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Cork Development
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13-12-2005 2:58pm#1Sorry for moving this thread around - but I think it's probably more suited to this forum rather than Investments & Markets
Cork: 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*
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 -
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 -
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.
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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 -
lexington wrote:
...It is widely speculated that Mr. Montgomery, in conjunction with another prominent city-based developer, has had some involvement with this Horgan's Quay plot. CIE had been most reluctant to allow the development of such a facility on its lands historically, it was felt that land provision (requested by CCC) would eat into the potential it sought to gain from its preferred development options - as envisioned with MPH. However, a resolution is assumed to be in the air, following the latest rounds of 3-way talks. A deal may yet see Mr. Montgomery engage with MPH in the delivery of an event centre here...
According to media reports in local press today - further backing was put to the involvement of Paul Montgomery in developing a new event centre, in conjunction with Manor Park Homebuilders. I put note on that back in the LADSOCL thread. However, besides the OCP proposal for MahonPoint, there are 3 other active bids in the run for construction of a new event centre. More details will be brought to you on those - when I can, but given the sensitive nature of the proposals, it will all depend on timing.
*UPDATES*
:cool: It is understood Oyster Developments are to be greenlit on their revised plans to develop a 7-storey office building at Deane Street - designed by The e-Project. The proposal design was subject to criticism by An Taisce, which representative Kevin Hurley noted as being devoid of any architectural distinction unlike its propsective neighbour across the road at CentrePoint on Clontraf Street which exhibit some architectural merit. The proposal will form Phase 1 of a 2 phase development which will include the incorporation of No.8 Parnell Place (a PS) already granted for renovation and change of use to retail office provision. Should no appeal follow, Mangerton Construction are believed to be ready to move in on the site come early 2006.
- meanwhile, David Crowe's other interest at Blackrock Road (the former ESB substation site) for 7 x 2-bedroom apartments over 3 retail units (also designed by The e-Project) and which was subject to fierce objection (76 individual submissions including the likes of Minister for Enterprise, Trade and Employment Michael Martin) has received Further Information and revised plans for the proposal which is now due a decision on January 17th 2005. Howard Holdings have been greenlit for a 114sq m extension at 3rd floor to the norther elevation of their WebWorks development currently nearing construction at Albert Quay. Design is by Scott Tallon Walker with John Paul Construction as main contractors.
For images see -> http://www.stw.ie/Projects/project.asp?id=189 More good news for Howard Holdings as their proposal for Passage West was all cleared - CorkCoCo decided to grant their application for 16 no. duplex town houses, 16 no. apartments and 16 no. town houses at the grounds of the former Convent of Mercy, overlooking the Great Island Channel which leads from the Atlantic Pond to Cork Harbour proper. 66 parking spaces will also be provided as part of the development.
:cool: With the prospect of refusal at hand, John Keating's proposal for the former Keating Bakery along the Tramore Road has been withdrawn. The plan had proposed construction of basement car park with a total of 60 spaces, 40 no. two bedroom apartments, four individual blocks comprising of 16 no. two bedroomed garden apartments, 16 no. three bedroomed duplex apartments. Colum P.Murphy & Co handled the proposal which was originally submitted for planning on the 23rd of June 2005.
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The fast renewing suburb of Blackpool is now subject to yet another extensive new regenerative development - following extensive preplanning discussion, Mallow-based Rothbury Estates (linked to the the textile Reffond Group backed by businessman Martin Buckley) looks set to lodge plans with CCC for a massive €105m redevelopment scheme at the 4.34 acre former Sunbeam Factory site located between the Old Mallow Road to the east and Commons Road to the west.
The mixed-use proposal will seek to realise a development encompassing a gross area of 64,761sq m - of which 19,297sq m will be occupied by 260 new residential apartment units broken down as follows: 37 x 1-bedroom, 197 x 2-bedroom and 26 x 3-bedroom units.
The scheme will evolve over 3-blocks:
Blocks 1, 2 and 3 will generally vary in heights of between 5 and 7-storeys with 8th storey recess - however, Block 1 will also contain a feature tower rising to a height of 18-storeys making it one of Cork's tallest buildings.
