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Cork Development
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09-12-2005 7:10pm#1Cork: Architecture & Development ->http://www.archiseek.com/content/showthread.php?t=4127
A link worth considering. The broader site also contains some very interesting topics - especially those of you with an interest in architecture.
Revenue Commissioners Announcement
The OPW have indicated their intention to announce the successful Revenue Commissioners tenancy bid for next week. The contest has been a long and tough one with some good proposals forwarded. The likes of The Shipton Group, Kenny Group and McCarthy Developments had all forwarded pitches, however, in the end only 2 proposals came down to the final tie with a proposal set for the former 'Susie's Field' quarry off Assumption Road in Blackpool, now looking set to bring home the 'trophy'. Ascon Rohcon Limited who have championed a planning permission attained by auctioneer/developers Joe Carey & Frank Sheahan are claiming to be dead-cert in having attained Revenue Commissioner tenancy. The subject proposal attained permission in July 2003 following a lengthy planning process beginning back in 2001. Designed by Jack Coughlan & Associates, the scheme was granted with permission for 397 basement car-parking spaces over 2 decks and 13,511sq m of additional commercial space of which the bulk is open plan office space. A provision of 250sq m of retail space will be made for local services use. The new building will extend to 4-floors over the basement car-parking with the structure's profile generally aligning with the quarry slopes.
Susie's Field site indicated in purple. Not shown is the new link road between the Blackpool By-Pass and Pope's Road which also graces the western periphery of the site.
If Theo Cullinane (of Ascon) is endorsed by the OPW announcement next week, it will mean up to 600 of the Revenue Commissioners staff will leave Sullivans Quay in the city centre and travel to the northern suburb breaches. Should the case be verified, construction on the project is likely to commence early in 2006. It will mean the loss of McCarthy Developments contestancy who provided a highly attractive docklands alternative of 8-storeys along Centre Park Road, designed by Murray O'Laoire (see below). As part of the deal, Ascon Rohcon & Joe Carey/Frank Sheahan will also acquire the valuable 0.75acre Government Buildings site at Sullivans Quay which, subject to some site foundation modifications, is capable of providing a landmark commercial scheme which would have adequate scope for a new city centre cinema facility (in lieu of the Capitol Cineplex closure and its prospective redevelopment see here -> http://www.archiseek.com/content/showpost.php?p=43573&postcount=1128). Any redevelopment of Sullivans Quay will demand a superb architectural standard utilising the exceptional vista afforded down the soon-to-be renewed Grand Parade (designed by Beth Gali & Associates).
Also on the subject of Ascon Rohcon, who are now pushing further into development activity in Cork city centre, the group are linked to a holding on Albert Quay which adjoins the recently purchased Doyle Warehousing facility (0.5acres) sold recently to Howard Holdings for an estimated €9m to €10m.
Paul Kenny's proposal, designed by Wilson Architecture - no longer in the RC bid running.
McCarthy Developments' Centre Park Road proposal designed by Murray O'Laoire.
It is unfortunate that the 2 proposals depicted in the images above have not attained RC tenancy, from a city centre urban renewal perspective. However, does this mean the projects are lost entirely? Not necessarily. McCarthy Developments, who hold full planning on their proposal, may yet decide to proceed with it on a more 'independent' basis - as for the Kenny proposal, a number of options remain with this scheme, including a phased development or change of use of certain elements to create a more mixed use approach - should its appeal prove successful.
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Cork is embarking on a phase of expansion and renewal - some describing it as the most exciting revival of the city in modern times. As a location to develop and invest, the likes of Mark Fitzgerald (CEO of Sherry FitzGerald Group) are hailing it as having the potential to represent one of the best urban revival operations in Europe. Fintan Tierney of DTZ Sherry FitzGerald has earmarked Cork as one of the best investment opportunities in the country. Hamilton Osbourne King's Paul McNeive has noted his company's commitment to the city citing it's intention to be at the cusp of what offers the company and its clients one of the best operational opportunities available. The confidence in the city and metropolitan area has been reflected by moves from major construction companies like Michael McNamara Construction, Coffey Construction, PJ Walls and arrivals expected soon by the likes of Laing O'Rourke (who are investigating setting up its first regional office outside of Dublin in Cork city) and P. Elliot, whose expansion south to Nenagh is seen as a happy-medium to take advantage of southern opportunities but with one company insider noting, Cork is very much on the long-term list. Major design practices have moved in to the city in recent times like Scott Tallon Walker, O'Mahony Pike and Henry J. Lyons & Partners. And too developers not traditionally active in the Cork region are involving or soon to involve in exciting projects over the coming future. CSO predictions cite the Cork region is in a position to take advantage of a population spurt of anywhere up to 100,000 by 2015. All in all, the forecast looks good - with perhaps the biggest threat lurking in the shadows of property value inflation. So all this progress is positive news - but as the city embarks on this revival path, it now has to consider how it intends to distinguish itself as an individual city and character...much of this can be achieved through good, considerate design. Are we there yet? No, not at all, but we now have an opportunity to get there.
