lexington

🙂 In previous posts I noted that Gerry Barrett’s Galway-based Edward Holdings may have been eyeing up opportunities in the Cork market (such as the post below)…

Post Dated: April 21st 2005
@lexington wrote:

…there may be some further light for the docklands with developer Gerry Barrett’s Edward Holdings recently making a curious glance over Cork’s potential. More on that when and if I can – if anything emerges at all.

…it now turns out, Mr. Barrett has emerged as the winning bidder on the 4.25acre commercially zoned site north along the Airport Road, which recently went to auction through Cohalan Downing Associates. The bid was secured at E13.8m and was represented by Ed Douglas of DNG – who has previously acted on Mr. Barrett’s behalf. The site would make a prime development opportunity for a number of uses including offices, showrooms or even pehaps an addition to Mr. Barrett’s Monogram Hotel group which have operations in both Galway and Drogheda. However, I also understand, that this acquisition will not represent the sole extent of future Cork city interests held by the developer’s business – further options will be evaluated.

😉 What are your own opinions of the design?

@jdivision wrote:

Planning for Academy St is going in tomorrow. I’ve seen the images – It’s lots of glass to the Emmet Place elevation. i’m sure people will have concerns over scaling but I like it. The changes to Faulkners Lane will be positive. There’s a stacked shell type structure planned for the Academy Street, Emmet St end.

That was to be my ‘exciting’ news! :p

@lexington wrote:

Re: The ‘exciting news’ pre-weekend, I understand the proposal is imminent but has been offset by a few days since the weekend.

]Re: Water Street[/b]
@browser wrote:

This was put back to March as I recall. Any news?

The ABP decision date was put back to March 26th 2006. Revised plans on the scheme will be up for evaluation.

😮 CCC have granted permission to Precinct Investments plans to redevelop the St. Patrick’s Quay frontage of the Gresham Metropole Hotel. While the protected element of the hotel fronting MacCurtain Street will be subject to an extensive refurbishment, the southern extension and leisure centre are set to be demolished and replaced with 44-new bedrooms, conference facilities, 4 split levels of basement car-parking (for 87 spaces) and 61 apartments over varying block levels. The details of the project may be found here, here and also here.

The project was lodged in December of 2005 and was granted an extension on the original due date (14th February 2006) to facilitate consideration of Unsolicited Further Information until 1st March 2006. Some modifications were proposed in the information. As part of the grant conditions, CCC have imposed conditions limiting the height of the 12-storey tower element – this section will now be limited to a maximum height of 32 metres. The tower element has also seen condition requests calling for redesign so as to emphasise its articulation. Select metal cladding finishes are now to be replaced by glazing. In assessing the project, the planners report notes:

“It is considered the proposed development provides a positive balance between retaining elements of value on site and the introduction of contemporary elements that successfully compliment each other.”

In total 20 conditions have been imposed on the grant.

Images and associated details for the Frinailla proposal at Good Shepherd Convent may be seen here.

While further images and details on the Dennehy’s Cross project may be found here.

I think this is in the hands of Paul Kenny as well isnt it? if so I am sure he will be slightly busy with Patricks Quay for a while!

Mr. Kenny has plans on this site, that unless another potential deal is realised in the meantime, he intends to lodge for planning within the prospective future.

😎 Tomorrow (March 1st 2006) is the scheduled decision date for Precinct Investments plans to redevelop the St. Patrick’s Quay portion of their Gresham Metropole Hotel. Lodged on the 12th December 2005, the scheme designed by O’Mahony Pike Architects, seeks to demolish what is largely viewed as an eyesore – that is, the southern extension to the hotel, as well as the relatively recent addition of the Leeside Leisure Centre. In their place, Precinct propose a multi-leveled redevelopment consisting of 61 new apartments, 5 retail units, 87 basement car-parking spaces (across 4 levels) and a 3,556sq m hotel extension; these elements will be facilitated by a new 7-storey block (inclusive of conferencing facilities and 44 new hotel bedrooms overhead), 2 further blocks (5 and 6-storeys with 2 setback levels – including 34 apartments [10x 1-bedroom, 19x 2-bedroom & 5x 3-bedroom]). The attractive red-brick building on the corner of Harley Street and St. Patrick’s Quay will be restored and converted to a live/work unit with commercial use at street-level and residential overhead. Fronting Harley Street, 2 retail units are to be provided with 15 overhead apartments in blocks of 4 & 6 storeys with 3-set back storeys – here 4 x 1-bedroom & 11 x 2-bedroom units will be provided. From Harley Street access will also be provided to a courtyard – to this, 1 block rising to 12-storeys over basement will provide an additional 11 x 2-bedroom and 1 x 3-bedroom units. The entire site encompasses 0.2732 hectares and includes the area occupied by the existing Metropole Hotel bounded by Harley Street, St. Patrick’s Quay, MacCurtain Street and the Everyman Palace. As part of the proposal extensive renovations to the existing PS at the Metropole will be included.