Constituent of Block 1 - 77 apartments will be located on the lower-level of the block with 78 further units, all with balconies or roof-terrace provision, being catered for as part of the tower element. A large retail warehousing unit (2, 633sq m) and garden centre will be located a ground-floor level.
Block 2 will home 56 additional apartment units over a further, though smaller retail warehousing unit of 1,813sq m.
Meanwhile, Block 3 will include 49 apartment units over a convenience retail unit, leisure centre, play centre for children, creche and 3-storey cafe. Adjoining the block, a large 6-storey with 7th level setback office building will be provided - at 12,707sq m it will be among Cork's largest prospective office provisions.
The massive redevelopment scheme will be constructed over a dual-deck basement parking facility for 682 cars - further incorporated, a new riverside park will be provided along the River Bride (which will be subject to realignment) and a new vehicular and pedestrian bridge.
The height of the buildings should come as no surprise given that the area has been designated in the Cork City Development Plan 2004 as being capable of handling taller structures to act as landmark figures to the Northern City Gateway.
The proposal, if successful, will solidify Blackpool's fast emerging "destination" profile and add another significant boost to the area which has already benefit so well from the likes of development afforded by The Shipton Group at Blackpool Park and Shopping Centre. The Sunbeam Estate had been subject to a devastating fire back in 2001.
The tragic fire which engulfed the Sunbeam Industrial Estate back in 2001
*UPDATES*lexington wrote: Development possibilities are potentially ripe for the former Coca-Cola Bottling facility along the Carrigrohane "Straight" Road. Lisney are in the final stages of closing a deal on the 1.7 acre premises which is expected to ultimately sell at approx. €5m. The Coca-Cola site adjoins an existing 0.3 acre printworks which may offer further development potential. The site falls just within the area zoned by CCC for developments suitable of a high-rise nature and may offer potential for an imaginative design opportunity. However, any development here will be required to respect the gateway, and Protected Structure status, of Cork County Hall nearby. A clever design may allow for an unobtrusive, complimentary slim high-rise development. Who knows??? The Coca-Cola Bottling facility along the Carrigrohane "Straight" Road was sold via Lisney with a guide price of approx. €5m. The final sale figure is now believed to be in the region of €8m and was attained by Killarney-based David Crowe's Oyster Developments (interestingly Mr. Crowe was also responsible for the purchase of the Coca-Cola facility in Killarney - just west of St. Patrick's Church in the town centre - which he redeveloped as The Courtyard residential complex). The site is understood to be out for design tender with development plans expected to be lodged mid-2006. The opportunity exists for Oyster Developments to produce a significant landmark project which acts in a complimentary fashion to the area - with respect for not only Cork County Hall, but the prospect of a large new recreational park to the west along the Carrigrohane Road. Mr. Crowe had previously expressed the desire to develop a 16-storey tower at Deane Street - this was subsequently ruled out by CCC at prelanning stages - this new site acquisition however offers him with the opportunity to realise his earlier intentions, however, given the sensitive location of the site, eyes will be peeled on design standards employed with the new residential project. 0 -
:cool: Almost a year precisely has passed since Charles & Helen McCarthy lodged plans to redevelop their Mill Business Centre premises at Crosses Green with a controversial hotel designed by Derek Tynan & Associates (see image below)...
...the 7-storey proposal of 96-bedrooms created much controversy given its height and proximity to St. Fin Barre's Cathedral with concerns raised over the damaging effect it would bestow on the Southern Channel vista enjoyed from Sullivans Quay looking west. The plan was ultmately granted subject to a 2-storey reduction and revised bedroom number of 63. Now, a revised plan is to be lodged after assessment of the hotel market in Cork and with respect to viability issues given the permitted developments reduced bedroom numbers. It is understoof Derek Tynan & Associates have been retained to design a new scheme which will see the redevelopment of the Mill Business Centre as a new part 3-storey, part 5-storey open plan office building with river fronting amenity space all over basement parking for 15 spaces.0 -
Before I begin this post, I must apologise for the size of the image posted - the image, originally .PNG format seemed to work fine when I received it, but after converting it to .JPG, when I enlarged it, the image blurred terribly, so I reduced the size again - however the blur remained(???) I tried converting it back to its original format but the blur has not changed. I will try scanning the image again soon, but for now...
Larger image avilable at request.