The historical humdrum nature of development activity in Cork has never really offered it the chance to establish a unique character in the modern age - up until about 2002, new structure formation failed to kick into the frequency it is now starting to enjoy...the biggest redevelopment challeges now stand ahead. To date, there has been some success and some, well, not so successful projects in emergence. Cork needs to develop a distinctly Corkonian character in the prospective design of its new buildings but one which is not afraid to interpret new ideas and architectural approaches. A distinct 'character' (and of course opinion will vary) does not mean monotonously repetitive design layouts, but rather designs which utilises facets of the city's history, culture, people and surroundings (i.e. river, natural materials etc) as inspirations for their realisation. It is in realising such features that Cork can be pitched with a unique flavour to prospective investors, employers, businesses, residents and so on with a strong leg to stand on. In seeking out this 'character' represented through our buildings, we should not be afraid to explore new avenues of design and utilise the various offerings of different approaches to provide new ways of realising this identity - regardless of height, usage or location, the opportunity to ascertain and develop this identity remains. Does this mean there is no room for other influences? Certainly not, but as I said, individual character does not mean restriction to any one architectural discipline or style. We should strive to build on the highest existing standards - and by doing so, incorporate these new standards as immediately recognisable facets of the character which we seek to build.
Are the buildings below stepping stones toward creating an individual architectural identity in the modern age for Cork???
Eglinton Street - designed by Wilson Architecture
Phase 1 of Camden Court - designed by James Leahy & Associates
Coppinger Court - designed by Magee Creedon Architects
(P.S.: I'm not stating 'yes' or 'no' to the designs posted above, nor am I implying a vantage one way or the other regarding them - they are simpy posted for deliberation. Any other examples are most welcome.)0 -
Developers Paul O'Brien (Mount Kennett Investments) and John Costello have withdrawn their planning application for the redevelopment of the recently closed Capitol Cineplex on Grand Parade. The project was designed by Sabine Wittman's Dungarvan-based The e-Project. The withdrawal now adds fuel to the fire of speculation that investor Joe O'Donovan and a group of other smaller investors, who have recently been active in a series of property acquisitions along Grand Parade, St. Patrick's Street and Oliver Plunkett Street - are now seeking to incorporate the valuable Capitol Cineplex site into a propsective scheme which will likely house a large higher-order retail scheme, perhaps some limited residential elements and other commercial features. Other acquisitions by the investors are understood to have included 50 Patrick's Street and adjoining premises, the Oyster Tavern on Market Lane (and neighbouring units), the Central Shoe Stores on Grand Parade (rumoured to have been sold not so long ago for a whopping €14.5m and the Qube complex on Oliver Plunkett Street for €10m. A prospective proposal could well seek to delicately incorporate The English Market (as with some major European developments which have carefully adjoined traditional markets). The possibility of the Capitol Cineplex premises incorporated into the proposal would now offer the developers a chance to provide a major contemporary frontage onto Grand Parade and an unrivalled vista down the length of Washington Street. The facility has scope to comfortably house a new city centre department store such as the likes of Arnotts or even the John Lewis Partnership who have been actively assessing Irish expansion opportunities.
Also see:
1. http://www.archiseek.com/content/showpost.php?p=39356&postcount=475
2. http://www.archiseek.com/content/showthread.php?p=41409&highlight=Joe+O%27Donovan#post41409
*UPDATES*
O'Flynn Construction have been granted their appeal subject to revised conditions regarding the contest of development fee contributions cited as part of their successful permission for the Eglinton Street development. The Board found favour to amend Condition 24 which concerned a contested calculation of development fees. Construction on Eglinton Street is now expected to commence in early 2006.