Following the application, 2 submissions were ultimately filed with Cork City Council’s Planning Department; 1 was issued by An Taisce – they welcomed the redevelopment of the unsightly hotel extension currently in place, but raised concerns regarding the impact and scale of the new proposal on the existing protected hotel structure at MacCurtain Street and Harley Street cornerhouse. Furthermore, the submission objects to the inclusion of the 12-storey tower feature stating its inarticulate and bland design. A 2nd submission was issued by the Leeside Leisure Partnership, who operate the hotel’s leisure centre – which, in the application is scheduled for demolition without replacement. The Partnership claim they were uninformed of the development move and retain an operating lease until at least 2008.

An initial decision date was earmarked for February 14th 2006, however this was subsequently extended until March 1st 2006. Precinct Investments is backed by developer Bryan Cullen, builder and hotelier JJ Murphy and solicitor David Coleman – they have also been associated with a bid for the Jurys Doyle Group before it was secured by JDH Acquisitions.

– so what of the event centre? Manor Park Homebuilders initial proposition of a centre approximately accommodating 2,500 patrons was squarely rejected by CCC on its presentation (as part of a submission regarding the North Docklands Local Area Plan). Manor Park’s primary interest is the development of residential and commercial (notably retail) elements on the 17-acre Horgan’s Quay site. The company’s wish to facilitate an extensive commercial/retail precinct around the extended Kent Station (following a similar example of that at MacDonagh Station in Kilkenny by Chesterbridge Developments) was rejected by CCC on the belief that retail provisions should be focussed on community service roles rather than a large centre facility. Irrespective, Manor Park and CIE are understood to still favour a larger commercial role around the station area – the determination of this will realise itself closer to planning. In the meantime, it is believed MPH have engaged discussions with a locally based developer regarding the provision of an events centre – to a degree, this relieves MPH/CIE of the burden – offering a portion of their quayside site over to the role of a sufficiently scaled centre and allowing them focus on their favoured elements. The determination of plans is unknown, but understood to be under assessment. Progress on the plan seems to be mixed, with residential and other elements effectively advanced to a sufficient stage, but with ancillary issues now delaying immediate planning moves. In which manner planning aspects proceed is the matter for MPH/CIE, its agents and discussions between CCC and the Stakeholders Forum.

🙂 It seems those of you who have looked forward to seeing Paul Kenny’s highly acclaimed The Treasury building for St. Patrick’s Quay come to life may indeed be smiling with word that the project is to see construction within 4 to 6 months, with office space set to be pitched – as previously noted – to private sector occupiers. Originally intent for Revenue Commissioner usage, the proposal will be realised following its grant from ABP ending speculation that the project may have set aside in light of the failed Revenue bid. Optimistic market conditions will undoubtedly encouraged Mr. Kenny’s intentions. The Treasury will be pitched to private occupiers looking for a landmark premises at the heart of Cork’s emerging commercial core and stylishly linking the propsective redevelopment of Cork’s Northern Docklands with the established city centre. The new cellular and open plan offices which will be located across 2 linked buildings, varying in heights of 4 and 6-storeys, will also be opted for usage as call or administration centres. Tenders are expected to be issued for contracting work soon with a hoped start date somewhere between June and August of 2006. The new project will add powerfully to Cork’s quaysides and provide a dynamic addition to the Kenny Group and Wilson Architecture portfolios.

See here.

dont know if I would say that. I personally feel the Dennehys Cross design looks very well. Its sharp angular profile looks most well, very defined. The Sherphers convent look seems very slight.

I think part of the purpose of the Good Shepherds design is not to overwhelm or detract from the historic convent buildings. In this sense, the design is actually a most considered design – it recognises its relation to the George Ashlin buildings and rather than make a bold, loud statement which tries to compete with the convent structures, it takes a more humble, simplistic note while utilising little touches here and there to assert its own innovation.

