lexington

John Paul Construction are steaming ahead with Frinailla’s CitySquare (Lady’s Well) development along the Watercourse Road in Blackpool. With extensive demolition works underway, joint agents FML and Global Properties are scheduled to shortly release the first wave of residential units – with names currently being taken for interested parties. The mixed-scheme will seek to inject new life into an old and worn-out part of Blackpool with Kiosk Architect’s design rising from the ground (well…basement car-park) over the months ahead. Well over 100 mixed apartment units and a range of community and commercial units will be made available on realisation of the project.

😎 A 54-unit apartment scheme near Douglas is scheduled to be submitted for planning in the coming days with Patrick A. Cashman & Associates leading the design on the scheme, destined for Castletreasure. Mr. T. O’Connor hopes to realise 3x 3-storey apartment buildings with units between the blocks divided 17, 22 and 15 format.

😎 Scott Tallon Walker Architects have applied to CCC with the intention of providing a mixed-scheme for Saint Patrick’s Place along Wellington Road in the city centre. The firm are seek the part demolition , redevelopment and extension to existing Victorian terrace (including remodelling of former Cork Grammar School) all on a 0.08 hectare site. The proposed development comprising of 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, individual apartment stores, plant landscaping, terrace areas and all associated site works.

😮 The prospective redevelopment of a former Exhaust Repairs Workshop took a step closer today with a grant issued Adrian Power on his plans to develop a notable waterfront office building near Clarke’s Bridge (just a few steps from the Washington Street legal district). The development, designed by Coughlan de Keyser Architects, has undergone significant revisions in light of a number of planning department requests. Originally submitted as a 7-storey proposal with floor area of some 2134sq m – the scheme has now been cut back by 2-storeys and has seen its original material uses, which included an attractive slanting copper element fronting Hanover Place, re-addressed. CCC demanded a more simplified proposal, reasoning that the scheme’s prominent location, required such revision. Mr. Power’s plan adjoins a recently permitted scheme running along Hanover Street, proposed by John & Michael O’Dwyer and designed by James Leahy & Associates – that proposal originally sought a 23-unit mix of 1 & 2-bedroom apartments over 6-storeys – however, the application was reduced to 4-storeys on grant. The proposal to include a small boardwalk as part of the Clarke’s Bridge scheme was also omitted as part of the planning allowance – the planning department concluded that it served no justification given its impact on narrowing the river channel and its limitation serving the scheme’s ground floor commercial unit. Construction of the Hanover Street and Clarke’s Bridge projects is hoped to conducted together when work does move ahead. DNG Commercial are the marketing agents for the Clarke’s Bridge scheme which serves wonderful potential for legal occupancy or other associated office functions given its core location only a stone’s throw from Cork Court House.

The word ‘expo’ rings alarm bells in my head whenever I hear it… Thoughts of Hanover 2000 (which left its organisers and promoters [and ultimately the German taxpayer] $1billion dollars in debt) or even the recent Aichi Expo of 2005 don’t seem to sit well. Of course, an Expo on Urban Living in Cork is not going to be on the scale of a World Expo type affair – but that is not to say it doesn’t carry risks, any investment venture does… City Manager Joe Gavin has cited a focus on the docklands for the Urban Living Expo – indeed the prospect of an expo and its associated revenue generation could be a most enticing catalyst for movement on many aspects of the docklands – this is fine, in principle:

There are a couple of things however an expo like this needs to consider –

1. Imagination
2. A sufficient, well funded and imaginative international and national marketing campaign… not just ads in the Irish Times once a week or leaflets distributed around Cork. I mean full/half page ads in The New York Times or Guardian – or Die Zeit and Le Monde.
3. The scheduling of such an expo – is 2010 a realistic timeframe?
4. The long-term environmental impact of such a project.
5. The capacity fror such a project.

2. Promotions should draw a wider audience – that means utilising and building on existing links like those provided by Aer Lingus to Continental Europe to draw a greater variance of potential visitors – and perhaps, by 2010, connections to New York and other European continental locations. The promotions should be edgy, attractive and fun – focused on urban living but highlighting broader aspects appealing to a broader variety of visitors.

3. Is a 4 year time-frame realistic to showcase new ‘landmark’ buildings (given many large builidng projects take at least 18 months and with our current planning accommodation, applications of such scale can take up to a year).

