lexington

🙁 On an inspection today of both John Mannix’s 7-storey retail/office and residential development for 41-44 Washington Street (designed by Dermot Coveney of Coveney & Assoc.) I have to say, it is certainly curious. The design is initially unappealling. It resembles close to nothing on the street with a blend of dark, steely green, red, blue and white colourings. A huge 3 storey, rectangular bay window graces the highly prominent corner, from street level up, and the 5th and 6th floors are stepped back. Although I must say, the more one looks at the design, the more it grows on you. It has an arrogant beauty about it and is unashamedly loud. With the exception of the boxy roof (distasteful), one starts to think, this could be what Cork – and more notably, Washington Street, needs, a loud and proud design. In context, the corner bay windows would light up the street and give it a modern edge, but I really wish something would be done to amend the roof.

By contrast, where the previous Rockfell proposal for Cornmarket Street had a sense of class and post-modern, symmetrical grace to it (designed by Frank Ennis & Assoc), the current proposal (though 6 storeys, is not short off the prev. proposal height of 9-storeys), the new proposal is a modern monstrosity of epic proportions, it is also, oddly, designed by Niall Coffey of Frank Ennis & Assoc. It is strange to think how such a monster could come from the same house as the previous classic. Though I support the development, Cork is truly getting a lesser option in comparison to the original. It is essentially a left-over and I rue the day ABP refused the original proposal. It is a true shame in the context of what is to come.

I obtained a set of CG images from both the developer, O’Callaghan Properties, and the project architect, Finghin Curraoin of Henry J. Lyons & Associates – but they are currently in a format I’m having trouble converting. So in the meantime, here is a press image of the 160m euro Jury’s Hotel site redevelopment on the Western Road/Lancaster Quay – which will consist of a 4-star 185 bedroom hotel with over 10,000sq ft conference facilities and leisure facilities, a public amenity plaza, riverside boardwalk, 300 luxury 1, 2 & 3-bedroom apartments, 2 new bridges (1 pedestrian, 1 vehicular) and 450 undergound car-parking spaces. Contractors will be Bowen Construction, and planning pending, the project is set to go for Spring 2005 with a Summer 2006 completion date.

The design is tasteful, but nothing remarkable. It shows a continued trend with O’Callaghan Properties of late to work toward more tastefully designed projects. Though I still feel a little anxious about the residential element of the development, the design and application have allayed some of this anxiety.

:rolleyes:ABP have granted permission following appeal for 2 student accomodation developments at Victoria Cross.

The 1st is Paul Montgomery/Edmund Kenneally’s extension of their 59 apartment, 9-storey Victoria Hall designed by Derek Tynan and being constructed by the Bowen Group. The extension will create 60 additional bed spaces to the near complete main development – seeing the demolition of the existing petrol station and construction of a 4-storey over basement car-park building with ground floor commercial unit. (see previous posts)

The 2nd is a student development designed by Bertie Pope and Associates and being developed by Fleming Construction on behalf of UCC. Permission was granted for the demolition of existing warehouses on site and the construction of 60 no. student apartments in five/six storey blocks consisting of 3/ 4 & 5 study bedrooms per apartments to accommodate 255 students,
62 no. car parking spaces at basement level, Wardens Apartment, Management Suite containing Reception, Seminar Room and Offices, 200sq.m. café/shop & 3 no. Commercial/Retail units 200sq.m. in total, laundry and other ancillary facilities and full site development at the former M & P Cash & Carry premises on Victoria Road, Cork.

Just nearby, Rathmelton Investments were set to begin on a colossal student project, in addition to the 82-bedroom and offices extension of their Kingsley Hotel, with 116 student apartments in a series of 5-storey interlinked blocks and a dual basement car-park with 740 spaces. Design is by Murray O’Laoire (see previous post) – it is believed now however that this student element will not proceed.

A planning application for the Jury’s Hotel Site is expected to be lodged with CCC by the end of this week/early next week. I will provide a more accurate outline of the project when possible, will some images I intend to obtain. Bowen Group will provide construction, which, planning pending, is scheduled for Spring 2005. With first phase residential and hotel completion ready by Summer 2006. Est. value = 160m euros. I’ll announce the architects for this project a.s.a.p.