...this is a perspective of Precinct Investments redevelopment plans for St. Patrick's Quay and the Metropole Hotel, designed by O'Mahony Pike Architects. The proposal seeks 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. An extensive refurbishment of the existing hotel fronting MacCurtain Street (a PS) will also be enacted.
The 12-storey tower element, finished with red-brick materials, according to the architects is intended to act as a landmark/gate-way device in light of the prospective Harley Street Bridge proposed to link Merchants Quay and St. Patrick's Quay. South across the river, the possibility of a facelifted facade at Merchants Quay is doing the rounds at the rumour mill. Joe Gavin, Cork City Manager, has according to a local press publication - confirmed news posted here on the "Developments in Cork" Archiseek.com thread first - that investor Joe O'Donovan has been in active discussion with CCC about the redevelopment of his recently acquired properties at Grand Parade, Market Lane and Patrick's Street (and possibly Oliver Plunkett Street) for use as a major multi-level higher order retail facility.
Related posts may be found here:
1. http://www.archiseek.com/content/showpost.php?p=39356&postcount=475
2. http://www.archiseek.com/content/showpost.php?p=41409&postcount=835
3. http://www.archiseek.com/content/showpost.php?p=43573&postcount=1128
(P.S. If anyone has a copy of the article - I understand, in the Evening Echo - I would be greatly appreciative if they could post it up here. Thank you in advance!) 0 -
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All They are waiting on is the Planning Permission to get approved and its all go from there.Fantasic Design i must say.lexington wrote: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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invincibleirish wrote:hey lexington thanks for sharing all this info for us, i was wondering did that proposed development,i think it was called water street, ever get the the nod from the city council?
The project destined for Water Street, designed by Murray O'Laoire Architects and being developed by Werdna Limited is currently in appeal. The decision was due for November, however it has since been extended until March 24th 2006. The proposal seeks to permit 304 new residential units, a 30,000sq ft + business centre, commercial facilities, private and public amenity spaces, a new public waterfront promenade and over 470 underground car-parking spaces. Thanks boardy and invincibleirish. No problem. 0 -
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Frinailla have been granted planning following appeal for their Springmount development in Glanmire, designed by Kiosk Architects. Originally lodged as an application for 65 duplex (40) and apartment (25) units, following revisions, the scheme was reduced to 49 units of which only 47 were granted by CorkCoCo. The scheme for the steep sloping 1.2 hectare site (which was sold through Global Properties for a price estimated at around €4m) was appealed by the Ballincrossig Residents Association. In his report, ABP Planning Inspector David Dunne noted, "Kiosk Architects have not taken the easy option of designing a standard and bland apartment scheme but have put considerable effort and skill into designing a development of merit on a challenging site." A grant was afforded with respect to the revised proposal submitted during Further Information with CorkCoCo.
:cool: Midelton Town Council have appealed CorkCoCo's decision to grant a project by BrideView Developments at the former Lakeview Estate at Castleredmond in Midelton. The estate, purchased through Cohalan Downing Associates for an estimated €19m by Declan O'Mahony's development business, was the subject of a proposal for 429 residential units designed by O'Mahony Pike Architects (328 apartments across a single building ranging in heights of up to 5-storeys and 101 houses). The project, which also included a number of amenity elements, was permitted subject to a number of reduction inducing conditions - these of which have been also appealed by BrideView Developments on a First Party Basis.
:cool: University College Cork are to lodge plans to develop a 4390sq m, 4-storey laboratory building along Dyke Parade as part of the Tyndall Institute (former NMRC). The new building will link to to the existing Lee Maltings building (PS) via a glazed atrium street.
- meanwhile, further west along the Mardyke Parade, UCC have been refused by An Bord Pleanala (despite the Planning Inspector's recommendation) to develop a new 2-storey outreach centre (some 12,000sq ft) designed by Jack Coughlan & Associates. The building would include lecture theatres, a resource centre and cafe - with landscaped access to the new Mardyke Pedestrian Bridge (part of the "Banks of the Lee" project).
Tyndall Institute0 -
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The New Year is upon us...