:cool: Dairygold Co-Op's property developmemt wing, Alchemy Properties has been granted permission by CorkCoCo for the phased demolition of Dairygold Co-operative store, the provision of temporary cladding to part of the existing store, construction of temporary road, temporary external storage area, construction of a 4Home DIY store, ancillary offices, staff facilities, garden centre, external generator and compactor, ESB substation, car parking and all ancillary site works all at their premises along the Cork Road in Midelton.
Additionally the company was also granted permission on a seperate application for the same site for a retail development consisting of 4 no. retail warehouse units.
:cool: Dunnes Stores have been permitted on appeal, the development of a new 'town centre' development for Carrigaline comprising of a supermarket (3,007sq m), new public library (382sq m) and 3 additional retail units all at a site in Kilnaglery. The proposal was appealed by 3 parties including Barry Collins who owns the busy SuperValu operation in the town centre and who is planning a large-scale town centre development with The Shipton Group's Clayton Love Jnr, under the special purpose vehicle Piton Properties.
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Long ago I indicated a possible redevelopment along St. Patrick's Quay - now the owners of the Gresham Hotel Group are to apply to CCC for an extensive 40m euro redevelopment project along Saint Patrick's Quay and at their Gresham Metropole Hotel premises, which lies between the quay and MacCurtain Street. Precinct Investments, which includes developer Bryan Cullen, builder and hotelier JJ Murphy and solicitor David Coleman, will seek to construct a new mixed-use development which will include the demolition of the much loathed St. Patrick's Quay extension to the Metropole Hotel fronting St. Patrick's Quay, the demolition will also include the removal of the recently added leisure centre. 61 residential units, 5 retail units, 87 basement car-parking spaces (over 4 split levels) and a 3556sq m extension to the hotel. In place of the aging extension, a 7-storey block is now proposed which will include conferencing facilities and 44 new bedrooms overhead - as part of additional developmet on the quay, 3 retail units with 34 overhead apartments divided between 2 blocks (5 & 6-storeys with 2-set back levels) including 10 x 1-bedroom units, 19 x 2-bedroom units and 5 x 3-bedroom units. 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. O'Mahony Pike Architects are charged with the design. Images soon.
Metropole site outline in red.
A much needed rejuvenation of this quayside.0 -
Below are some images of the proposed development (a comparison between the resultant design consequent of Further Information and the original design) by Oyster Developments for Deane Street, a stone's throw away from CityQuarter, Numbers 5 & 6 Lapps Quay and across the street from the proposal by DAT Partnerships for a unique 9-storey office development named CentrePoint. The Deane Street project is designed by The e-Project.
The revised design features a reduced floor-area at upper levels and the removal of the canopy feature. Furthermore, elevational treatments have been adjusted - the northern facade will now comprise of a 'plastered' finish rather than the original variant brick finish.
An Taisce have criticised the design saying, unlike its neighbour proposed for CentrePoint which maintains a number of redeeming architectural features, the Oyster Developments proposal is utterly devoid of any and makes an abrupt, faceless addition to an attractive emerging office district.
A decision is due for 14th December 2005.
*UPDATES*lexington wrote: Lidl have acquired a site along the Ballyhooly Road in Ballyvolane for which they intend to develop a discount food store (and possibly additional retail units) - no application has been made yet, so the specifics are not yet clear. It seems Dunnes Stores is still not safe even despite outbidding the Germal retaillers for a 1.9 acre site near its Ballyvolane S.C.
As posted last April in the Archiseek "Look At De State Of Cork Like!" thread, the site acquisition by Lidl GmbH has now born an application for planning with CorkCoCo. Lidl intend to construct a new discount foodstore along the Ballyhooly Road near Ballyvolane. The store will measure 1659sq m, permission is further sought for a seperate single storey retail building of some 936sq m and a 2-storey neighbourhood building of 1550sq m all on a former garage premises. Managing Director of DTZ Sherry FitzGerald, Fintan Tierney, has highlighted Cork city as offering one of Ireland's best property investment locations for 2006. His sentiments are echoed by a local economist who noted that 2005 has been a productive year but will be to 2006 what 2003 was to 2004 (??? 