Although the hotel and parking elements of this project are favourable, I remain mildly sceptical about the residential element of this project. Usually I get a lot more excited on these things, but something is just not sitting right with me about this. Hopefully this will be rectified on closer inspection.

🙂 Howard Holdings have been granted planning permission for the addition of a further floor on their City Quarter office development currently under construction at Lapps Quay.

*UPDATES*

These are images of the Phillisview Properties Ltd development at Washington Street West (at the corner of Sharman Crawford Bridge) overlooking the Lee. This small but pretty project incorporates 9 two-bedroom apartments and 2 retail/office units at ground floor. The design is by Curtin McGuinness and Grean (CMG) Architects, with Ridge Developments as the main contractor. I genuinely like this very pleasant project.

Posted by asdasd

Sorry to hear about Sir Henry’s. I was in Cork for the first time in about 5 years some weeks ago, and did not notice a huge amount of different development – compared to Dublin – with the exception of Patrick Street which was then not finished, and had some construction work to be done. No cranes dotted the city. I did see the new building at UCC, the student’s uniion I think. ( i was in Cork for a day only, so I have have missed stuff)

First of all, I personally was glad to see Henrys’ removal. Besides the appalling structural maintainence of the premises, poor management and nurture of a large proportion of the Cork rave drug scene – the nightclub was more legend than substance. Were the nightclub as great as its so called ‘die-hard’ fans claim – they would never have abandoned the club in light of its increasingly dilapidated premises, failure to modernize, contemporize and poor strategic handling evident in its organisation. The moaners and pallbearers who claim the club’s nirvanic past have more exaggerated nostalgia than clear cut memories. The fact is the club and Grand Parade Hotel had to abandon its operations due to poor fiscal return down to declining customer base. So, if the club was so great, it’s longing fans would have remained rigidly loyal in the first place. Their actions are the result of realisation with respect to a poor premises and longing for something better. The club’s closure is a direct reflection of this and it’s failure to adapt.

Second, clearly asdasd you failed to look to far around you on your visit. That said, on my regular commutes to Dublin from Cork, I would fail to recognise many significant changes to the Dublin landscape bar say O’Connell Street or George’s Quay but for the fact I am already familiar with the Dublin landscape. The only other eye opener would be the presence of a tower crane for example. Similar, in Cork, the change is most prevailent with its dwellers who are clearly familiar with its landscape and more aware of what was, is and will be. However some changes are hard not to recognise – City Quarter for example, 21 Lavitts Quay, Blackpool Retail Centre and Park etc. And if you visited UCC, how could you fail to notice mammoth changes like the new Glucksman Gallery? Biosciences Building? Medical Building? Student Plaza???

Reading this thread, it seems there is a lot of development to come. I am wondering, however, if this is not all a bit late in the day? The property boom cannot continue forever;property prices may crash and will certainly level, what then of the massive development planned for Cork?

Unlike places like Dublin, Cork missed the main property wave – and is now riding it on it’s own terms. This is unique. The reason being that Cork has historically lacked the same investment evident in other Irish cities – this has created a huge backlog in demand. The reason Patrick’s Street rents equal those of Grafton Street (see Mango, Monsoon, Clinton Cards, TJS, River Island, Vero Moda etc) and the average Cork city centre private car parking space = 65000euro versus Dublin’s average of 45000euro is because demand has far exceeded supply. Developers first off the mark can take advantage of this demand before its caught up by supply. Remember, Cork’s metropolitan area homes 450,000 people and serves an additional 150,000. Were investment, sometimes in frustration with the lak of supply, traditionally went elsewhere, not all such investment is lured away for long due to the temptation of exploiting such huge market potential. With a current 3.1billion euros in private investment finding its way to Cork, a further 2.7billion euros at planning and much more on the way, supply is slowly freeing up to meet this demand.

And why does Cork need all this retail and office development now, when there was no need for it at the height of the boom years? Is there really the increases in population we have seen in Dublin – most migration – internal within Ireland and external into Ireland – is to Dublin.