...how does 2006 look? Well, in my opinion, pretty good as far as progress is concerned. Of course, it all depends on the variables...interest rates, income, planning etc. Cork is facing the New Year with a new Director of Planning Services and a heightened awareness of what it is that's going on. I don't think I need to recap the comings and goings of 2005 - I think the thread can be browsed through sufficiently for people to note all that themselves...and though some very positive progress was made, I see 2005 very much as a 'foundational' year for 2006, similar to how 2003 was for 2004. 2006, it would seem, is lining up to be a very active one - and hopefully it will bring with it better and bolder... The development community, I believe, are waking up to the benefits and expectancies associated with design - some faster than others. At a national level, alliances like that of Edward Holdings and Douglas Wallace, for example, are exemplifying the importance of a good developer/design team relationship. Are we there yet? No...will 2006 help us get there? I hope so. Being perfectly aware of all the considerable variables that contribute to a 'successful development' - I continue to stress that good design should always be seen as an investment and not a restraint. Good design is increasingly demanded and expected by the masses as they're awareness and recognition of architecture. The progress of this website is representative, in my view, not least of the contributions of its participants but also of growing public interest in the subject field. Of course issues of finance strongly dictate actions, even so, homes, workplaces, leisure facilities and so on are increasingly reflections of one's lifestyle - and not simply the proverbial 'roof over one's head'; they are projections of a light in which one wishes to be seen - whether you are a homeowner, business, retailler, guest or whatever - and developers are slowly copping this...and if not, they need to be. Recent publications by the likes of Hamilton Osbourn King, Sherry FitzGerald and CBRE Gunne have all backed this mentality. The argument regarding perceptions of good architecture can ramble on 'til time tolls no more - the fact is, the new Ireland is demanding higher standards.
Good architecture does not necessarily require 'landmark' buildings left, right and centre - the term 'landmark' is flaunted around far too casually these days - but it does require thoughtfulness, innovation, respect, foresight and identity.
In 2006, developers have an opportunity to build on this new environment - the leading edge developers have recognised the demand and are acting on it, though their success will also be the matter for debate among the masses. Irrespective, the need to push higher is evident - planning authorities and the public (market) are requesting more. Developers who associate themselves with good design are generally recognised, if not publicly - amongst their peers, partners and market reception. I would hope recognition of this continues to grow and see realisation in the coming year.
So, in Cork, what is their to look forward to?
Well... Eglinton Street is scheduled to commence construction within the early New Year, the highly Academy Street proposal is expected to see the Planning office within the coming weeks, a decision on Water Street is expected to be made in March, the Rothbury Estates application for Sunbeam will also do the rounds at Navigation House, construction on a new home for the Revenue Commissioners in Cork is expected to get go, an application for Anderson's Quay and 16 Lavitts Quay, an outcome to the Crow's Nest redevelopment proposal, the opening of Cork Airport's new terminal, perhaps Manor Park Homebuilders and O'Mahony Pike Architects will lodge their first application on Horgan's Quay in the not too distant future, later on in the year we could expect planning applications for Carrigrohane Road (Oyster Developments) and maybe the large retail plan for Grand Parade and surrounds, movement on Grand Parade Plaza, an application on Albert Quay, an outcome to the Precinct Investments plan at the Metropole, work getting a right move on Cornmarket Street, work continuing at Lancaster Quay, a city centre and a docklands surprise or two(!), movement on Victoria and Dennehy's Crosses, a suburban retail/mixed-use initiative, Clontarf Street, the long-awaited and badly needed Parnell Place/Beasly Street development currently held up in appeal, plans for Douglas Village redevelopment - and many more...
...also, we can expect a bit of a shake-up among the generally 'local associated' development groups as increased outsider activity emerges in the Cork market.
I hope 2006 will prove itself to be a positive year for the city in more ways than one - the pressure for good design with increasing numbers of distinguishing architecturally sound proposals find realisation. Not every building can or will be a Glucksman Gallery, but doesn't mean we can't have - or should have - a few more.
Let's hope this year is a prosperous one, and noteworthy for all the right reasons.
Happy New Year to you all.
Lexington0 -
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Want to see what I want for Christmas 2006? Take a look below.
