Developers (incl. Owen O’Callaghan, Michael O’Flynn et al), Architects and other prominent figures in the development community in Cork.

Those this may be somewhat of a ‘utopian’ outline – this is how I would like to see Cork develop of the next 16 years, and how I think, with proper planning and investment, it could very well achieve. (Consider the fact that at a p.a. population growth rate of 65,000+, Ireland’s projected population will reach 5m by 2015).

CORK 2020

Metropolitan Cork
Cork city will be the commercial centre serving a catchment population of 600,000+, with 330,000 situated in the greater Cork city area. Planning restrictions as laid out in the former and current forms will have seen the city boundaries only extend enough to incorporate areas like Douglas, Rochestown, Curraheen, Little Island – Glanmire and Ballincollig[???] (effectively they are suburbs, but would Cork CoCo ever acknowledge this? Or are they too valuable income earners???). The city will have a series of large feeder towns such as Midelton, Macroom, Mallow, Kinsale, Bandon, Cobh – all served by an efficient City Commuter Rail Network, complimenting the newly established Intersububran Rail Network (CATS – Cork Area Transport System ~ something strategically and importantly needed, may even be worthy of a private investment). In addition to the aforementioned, Cork Airport, Blarney, Blackpool, the Docklands, Mahon Point, Bishopstown, Ballincollig and Carrigaline (via Grange/Frankfield & Black Ash) would all be served by rail.

The Commuter Towns may perhaps in some cases measure populations of up to 20,000 to 30,000 (in Ballincollig’s case, 42,000).

Commuter Cars will be significantly reduced, and perhaps, discouraged from travelling into the city.

A full ring-road loop would serve the Cork Metro region (in the form of the proposed Northern Ring Road linked to the N8 and N25). Some sporadic development along this motorway will inevitably form but will be highly restricted in the interest of protecting the scenic Cork Green Belt.

Cork City & Docklands

The city centre will finally be pedestrianised. City centre living will have become more popular in light of the increased amenity, safety and accommodation of the area. The increased national population brings Cork’s city centre population back on form. Developments providing more family-friendly sized apartment units (indicated by such developments as the Eglinton Street proposal by OFC [1,900sq ft 3-bedroom apartment ~ encouraging owner-occupiers] and Camden Court by OSB) with extensive communal gardens and play-areas, integrated creche facilities and so on.

As most office activities in the city centre will shift eastwards toward the southern Docklands area, South Mall will open up to pleasant boutique style retail units and some office retail. The street will become an ‘internal community’ of sorts. Retail space, even now in such high demand for city centre space, will be assisted by extensions of the CCRA at Grand Parade, Cornmarket Street, South Main Street, South Mall and Sullivans Quay/Georges Quay (plans are already kicking into effect at Grand Parade and Cornmarket Street). The city centre’s historical value will be protected, new buildings will be permitted, but remain no taller than 7 to 9 storeys at a max. Increased medical and residential facilities will be provided along Bachelor’s Quay/Henry Street/Grattan Street area. Pedestrianism will rule the day. Some prominent city centre walkways will have retractable canopies over main pathways to allow uninterupted pedestrian and bicycle journeys around the city centre even in poor weather. An extensive network of boardwalks will provide enhanced amenity value for residents and visitors alike. Increased public art should be promoted. Increased green areas (something Cork city centre highly lacks) will be promoted, perhaps, as suggested in areas such as the roof of existing multi-storey car-parks. The city centre core area will shift east slightly, over Parnell Place, Lower Oliver Plunkett Street (trust me, Howard Holdings knew what they were doing when the took on City Quarter). A Water-Bus network will be in effect linking the city centre with Ballincollig Town Centre, Victoria Cross, UCC, the Docklands office and university districts, Tivoli and so on.

The southern Docklands (Kennedy Quay), will become the new office district of Cork – the city must and hopefully will not simply promote itself as a prime office destination of Munster, or Ireland for that matter, but as Howard Holdings suggest, at an international level – not playing 2nd fiddle to Dublin, but as its own distinct, stand-alone centre of excellence. The city also needs to promote itself as a c.o.e. for R&D in Europe and the world. In doing so, demand for office space in the docklands will be prime – it is achievable. High-rise office, commercial, retail and some, though few, residential, buildings will line the southern docklands as far as Marina Point (which will become a new world-class University Campus – in conjunction with UCC & CIT among others, with extensive student, service, leisure and amenity facilities). Given Cork’s pharmaceutical strength and medical institutions, the city should build on that to develop an international centre of R&D and treatment excellence – in conjunction with e.g. CUH, UCC, Pfizers, MUH etc etc. The high-rise buildings will be of the utmost taste and quality – becoming an exciting area in which architects can explore new opportunities and standards in aesthetics. The high-rise nature of the area will give over more green-space – the area will link up with the city centre’s boardwalk network, lined with cafes, restaurants, bars, play-areas, boutiques etc etc. It will also allow for enough area in which a large, internalised marina facility will be provided allowing Cork and international boat-owners dock their vessels and availing of the nearby harbour area. It will also look good when entertaining corporate clients or visitors. Large public areas could be facilitated by this high-rise district. Kennedy Quay and Centre Park Road/Monahan Road will be the main development area here.

The Water Street Bridge and new pedestrian bridges linking Kennedy Quay with Horgan’s Quay & Water Street will allow excellent pedestrian and rail access between the newly developed Horgan’s Quay residential quarter and railway station. Horgan’s Quay will have some limited high-rise, but not to the same extent as Kennedy Quay. All buildings will be slender in their east-west perspective as to minimise disruptive views from the northern hillsides. Up to 5000 residencies will occupy the Northern Docklands. Waterfront perspectives will be utilised to the maximum. The standard of living will be superior, but not necessarily exclusive.

A new event centre will be in place at the former Munster Showgrounds (and will be considering a possible extension, as the strategic investment pays off pretty nice). The overall improvement in Cork as a whole, plus increased population and increased corporate presence of an international nature along the docklands, will attracted many a convention and many a first preference event. 😀

Cork’s sporting grounds at Musgrave, Turners Cross, Temple Hill and Pairc Ui Chaoimh will be fully redeveloped and among Ireland’s finest – hosting regular international events and some large-scale concerts.

…on a less realistic note….

No potholes on the roads.

All the above is projected on fact and intention, it is realistic, but only with the proper planning, marketing and investment. Cork could indeed, become an excellent living, working and tourist environment, more-so than is, but it will need an open-mind and hard-work.

CCC’s vision – I believe things will (if following growth, plan, statistics and trends) be a little more exciting – a little more radical and better for all concerned.