) - a build up year. He expects an increase in notable development activity or applications lodged for the forthcoming year. Though some voices hark disappointment that Cork's reign as European Capital of Culture did not draw in the hoped for level of international investment, the economist has remarked that it is too early yet to account the effects of Cork2005. From my own point of view, I think Cork should now start getting pretty serious at pitching itself international as an attractive centre for business and investment - independent of State intiatives. A major drive should be put into gear. 0 -
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This is a few days old, but just so it can be referred to on this forum I said I'd post it up here! Sean Keohane's Grangefield Developments are to lodge plans in conjunction with the Cork Boat Club for 119 apartments units over basement car-parking for 121 vehicles. The building will range between 3 and 5-storeys and is to be located on a 1.3 hectare site at Blackrock Harbour and on the premises of the Cork Boat Club which will be demolished allowing for the provision of a new club complex and floating pontoon, as part of the larger development. Also as part of the development, a new public boardwalk is to be provided and a 3-storey office building of 113sq m. Of the 119 apartments there will be 18 x 1-bedroom, 95 x 2-bedroom and 6 x 3-bedroom units - with balcones and roof-garden areas. The proposal will also seek to reclaim 1,954sq m of public foreshore. Design is by James Leahy & Associates. 0
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As of November 23rd 2005, the long awaited €47m Renal/Cardiac Facility destined for Cork University Hospital is out to tender. The closing date for tender offers is set for early January 2006 - with construction on the project, designed by UK-practice Watkins Gray Internatinal, set for summer 2006. The 6-storey project will take just over 18 months to complete and will hopefully be operational for mid-2008.
The new facility, to be constructed on the western elevation of the original main CUH building, will provide 120 additional inpatient beds, including coronary care unit, day places, facilities for nursing highly dependent patients, outpatient facilities, treatment, diagnostic and rehabilitation facilities, cardiac catherisation laboratories and a non-invasive cardiology unit. In addition the new renal dialysis unit will provide greatly improved treatment, counselling, training and waiting facilities for both dialysis and CAPD patients.
1st Image: View of the southern elevation - new Maternity Wing can be seen to the right.
2nd Image: View of the Western Elevation - and new main public entrance to CUH.0 -
The South Infirmary/Victoria Hospital are formulating expansion plans to the tune of an estimated €45m. The hospital, which enlisted Murray O'Laoire Architects to devise a site strategy on the hospital premises (including development sites purchased from the Irish International Trading Corp fronting South Terrace/Anglesea Street) will seek to expand its facilities over a phased basis, commencing with the development of a €7m BreastCheck Clinic (destined for the IITC site). A planning application is expected to be lodged with CCC (Cork City Council) over the coming weeks - according to a source with the HSE. Meanwhile, larger scale plans are being worked out - these will include new public wards, a new and enlarged intensive care unit - as well as new operating theatres. A private element is also envisaged, and will likely be associated with the majority funding of the operation, with Goodbody Stockbrokers understood to be actively engaging with other private investors about development at the hospital. More details when they arise.
Cork City Council have reversed the decision to implement 2-way traffic along a stretch of Lancaster Quay/Washington Street West. The decision which sparked major question marks has now been amended to allow one-way traffic flows exiting the city centre resume. 0 -
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Haha... I drove into town along that road a couple of times, but only because I could. I never really saw the point in them making it two-way. Perhaps it was so that people coming over the bridge by Jury's could turn right into town instead of going out towards the Western Road and then back in via the Mardyke?lexington wrote: Cork City Council have reversed the decision to implement 2-way traffic along a stretch of Lancaster Quay/Washington Street West. The decision which sparked major question marks has now been amended to allow one-way traffic flows exiting the city centre resume.0 -
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I know this is something I've been touching on for quite some time now, and even now, I post this carefully - so take it 'speculatively'.