Stoneview Masterplan

😎 Today joint developers Coleman Brothers, Fleming Construction & Blarney Business Park (involving Bowen Construction) launch a public viewing session of a draft masterplan for their massive Stoneview proposal. The scheme which envisages the creation of 2,500 new homes centred around a new village core (with all associated retail, services and commercial provisions) has been designed by teams from Reddy O’Riordan Staehli Architects and Dublin-based Conroy Crowe Kelly Architects. The huge scheme will also include a new railway station for commuters along the main Cork-Mallow/Dublin line and an associated Park and Ride – Irish Rail are understood to be working hard on the project with its installation possibly ready within a timeframe of 2 years. The broader project however will more than likely take up to 10 years in various staged phases for which the first application (that catering to the infastructural provision) due for lodgement with Cork County Council later this month (February 2006). Following submission of a masterplan, subsequent applications will follow, perhaps as early as by the year end. Substantial amenity provision will be afforded with various tracts of land in both soft and hard formats included – centrally, a new greenspace provisionally dubbed ”Central Park” will bridge 2 of the prime residential zones. Plans by Fleming Construction for a new 100-bed private hospital, which form part of the overall plan – with a site to the north-west of the subject land earmarked – are currently with a design team.

Dennehy’s Cross Project Greenlit! [14/02/2006]

😀 Frinailla Developments have seen their proposals for the north-eastern section of a €20m (approx.) site they acquired at Dennehy’s Cross cleared under a revised format and subject to conditions. The project originally saw 163 mixed residential units proposed across 2 blocks and over ground-floor commercial/community units with 218 basement car-parking spaces provided over 3-levels. The proposal, designed by Conor Kinsella with O’Mahony Pike Architects, has been granted subject to modifications which include the reduction of several apartments through the removal of the 8th storey of the northern block . A further phase of the Dennehy’s Cross project, on the south-western side of the crossroads – which will include up to 40 further units – is scheduled for application in the coming future. This 1st Phase grant will now await the prospect of appeal, considering objections lodged by some parties. In any event, work on the project will not commence prior to October 2006 when the site is formally handed over by the Dennehy family into Frinailla’s possession.

Aerial view of the site (west to east) as it exists.

A comparison, before and after, for the Victoria Cross Road block elevations (west).

Stunning view of the southern elevation leading up toward Dennehy’s Cross along Magazine Road. (Large image, beware!)

New resident ‘green avenue’ – viewed east to west – dividing the 2 blocks.

Horgan’s Quay – when?

Well it’s a question that’s been on people’s lips for nearly 8 years – when? Ever since Manor Park Homebuilders (headed up by Corkman Michael O’Driscoll) purchased development rights to the 17-acre Horgan’s Quay site back in 1998, the anticipation has been high regarding the future of this vital landbank. O’Mahony Pike Architects were appointed as the winning design team jointly by Manor Park and Treasury Holdings for the project following their competitive submission on proposals for the site. Anyone who has followed associated posts regarding the site will be aware of its ups and downs, but with the final draft of the North Docklands Area Plan realised (amendments and all) and commitments made by the Port of Cork to relocate primary activities to its extensive and far more practical land holdings in Ringaskiddy…the question is when? As it stands, Port of Cork activity along the northern docklands quays is increasingly less signifcant versus harbour activities at Tivoli and even the South Docklands – this is recognised. By the time any application goes through planning, it is likely that most north docklands activity will have seized – and subject to agreement, this will allow Phase 1 construction proceed. By the time construction has be complete on this phase, South Docklands activity will hopefully have reduced enough to allow provisions such as the Horgan’s Quay Marina see installation. A number of issues arise here – and it will require full commitment by Cork City Council, Cork County Council, the Port of Cork and the Government – that is, seeing through an application by CorkCoCo for new port facilities at Ringaskiddy, the commencement of work on the upgraded N28 as far as Ringaskiddy (to facilitate freight transport) and a commitment to providing a rail capacity as far as Ringaskiddy (via Carrigaline perhaps) to support freight and passenger traffic flows: such provisions will be vital to support a facility (the Port of Cork) that contributes immeasurably to the economic well-being of not least the south-west region, but broader Irish economy.

Following NDAP amendments, a stakeholders forum has been established regarding the North Docklands – this forum, regulated by the CCC Docklands Office (now under the hand of Pat Ledwidge), will co-ordinate discussions between parties with a vested interest in the North Docklands Area (including developers, CIE, Port of Cork, CCC, residents and local business). In realising a successful planning application for Horgan’s Quay, this forum will require some utilisation – especially between Manor Park/CIE and the Port of Cork.