4. Can a sustainable and attractive programme of building projects (permanent and temporary) be initiated and complete by or during 2010 so as to appropriately compliment the expo theme? Projects need to be imaginatively and creatively designed (we’re talking landmarks in the real sense of the word, not the estate agent derivative 😉 – though of course not every[/i can be a ‘landmark’) – but equally, they need to be “imaginatively” considered and accommodated by planners where appropriate. Any major investment scheme will require foresight, strategic consideration of the long-term environmental and economic outcomes – they need to be produced in accordance with sustainable development. They should be produced in context of the market environment but reflect their worthiness from promotion and exhibition through innovative architectural, environmental and engineering design. It is an opportunity for local and national design teams to display their capabilities and work to an international stage. The docklands needs to be given the due time and consideration if its implementation is to be a success.

5. Can Cork meet all the appropriate requirements to fulfill such an expo? Can it incorporate the necessary imagination, drive and co-ordination? Can it avoid the politics and consider the broader picture? Can it produce well thought out, well planned and inclusive proposals matched with sufficient investment and truly innovative angles on Urban Living? Can it innovate so as to lead by example? Can it effectively utilise the opportunity to energise this prospective city quarter well into the future? Can it provide the associated infastructure (rail, bed-spaces, landscaping etc)?

The title says it all really… O’Flynn Construction’s plans to develop 629 new homes on lands constituent of their 124-acre purchase at Dunkathel House has been refused following appeal to ABP. The E200m scheme had been granted by Cork County Council for a reduced dwelling number totalling 527, however this was appealed on both a first and third party basis (the latter being by a local residents, Glounthan Residents Association). The proposal was to see approx. 24-acres of the lands around the historic house retained for recreational value with the remainder of the site dedicated to a residential scheme which would have included retail, community, equestrian and sporting provisions. As part of the appeal, an Oral Hearing procedure was conducted by the ABP Inspectorate. Permission was refused on grounds which included certain design and amenity issues, however, a prominent feature of the scheme’s refusal is accounted for by matters of “insufficient” associated infastructure. The Dunkettle area on the east side of Cork city is a well-known traffic black-spot – recent infrastructural updates, such as that at the Dunkettle Interchange (near the Jack Lynch Tunnel) would thus far seemed to have had little impact on relieving the areas traffic rows. Michael O’Flynn, MD of O’Flynn Construction has indicated that his company will likely seek a reapplication for the scheme once design issues have been amended. Talks will likely commence with Cork County Council about resolving infastructural difficulties associated with the planning in light of issues detailed by the appeal report.

@Thomond Park wrote:

Any news on this proposed project or has it vanished completely?

In its inception (as portrayed by the images posted) I don’t believe the proposal will be replicated precisely. Furthermore, the outcome of Aer Lingus’ future (with Martin Cullen recently indicating his preferene for a stock market floatation) will likely determine the finalised fate of this scheme.

@corkdood wrote:

Any news on the Water Street appeal?

Consequent of the request for Further Information by ABP, a decision isn’t expected now until some time around the 11th April 2006.

😎 Oyster Developments have submitted revised plans for their small but controversial proposal along Church Road in Blackrock. The e-Project designed scheme consisted originally of 7 apartments (2-bedroom units) over 3 ground-floor retail units. The plan, on a small former ESB site, received numerous objections from local residents and representatives including Minister for Enterprise, Trade and Employment Michael Martin TD. The revised proposal will now provide 5 townhouses, 1x 2-bedroom apartment and 2x 1-bedroom apartments.

Meanwhile, David Crowe’s other ventures in Cork are at various stages of progression. Through Oyster’s affliate Mangerton Construction – Mr. Crowe has recently completed construction on a new 6-storey in-fill project along Fitton Street, again designed by The e-Project. Quay House, as it is named, is a conveniently located and attractive scheme incorporating 18-new apartments with a mix of 1 and 2 bedroom units – now selling through agents Cohalan Downing Associates.

Quay House, Fitton Street

Mr. Crowe’s other e-Project designed scheme is that of Deane Street where Oyster Developments has planning for a 6-storey office scheme – which, along with the adjoining No.8 Parnell Place PS – scheduled for a revamp and conversion to offices – will provide upwards of 40,000sq ft of space for one or more occupants. The project will proceed in 2 Phases, with work likely to commence on the Deane Street element within the prospective future.