Yes, that is Pairc Ui Chaoimh in the foreground. This is HTD Studio's design for a masterplan undertaken by UCC (NMRC - now the Tyndall Institute) on the near-on 16-acre Tedcastle Holdings site along the South Docklands. The site, zoned in the Cork Docklands Development Strategy 2001, as being for part educational-part commercial use is currently the subject of discussion between Howard Holdings and Tedcastles - the outcome of which has yet to realised. The 22,000sq m proposal envisaged above was set to host a spectacular new NMRC and Photonics centre among other uses - of which commercial and leisure would be constituent. The remainder of the site would be dedicated to a variety of uses, with recreational space being well catered for. The buildings act as a spectacular landmark entrance into the city's docklands - especially the beautifully glazed, sweeping feature tower. Of course, you may have seen this proposal before on the internet before - but previous images equated to the below (and void of any attached information):
This design, in my opinion, sets a bar for the standard of development landmark projects should seek to achieve or surpass. The proposal architects are Thierry Paret and Kal Kandler.
The Site - note Howard Holdings' Ford site acquisition highlighted nearby.
Do you think Howard Holdings or some other developer have to gusto to see something like this realised? Maybe even the same design - bring in the solicitors to sort out a few ownership glitches and off you go! The building could be adapted internally to a myriad of uses - whether offices, retail, some restricted residential, an educational institute inclusive, restaurants, cafes etc - all of the above?
HTDSTUDIO
Architects + Designers, Ltd
Lissard, Burnfort,
Mallow,
Cork
Ireland
T+353-87-6342589
F +353-22-29921
It does go to show however what CAN be achieved in the Cork Docklands redevelopment and that the imagination is there.0 -
DAT Partnerships have lodged Significant Further Information on its plans for CentrePoint, their Clontarf Street proposal, destined for a tiny triangular site (circa. 2,250sq ft +) bored by Oliver Plunkett Street Lower to the south, Deane Street to the west and Clontraf Street to the east - and which was purchased for a staggering figure just under €1m. Coughlan de Keyser Architects (Daniel Luxton) had been assigned for design on the project which originally intended to rise 12-storeys in height, but following the outcome of preplanning talks, was lodged at a reduced height of 9-storeys (with a gross floor space of under 30,000sq ft). The design drew much discussion given its unusual form which resembled something of a 'torch flame' (see below):
Original CentrePoint proposal - eastern elevation.
The application received a submission from Kevin Hurley of An Taisce stating that a recognition of design intentions, but criticism of its form and height among other things.
In their request for Further Information, CCC noted their dis-satisfaction with the cantivelered nature of the design which overhung public footpaths - they additionally pointed out that the height of the building's southern elevation negatively impacted neighbouring No.6 Lapps Quay and the visual continuity of the vista south-to-north along Eglinton Street, facing Lapps Quay. The CentrePoint project, in their view, seemed to dominated the other buildings in the area at CityQuarter and Lapps Quay. A request for height reductions at this elevation was sought along with revisions in the buildings impact with respect to public foothpaths.
Whether one likes or dislikes the original design is one thing, however there was a clear willingness to explore forms other than those generally associated with the districts established buildings. I'll bring details of the revised form soon and you can judge for yourselves the outcome of the latest design efforts.
A decision on CentrePoint is due for the 30th January 2005 - the same date scheduled for a decision on John Cleary Developments large Sifco-redevelopment near Mahon Point. Coughlan de Keyser are responsible here too for the design on JCD's 5-storey (circa) 130,000sq ft office and retail development...so it should be a big day for them! For those wondering, a decision date on the Rothbury Estates application to redevelop the former Sunbeam Factory in Blackpool is currently expected for the 18th Feburary 2005. Design is by Richard Rainey & Associates and further details may be found here. 0 -
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Coughlan de Keyser Architects have submitted revised plans on the proposal by DAT Partnership to develop a new 9-storey office tower on a tiny (circa.) 2,500sq ft triangular site bordered by Deane Street, Oliver Plunkett Street Lower and Clontarf Street. The original proposal resembled a torch-like flame which overhung the public footpaths and finished with a tinted glazed exterior. The revised plan has addressed concerns by the Planning Authority regarding the infringement of the public footpath - the new proposal is confined within the limits of the site yet remains up to 9-storeys in height. The design now resembles that more closely of a modern day Flatiron Building, with glazed finishes on all 3-corners - with the north positioned to benefit from attractive night-time lighting features, creating an active visual amenity the full height of the building at this highly prominent corner. A mild set-back is afforded the southern elevation, however the architects and planning consultants (CSR) argue that the site is worthy of a taller structure - and I would tend to agree, this site is unique in its position; essentially it is an 'island'-like site and as such is stand-alone. Unlike the neighbouring sites in line for development at Deane Street and Anderson's Quay - the Clontarf Street (CentrePoint) site offers an ideal landmark location which may be exemplified by its height. The new design is by no means a disappointment, perhaps at a personal level I enjoyed the unusual form of the original, however the new proposal, though a little more plain is still an interesting and attractive project. CDA have done well on what is essentially a very difficult site. A decision is due on January 30th 2005.