As mentioned above, the historical lack of open-plan retail space has created a huge backlog in demand. The massive market potential has been realised at a national and international level – this may be verified by the fact that, for example, Debenhams chose to locate their 2nd Irish store in Cork over an additional store in Dublin. And why both B&Q and Zara signed papers for Cork locations before further deals were struck for increased store numbers in Dublin. The lack of retail space is gradually being rectified but there is still a massive demand for further retail space in the city centre. Remember, the city acts to serve up 550,000 people. The 2nd largest concentration in the country.
The same rules apply to office space. The new supply has helped the Cork office take-up of 3rd generation facilities out-perform that of any other Irish city. In fact, as of Feb 2005 (the end of tax designation for IFSC), at least 3 companies in the IFSC and surrounding areas have quietly signed papers to open options on transferring their Irish operations to the Cork city region – most notably the Docklands area. This is attributable to the more affordable social, operational and economic costs in Cork of running these businesses.

And why does Cork need all this retail and office development now, when there was no need for it at the height of the boom years? Is there really the increases in population we have seen in Dublin – most migration – internal within Ireland and external into Ireland – is to Dublin.

Cork needs this development to cater to the demand back-log – its not so much that Cork ‘needs’ it, which it does, but more down to the fact that there is a huge market demand in the city from years of investment lack, and now developers are taking advantage of that. As mentioned, Cork has outperformed all other Irish cities in its take-up of 3rd generation offices over the past 12 months and this looks set to continue in light of a continuing demand locally and nationally. Especially as Dublin becomes increasingly expensive to operate within – undoubtedly a partial factor. Furthermore, the vast majority of population increases within the Pale Region have not been within Dublin but in fact it’s hinterland, such as Meath, Wicklow, Louth and Kildare. In fact, their has been outward migration from Dublin – though I acknowledge the fact that it is Dublin which is loci to these migrants’ activities. Though, due to lack of development, Cork city centre’s population declined – its hinterland population increased exponentially. The lack of supply made city centre living exceptionally expensive in Cork. Numerous new developments are helping see the in-flow of new residents back into the city centre once again, however metropolitan development and population growth remains strong at 10% p.a. growth. However, the development in Cork is more to do with demand rather than population. I believe you are forgetting the simple laws of economics.

Lastly, as an individual with a strong personal and investment attachment to Dublin I can say with a clear conscience, that their is an unforgivable arrogance among many Dubliners that their Earth sees the Sun revolve around them. I highly resent that. Remember 39% of our GNP may be attributable to Dublin based economic activities, but 61% comes from the rest of the country. Considering Dublin’s population and administritive prowess, that is a huge figure and shows a huge dependence on the rest of the country’s economic well being. I think that is too often forgotten. My interest in Dublin is important to me, but as many developers like Howard Holdings, O’Flynn Construction, O’Callaghan Properties, Treasury Holdings and so on will tell you, their success in Cork for example has shown that the real smarts don’t follow the fattest rat. They follow the golden one. With returns nationally reaching an average of 40% versus Dublin’s ever declining marginal return average of 27% – I’d stick with the gold.

Yeah Craig, Wilson Architecture. (I just edited that in up above – forgot it earlier.)

UCC are to apply to construct a new 7m euro National Microtechnology Research Centre.

Here’s an image of the new ERI building, currently under construction along the Lee Road. It’s not the best, so I’ll have more up in the future if possible.

Anyone further interested in the Boole Library extension may find this link insightful -> http://www.sconul.ac.uk/pubs_stats/newsletter/30/5.RTF

The value of the Cork Main Drainage Scheme is actually in excess of 100m euro. The stench eminated from raw waste being dumped into the Lee, this, as of from the end of this month will now all be treated by the 20m euro Sewerage Treatment Plant on Little Island – as well as certain explusions from harbour region industrial plants. This will bring the Lee to EU bathing standards. Any remaining dirt in the Lee is now ‘simply’ related to inconsiderate and careless individuals, river bed movement, upper stream contamination (which will now be service by a new treatment facility near the Shornaugh River mouth before it enters the city) and shopping trolleys it would seem.