In late 2004, Howard Holdings and investor Joe O'Donovan jointly purchased Wilton S.C. in the suburb of Bishopstown for a figure equal to approx. €124m from Tesco (who as it stands bought the S.C. 2-years earlier in 2002 from the Irish Pension Fund Property Unit Trust for an estimated €85m). The deal signified the largest single commercial investment purchase in Ireland that year and left Tesco with a profit understood to be in the region of €22m (following deductions of their expansion costs) - even sweeter for Tesco, the sale did not include their newly added 42,000sq ft store, nor the 9 new units that formed part of the centre's expansion. In 2002, the entire S.C. pre-expansion, the centre is allegedly produced a rental income in the region of €2.8 million per annum, however rent reviews on most units were enacted in 2004 before the sale to Howard Holdings/Joe O'Donovan. Even so, with the loss of the Tesco and 9-new units, rental returns were not believed to be significantly greater than noted by the 2002 figures - with casual estimates pitched at anywhere between €2.9m and €3.9m (give or take). Both Howard Holdings and Joe O'Donovan claimed the purchase was merely for purposes of investment - however it is known that Roches Stores, one of the centre's main tenants, had been assessing options on its store by means of expansion or renewal. Early reports suggested regular partner, Newenham Mulligan Architects had been contacted about drawing up ideas on how best such a renewal could be realised at the store as Roches commence a store-wide revision scheme to comply with the new store image established by the company's Henry Street operation (as a consequence, speculation about a revision project is also ripe concerning the company's Patrick Street store!) - the outcome of this investigation was undetermined. Beyond that, many analysts were curious about the level of expenditure afforded on the centre's purchase given that even at the top rental income estimate, it would take approx. 30-years to clear borrowings - however, alternatively, Howard/Joe O'Donovan may seek to sell off the centre, but the level of profit attained from any prospective sale had many analysts wondering whether or not such margins would justify the amount of money originally spent on the centre's purchase in the first place. It seem clear to many, that the purchase represented something far greater - a prime, large and well-positioned site with easy access to one of Cork's busiest arteries (the South Ring) and in one of Cork's most affluent suburbs - development potential was ripe.
Since the purchase, a number of employees with various retaillers in the centre have reported what they believe to be 'site investigations'. Indeed, such activity is also reported by another professional source but won't clarify the nature of the investigations. Another source has outlined options but won't specify which exactly is likely or not...? One option outlined states as follows:
A large mixed-use development which will include an expansion to the core retail activities at Wilton Shopping Centre, Bishopstown, Cork. The redevelopment will concern the following: a retail expansion on a number of levels which will include
1. additional units
2. a new anchor unit for Roches Stores to be approached with a view to partial vertical expansion allowing the new facility to conform to the new Roches Stores operational philosophy - of which will include a number of concession outlets, new cafe, new cosmetics department, new home utilities department, new fashion provisions. The new facility will be catered for at the expense of the developers and let under a renegotiated long-term lease to the tenant.
3. additional levels with allowance for further community associated activities/food outlets/further retail units etc
4. a new supermarket (SuperValu) with an extended floorspace and individual access.
5. underground car-parking (over 1,000 spaces to be relocated in basement facilities - possibly new loading facilities). [centre expansion will partially take place over existing car-park areas to the east and west of the centre]
6. Refurbishment to the existing facilities of the centre.
In addition, further redevelopment options will include:
1. residential elements (perhaps over basement and existing car-park areas)
2. some office space
3. community service facilities
4. a revised infastructure to ease potential congestion - this may also include new access points.
5. possible green-space provision associated with public usage - again perhaps over basement and store roof-top expansions utilsing the topography of the site efficiently.
The other outlines are very sparse - but they do indicate that any redevelopment, which will be phased, will likely include more elements than simply retail.
How will this affect Joe O'Donovan's retail options in the city centre? (i.e. Grand Parade/Patrick's Street) - it remains to be seen. How will planners react in light of the fact that the €150m expansion will add another heavy retail counterweight to the city centre in an area already heavily trafficked? There are a number of justifications that can be made for any prospective proposal - but before we get ahead of ourselves, we should perhaps wait and see what comes of all this talk.
parasite - tidied the "----" up a bit there. On the original typing of these posts I used them to divide up the different sections of the post - however the width of original typings were much wider than the Boards.ie posts so hence the overstretch. Should be better now though. 0 -
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Cork 2005: Solas - Journey of Light
Apologises for the poor image quality. Some images of the Solas - Journey of Light event.
Stages of Life - at OCP HQ 21 Lavitts Quay, the building's various levels and sweeping glass facade are effectively used in a display that seem to chart varying stages of life's development from Birth at ground level, to Childhood at 1st Floor Level to Adolesence at 2nd Floor Level. Attractively coated in varying light projections
Shadon Lane - off Pope's Quay to the north of Shandon Bride, was stunningly decorated in a pattern of simple candles which illuminated the tiny laneway and created an extraordinary sense of continental romance - if only my image was able to convey the atmosphere sufficiently without 'Romeo's' inclusion to the left!!!
St. Mary's Cathedral on Pope's Quay looked nothing short of spectacular in a dressing of multi-spectrum light projections. The trees to the garden on the eastern elevation were individually dressed in primary colour light with a beautiful 'Olympic Torch' style fire in the foreground.0 -
Em, thank you both very much. Hope to have some more news up soon. 
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