Also in motion, the formulation of plans on the strategic site that is the former Coca-Cola Bottling facility along the Carrigrohane “Straight” Road. Mr. Crowe purchased the site last year for an estimated E7m + and possesses an area of approx. 1.7acres. Plans for a notable, predominantly residential, scheme are being worked-out. Speculation had enquired whether Mr. Crowe would negotiate purchase agreements on Sean O’Reilly’s Statoil Petrol Station which juts in on the Coca-Cola site to the north-west – and possibly the City Print Works bordering the subject site to the east – however nothing has been confirmed. Strategically it could make sense. The opportunity for a taller structure exists on the Coca-Cola site, however, the outcome of this is arguable – we will perhaps have to wait for planning before such an option is known.

Just as part of my on-going updates and improvements to images on the LADSOCL and “Developments in Cork” thread – I’m just issuing notice of updates on images regarding the Rothbury Estates proposal for Sunbeam Industrial Estate in Blackpool, designed by Richard Rainey & Associates. The plan has since been withdrawn and will be subject to re-evaluation. Rothbury Estates is back by businessman Martin Buckley who steers the Reffond Group, a textile manufacturing firm with operations in Mallow and formerly Sunbeam Industrial Estate. The company also has operations and interests elsewhere nationwide.

Images:

[Image A: Bird’s Eye perspective west-to-east.]

[Image B: Montage south-to-north along the Commons Road with The Shipton Group’s “Heron’s Gate” project (part of Blackpool Park) to the right.]

Associated posts may be found here and here.

🙂 The former Atkins/MacKenzie Garden Centre along Camden Quay, long operated as a Court House by the OPW during refurbishment of the Circuit Court on Washington Street, was sold at auction on Thursday for a value estimated at around E12m to a private buyer. The 20,000sq ft site was set with a guide of E9m by auctioneers Cohlan Downing Associates on behalf of vendors NorthGate Investments (who had previously sought permission on the site for a 170-bedroom hotel).

– Lex

🙂 A residential scheme along Hanover Street, designed by James Leahy & Associates, is expected for a grant tomorrow adding immensely to what had become something of a worn down street-scape. The development, originally proposed with 23 apartment units (a mix of 1 and 2-bedroom accommodations) is to be realised over the 2 premises held along the street by John and Michael O’Dwyer. The design is of a pleasant, contemporary nature and peaked at 6-storeys in height as part of the original application, but has since been revised down. The O’Dwyer site adjoins another site, due soon for decision, that of Adrian Power who has proposed an office scheme designed by Coughlan de Keyser Associates which fronts the riverside next to historic Clarke’s Bridge, a stone’s throw from the city’s legal district along Washington Street. The office scheme was originally proposed as a 7-storey format back in July of 2005 and had been subject to 2 rounds of further information after concerns were raised on issues related to height and material finishes, which originally included copper cladding. These materials are understood to have since been revised – a decision on the project is scheduled for April 3rd 2006.

– another Coughlan de Keyser project, that of CentrePoint along Contraf Street (for DAT Partnerships – a Dublin/Cork operation who has activities in a number of projects including residential schemes in Kerry), remains in Further Information. A second request for information was issued following revised submissions on development plans for a 9-storey office building at the tiny triangular site bound by Deane Street, Oliver Plunkett Street Lower and Clontarf Street.

Just as part of my ‘long-term’ ambition to improve the image quality in many of my posts (especially the older ones) – I am updating images associated with the following projects:

The Treasury (Saint Patrick’s Quay)

Developer:Paul Kenny
Architect:Wilson Architecture

Grianbru (Dennehy’s Cross)

Proposed by:Richard Walsh & Dick Kiely
Architect:Kiosk Architects

How many updates I get through will depend on the time I have here.

Previous Image Update included: Beasley Street/Parnell Place Hotel

@ewankennedy wrote:

Dont know what I think of the Emmett place section either. Youve been quiet on your opinion lex, well??

I think no matter what proposal is offered someone isn’t going to be happy, but its a matter of minimising the number of such people through good design. I think the Academy Street project has a number of interesting features – it is clear that thought and time has been put into the project. Whether everyone will agree that its the right thought and sufficient amount of time is another issue.