Yes, the former mill to the rear of the Bank of Ireland, on Father Matthew Quay, has been purchased by Tumblegate Ltd. They also own the famour Jacobs On The Mall restaurant along South Mall. Tumblegate were granted permission for a mized retail, restaurant and residential development through renovation and extension of the existing mill but had been waiting on an amendment to the plan from CCC. They have recently received this permission and Joseph Lane Construction containers can been seen outside the premises ready to start construction. Some internal work is being completed first.

*UPDATES*

-> Aldi Stores (Ireland) Developments Ltd have lodged a planning application with Cork City Council (CCC) for the demolition of the existing structures on site at Heiton Buckley premises on Tory Top Rd & the construction of a mixed use development scheme with a total of 2083m2 gross retail floor space, a creche 201m2, play area & 48 no duplex apts. The single storey Aldi Discount Food Store will be complimented by the creche and roof-top play area with the addition of 48 duplexes in six 4-storey blocks. The application represents Aldi’s largest development investment in Ireland so far and represents its plan to fall in line with Council suggestions for increased mixed-use development. This element was previously lacking in many of their other proposals and since has lost both Aldi and Lidl successful planning grants in the past.

Aldi have also lodged applications for 3 more stores in Cork city, besides this development.

However, even more remarkable, Frinailla Developments project on Grand Parade, the Grand Parade Plaza, has sold almost all of its 50 apartments (starting at 390,000 euros each), with 80% of them going to owner-occupiers, and sold ALL of its underground car-parking spaces (between 70 and 90) at a price-tag of 80,000 euros each. A countrywide record. Furthermore, Atis Harrington-Bannon, estate agents for the retail element of the Plaza, have reported that almost all units have been let, sold or reserved already, all this before the project has even begun primary construction! Demolition activities have already taken place and archaelogical excavations are on-going (they seem to be on-going for months! [sigh]). However, John Paul Construction inform me, they intend to get to real work on the site in the next few weeks, possibly 2 weeks.

The 100m euro City Quarter office development by Howard Holdings on Lapps Quay is currently waiting for a grant of planning by CCC on the addition of another floor to the office element, bringing the building to 6-floors, in line with the Clarion Hotel element next-door. The application has been based on the strong take up and demand for office space within the development. Both Howard Holdings, DTZ Sherry Fitzgearld and Cohalan Downing letting and sale agents for the project are said to be delighted with the response to City Quarter. Howard Holdings intend to make head-way on their Albert Quay office/IT development (just across the river from City Quarter) within the next few weeks.

Just across Clontarf Street, at No.6 Lapps Quay, O’Flynn Construction are on-going with the development of their new office building, designed by Coughlan de Keyser Architects of Washington Street. Foundations are currently being laid, and primary construction is imminent according to the company. Although Lisney and Hamilton Osbourne King (the designated agents for the project) won’t specify the details of sale and letting agreements; I am aware of at least 3 agreements – and I have been informed that the response has been as enthusiastic as that experienced with O’Flynn’s neighbouring office development, No.5 Lapps Quay. It’s an exceptionally positive and encouraging indicator of the Cork office market, which is continuing to buck the national trend. It is a further testament to the fact, the reason many firms and businesses have located to the suburbs and other regions in the past, rather than Cork city centre, has been a distinct availability lack of quality 3rd Generation, sufficiently large office space. This lack is gradually being rectified, and subsequently developers are reaping the rewards of this.

No.6 Lapps Qy 21 Lavitts Qy

Unfortunately, my spate with technology has ended in a stalemate, and I have been unable to post the images I attained from ABK Architects of the new 32m euro Cork City Hall Extension, contracted to Cleary Doyle.

As a result, I’ve had to avail of press images (reluctantly) in order to fulfill my promises that I’d get images of the development on site for you as soon as possible. Construction of the extension begins in September.

Once complete, the extension will stretch from Anglesea Street to Eglinton Street and be capable of facilitating ALL CCC departments. In addition, up to 400 car parking spaces will be catered for at basement and roof levels. A new internal pedestrian street will connect the 2 streets between which the development lies. The entire building is naturally ventilated, and although the design is clever, in my opinion, it is sub-par.