Adrian Power has submitted revised plans for his Clarke's Bridge site which originally envisioned a 7-storey office building, again in the care of Coughlan de Keyser. CCC planners had raised concerns regarding the buildings height which are now understood to have been revised. DNG Harris Commercial are handling the project's marketing. 0
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:cool: Fleming Construction have offered to construct an event centre at lands abutting the Ballincollig By-Pass near Curraheen. The offer applies to the Munster Agricultural Society in exchange for its 22-acre lands (on long-term lease from Cork City Council) in the city's docklands. Fleming Construction purchased the amenity zoned 126-acre lands along the Ballincollig By-Pass last year for a value estimated at €17m. Fleming Construction intend to construct a multiple purpose event centre with in excess of 6,000 seats (subject to various configurations), along with associated amenities, car-parking and an equestrian provision which could net the MAS its own independent income and host a variety of activities including concerts. It is Fleming's intention thereafter to utilise the valuable docklands site for extensive redevelopment purposes. This will undoubtedly, however, run into some conflict with CCDP zonings and CCC intentions. Howard Holdings and at least one other group involving a prominent hotelier are also anxious to acquire the MAS docklands site.
An Bord Pleanala (ABP) have made a clear indication that a tall structure on the 4-acre Water Street (for which Werdna Limited are in appeal for 304-apartment units over blocks generally 9-storeys and 1 feature 17-storey tower) is inappropriate. The Water Street design team, Murray O'Laoire Architects, are now being offered the opportunity to provide a redesign on the project with a decision due for the end of March 2006. 0 -
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As indicated in the 1st Post on this thread, the OPW have today confirmed the move by the Revenue Commissioners (and their approx. 600 staff) from Government Buildings along Sullivans Quay to soon-to-be-built offices off the Blackpool By-Pass/Assumption Road.
See post here -> http://www.boards.ie/vbulletin/showpost.php?p=50534375&postcount=1
The winning bid has come from auctioneer/developers Frank Sheahan & Joe Carey in conjunction with Ascon Rohcon (who have the option of buying out the almost 2-acre site from the formers). The developers secured planning in 2003 for a 4-storey office development, designed by Jack Coughlan & Associates back in 2001, for Susie's Field - not far from their recently complete Sean Mhuillean apartment complex (designed by J.E. Keating & Associates). Construction on the project will commence almost immediately following the ironing out of issues concerning the move between the OPW and bidders - a scheduled completion is set for mid-2007 and relocation by the RC to commence after Summer 2007. As part of the winning bid, the developers will now secure a highly attractive and valuable site of 3/4 acres along Sullivans Quay (Government Buildings) which will now be up for substantial redevelopment - given the site currently suffers from issues of subsidence. Any prospective development here could accommodate a landmark mixed-use development with extensive commercial and leisure provisions to boot. Ascon have been pushing further into development in Cork over the last few years and now have their sights set on a number of potential city centre developments which could include a sites along Albert Quay (an assembled half-acre premises which may see the planning office later this year) & Sullivans Quay. The focus will now be on Sullivans Quay, undoubtedly expectations will be high given the prominence of the site with respect to Grand Parade. Cork County Council have been greenlit to develop a new 6-storey over basement library building to the west (approx. 37 metres) from County Hall tower. The development will consist of new archives, library and office accommodation overhead - finishings include stone cladding and beige panels similar to the materials used on the extension to County Hall on the east side of the tower. Additional car-parking will be provided by a vertical extension to the existing multi-storey on-site. Shay Cleary Architects were responsible for the design. 0
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