When considering the proposal, people who complain about the impact of such a development on its immediate environment have to remember a number of things: First, Cork City Council earmarked this area for higher order retail development long ago with a view to it contributing to the projected demand of 300,000sq ft + in required city centre retail space. In considering the optional outcomes, undoubtedly there was an understanding that development options would be large scale. Second, as much as good design is so so important, from a perspective of its realisation, one has to consider the economics as well; the site was expensively acquired given a.) its prime location b.) current market values and c.) the necessary proportion of required space to make a significant contribution to the provision of required retail space and to make the scheme economically viable. Third, it is an exceptionally difficult site to work with given its environment – it is flanked by protected structures – essentially the site consists of space between protected structures and it would always be a challenge providing a viable proposal in a confined site and which respects the individual characters of all the adjoining important structures. The proposals current form is very much a result of attempts to consider its surrounding environment – hence the variance in massing and materials – which some people will always label as ‘cluttered’.

As a stand-alone project – it offers some interesting features, most notably the redevelopment of Faulkner’s Lane as an active laneway and linkage – and also the Armadillo-like shell structures which rise behind the Queen Anne building (“Doll House”) on Emmet Place. I feel the photomontages do not serve justice to much of the development. Some of the architectural drawings actually highlight the nature of the scheme far more effectively – especially the relation of the new build to Emmet Place/the Queen Anne building. In fact, one of my concerns regarding the project was the impact it would have on the aforementioned structure. The shell-cascades, in my view, actually offer a rather sympathetic and smooth incline to the higher elements of the western block section. What you don’t see in the photomontages is a rather attractively designed amenity section for scheme occupants – with extensive tree planting, decking, communal areas and even a barbeque area all provided at roof level. This should, provide for a unique amenity feature to residents in an unrivalled city centre location. The use of copper cladding over the ‘arch-like’ retentions of 1 – 6 Academy Street – I think offer a.) a historical recognition and b.) a pleasant transition between old and new. The retention of facades at 8 Academy Street was a pre-requisite. The actual street frontage along Academy Street is actually pretty attractive in my own view – perhaps a little more of the 1 – 6 Academy Street facade could have been retained and incorporated but in any event I believe the extent of this would be limited either way.

What is not viewable in the montages is a glass extension on the eastern wall of the Queen Anne building, which offers a continuation of proposed frontages along Faulkner’s Lane – although I didn’t view the architectural drawings of this in any detail, I would hope that its provision is such that it inflicts no permanancy on the PS long-term. I wouldn’t think it does – I’ll be interested to see how planners judge it.

The Western Block of ‘The Saint Patrick’s Street project’ as it is formally called – is, in my view, the more striking of the 2, not least thanks to its 34m twin apexes. It is of my opinion that their height could actually form an attractive visual reference point in the city centre – however, were it my decision, I would like to see the apexes adopt a similar stylisation to that of the ‘tower’ element at Smithfield Market in Dublin – its overhangs could be finished with copper trimmings (which would compliment the materials used on lower levels) and exaggerated to emphasise their standing. The Saint Patrick’s Street frontage, in line with many of your comments, seems a little underwhelming – one would think this is perhaps to minimise impact and blend with the established street frontage, however the accentuation of a flat-headed ‘anvil’ apex and a parapet that stands above established building lines would seem to contradict this assumption. It is a tricky frontage given that it does not link into the main development at ground-floor but needs to “bridge” over the back-section of a non-constituent premises. I would still like to see a greater retention of the existing facades at this frontage as I think it will enhance the overall scheme’s relation to St. Patrick’s Street. The glazed elevation to replace 98 St. Patrick’s Street is welcomed and offers and introduction/gateway to the revamped Faulkner’s Lane.

The Eastern Block peaks lower than that of the western element – and falls more in-line with heights set by the redeveloped Dunnes Stores block and arched roofline at the Savoy centre. The main queries here relate to the scheme’s relationship to Bowling Green Street and Emmet Place. As for Bowling Green Street, there is some active usage of the street – including vehicular access – which in any event is an improvement to the existing state of affairs. I will be anxiously to see whether Dunnes incorporate active use along the street as part of their redevelopment when they submit Further Information. Ideally, I would like to see CCC redeveloped the street with a more pedestrian friendly emphasis and linkage to Drawbridge Street (a street in need of a life-prompting boost too – potential exists for an ideal little boutique street, widen pathways and better active uses all round here). As for Emmet Place, the Eastern Block could perhaps benefit from a smoother incline off the square area. Its relationship to the Queen Anne building is less sympathetic – perhaps a replicated frontage, not unlike the junction of Academy Street and Emmet Place, with copper frontage and cascading zinc shells marking the gradual block ascendency. The panned glass elevation here offers some visual draw when considered in active use form, but I think a stronger statement is needed here and a more sympathetic incline with the removal of railings and promotion of curve-linear lines rather than hard edges which step back up to the upper storeys.