There are other sticking points however, including the restrictive retail cap implied by the NDAP following amended wording. Both Manor Park & CIE are anxious to produce a significant element of such an element. CCC are reluctant – there are arguments for and against such a provision, both with some exceptionally valid points, however this will be discussed at a later stage. Building heights are another issue – in my personal view, a limit on heights should perhaps be adhered to in the interests of protecting Northern Ridge perspectives (vital to the character of Cork and its topography), however this does not exclude the option of taller landmark buildings (provided strong and characteristic design standards) and designated, well-spaced locations.

And what of the event centre that we hear so much about? Indeed such a centre would be ideal at a location like Horgan’s Quay – however, it practicality seems to be smoked by idealistic ambitions (not that we should not strive for such, but there comes a point of realistic recogition). Manor Park have proposed an ‘opera house’ style venue of between 1,000 and 2,000 seats – clearly this is significantly below the ideal/required and would conflict with the established venues at Cork Opera House and the Everyman Palace. What is required is a significant capacity centre of between 6,000 and 10,000 seating/standing places – the fact is, Manor Park aren’t really interested in building such a centre – why not hand the area over to increased public space? Something lacking in the north docklands area. The Munster Agricultural Showgrounds sticks out as a promising location given issues of traffic management (which should be aided with easy linkage to Kent Station if CCC get the Water Street Bridge project rolling), space and catalystic renegeration in this docklands quarter. Currently 3 teams are committed to providing options on such a centre at this Showgrounds location. Perhaps their public confirmation of such plans will aid the realisation process at Horgan’s Quay somewhat. It would work well for both parties, the event centre developer and Manor Park.

Richard Collins of O’Mahony Pike Architects is involved in the Horgan’s Quay project; John Gannon is handling the role of Planning Consultant with Tom Phillips & Associates. The word is that, all going well, an application should well see the light this year (2006) for Horgan’s Quay – but with so many variables in operation, some doubt could remain.

*UPDATES* (8/2/2006)

😀 Paul Kenny’s The Treasury development originally intended for Revenue Commissioner contention, has been successful through the appeal process. The project was appealed on both a 1st Party (regarding contribution fees) and 3rd Party Basis (by Bell Scott Engineering & McLaughlins). The project was granted by the Bord (ABP) subject to reductions in height which involved the removal of the entire 4th floor at Block One (the south facing Patrick’s Quay section – although this will not affect the dramatic curved facade) and the removal of the 5th floor of Block Two (which backs onto the Lower Glanmire Road to the north). The floorspace of the approx. 12,000sq m office and retail project has been markedly reduced. Parking, in line with CCC implemented conditions, restraints at 150 basement spaces. Though the Wilson Architecture project lost out on the Revenue Commissioners bid, favourable market conditions leave the option open for Mr. Kenny to proceed with the development should he so wish at some future stage. The former Kirwan lot on the corner of Ship Street and Patrick’s Quay (which forms part of the subject site) is currently up for lease, this would suggest that development plans are likely to be put on hold for the interm.

😀 Rejecting their own planning inspector’s recommendation, ABP have wisely granted permission on Monaghan-based Pitwood Limited’s plans for a a 116-bedroom luxury hotel on the Corbett Brothers owned Beasley Street site – which notably fronts Parnell Place via the protected facades of No.17/18 Parnell Place. The Bord over-ruled CCC and Planning Inspector implied conditions regarding the removal of the curved entrance feature at 93 South Mall, which corners onto Beasley Street. The entrance, as visible below, offers a dramatic feature and alteration of the existing ground-floor streetscape along this section of South Mall.

The James Leahy & Associates designed hotel scheme was granted planning by CCC back in August 2005, however this grant became subject to an issue of Leave to Appeal by John Casey. The appeal was allowed, apparently much to the dismay of Cork City Council and in particular City Manager Joe Gavin. On February 1st 2006 the Bord sought fit to grant permission to the scheme – hopes are high for the project on the 0/18 hectare site to get in gear as soon as possible given the delicate state of facades at 17/18 Parnell Place. The new hotel will seek to be of luxury standard, filling what many perceive as being a viable market gap in this location, and include a first-class spa & well-being facility with up to 121 basement car-parking spaces over 2 decks accessible from Beasley Street. The hotel will extend to 5-storeys and is designed, following local authority planning stage revisions, to minimise impacts on both the important 97 South Mall (former Provicial Bank) building – now TCH HQ – and 17/18 Parnell Place.