I am without and would like to be able to present some of the architetural drawings/additional montages to you to demonstrate some key points – and perhaps clarify some of the concerns expressed by some individuals. Perhaps the images posted do not afford appropriate justice to the scheme. Despite what may be thought of, the project actually has a very limited impact on the quayside and long-range perspectives for such a large scheme – some of you expecting to see this project peaking out dominantly over surrounding views may be actually quite surprised.

I think OCP, Project and Gehl have actually done a good job given the challenges presented – showing a willingness to embrace a variation of forms and utilisation of curved-lines rather than the standard horizontal and vertical aspects too often engaged by such scale projects. Arguments for restraint may be noted, and indeed some areas of the project exhibit this – the challenge was always going to finding a balance. Your individual opinions of this are your entitlement.

A decision date (subject to further information and/or extension) is set for 2nd May 2006.

– the project I’m looking forward to now, is what OCP have in store for 16 Lavitts Quay. An application is expected this year on the former Thomas Crosbie Holdings print storage site and other assembled elements, which include the R. Arthur premises at the corner of Lavitts Quay and Half Moon Street. OCP have recently erected fresh hoardings around the periphery of the site where a mixed-scheme is earmarked – which will embrace established heights set by 21 Lavitts Quay (another OCP project) and a possible prospective extension to Cork Opera House. The proposal will include retail and residential elements – with the retail element likely to consist of 4 large units capable of accommodating large comparison or bulky goods uses.

🙂 The highly anticipated Eglinton Street project by developers O’Flynn Construction is beginning preliminary work with PJ Hegarty & Sons Limited appointed as main contractors on the multi-million euro contract, which includes what could emerge as Ireland’s tallest building (70 metres) for a designated period of time. Site evaluation works will commence prior to the extensive excavation of the 3-acre site, which was purchased in early 2004 by O’Flynn Construction from An Post for €15m – the land once served as the Central Sorting Office in Cork before the facility was relocated to a site on Little Island. Following the excavation, Hegarty’s will erect 2 tower cranes and begin work on the provision of up to 550 car-parking spaces be provided over 2 basement levels before proceeding with Phase 1 of the development; this will include construction of the 17-storey residential tower at the south-western section of the site and between 5 and 6-storey block running parallel to Eglinton Street on the western fringe of the site. Phase 2 will see the construction of the remaining blocks along the eastern site area. Though originally lodged to house 217 new apartments, with some 3-bedroom units extending to over 1,900sq ft, revisions to the scheme during planning brought this figure up to 226 (although some of these units were affected by condition). Furthermore, 7-own door office units of a total 30,000sq ft area and 5 commercial units will cater for mixed-retail uses including bulky, comparison and convenience. The landmark scheme has earned design-team Wilson Architecture (headed up by director Frank O’Mahony) praise for its simple yet eye-catching form which avails of material finishes which include limestone, copper and extensive glazing (with polarised elements to reduce glare).

– the Eglinton Street site is located immediately to the rear of the former Doyle Warehousing site of 0.5acres fronting Albert Quay – reportedly purchased for a value in excess of €8.5m by Howard Holdings (who are also nearing completion on their Scott Tallon Walker designed WebWorks facility for Enterprise Ireland at the opposite end of the quay). To the west of the Doyle site, a further 0.5 acre assembled site is under the ownership of Ascon Rohcon. Both parties are understood to be furthering plans for prime 3rd Generation office schemes which could range in heights of up to 7-storeys. Whether negotiations between the 2 have been engaged about either a joint development or site acquisition remains to be seen. Theo Cullinane of Ascon had hinted at the time of his company’s successful bid for the Revenue Commissioners facility (at Linn Dubh along the Blackpool By-Pass) that a planning application on their Albert Quay site could see lodgement by Spring 2006. We’ll have to wait and see how this one determines.