Planning Statement

Proposed Strategic Housing Development, Gateway View, Ballinure, Blackrock, Cork.

Client: MWB Two Ltd. November 2020

Connecting people. Connecting places.

Contents

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Introduction 1 Site Context 1 Proposed Development 6

Planning Policy Context 8 2014 Mahon Local Area Plan 8 Cork City Development Plan 2015 9 Project Ireland 2040: National Planning Framework 12

Assessment 13 Principle of Development 13 Deliverability of the Subject Lands 14 Cultural Heritage 14 Noise 15 Access & Connectivity 16 Building Height and Density 20 Residential Amenity 22 Landscape Impacts 23 Ecological Impacts 24

Conclusion 25

01// Introduction

Figure 01 - Site Location

Site Context The proposed development site (1.153 hectares in size) forms the northern portion of the applicant’s lands (1.7 hectares in total) located in Ballinure, Blackrock, Cork. This Strategic Housing Development (SHD) application represents one of two phases of development

proposed by MWB Two Ltd. on these lands, for which planning permission is being sought concurrently from An Bord Pleanála and Cork City Council. Collectively, the lands form the proposed development of Gateway View, where the construction of a total of 246 no residential units and a creche is proposed. Zoning differences across the site have necessitated a dual approach be adopted to applying for planning permission. To the south of the subject site an application for planning permission for a single 8 storey apartment building comprising 67 no. units is being made to Cork City Council.

The combined Gateway View lands are situated in an eastern portion of grounds which were previously in institutional use as the former Bessbrough Estate. The subject site is located adjacent to Mahon District Centre and within the South Eastern Suburbs of Cork City, as defined in the Cork City Development Plan 2015-2021.

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The site is strategically located beside the Passage West Greenway and enjoys excellent walking and cycling links to the adjacent Mahon District Centre and walking, cycling and public transport connectivity with Cork City Centre. Its location close to the N40 also provides connectivity by road to the areas beyond Cork City.

The Planning Authority has consistently supported development on this portion of the overall landholding. Infrastructure including an access road and services have been provided to facilitate the further development of lands to the east in accordance with TP 03/27028. These sites were subsequently marketed as ‘serviced industrial/employment sites’.

Figure 02 – Based on Figure 2.1 Cork City Council Development Plan 2015– Core Strategy

MAHON’S PERFORMANCE AS A KEY DEVELOPMENT AREA

The subject site enjoys proximity to Lough Mahon and the residential community in the wider area is supported by quality public realm, urban amenities and connectivity to Mahon and Cork City Centre. The adjacent Mahon District Centre and strategic employment area was one of the Cork’s strongest performing areas in terms of population and employment growth during the period 2006-2011. Mahon’s role as an employment hub has continued to grow with Mahon Point Shopping Centre, Mahon Point Retail Park and several major industry employers making Mahon a thriving area within the Cork City Environs with sustainable and viable employment opportunities for existing and future residents of the area.

The development opportunities presented by the ‘Mahon Peninsula’ have been recognised in successive City Development Plan since 1998 and the current 2015 Cork City Development Plan retains Mahon’s designation as a ‘Key Development Area’.

In terms of recent population growth however the City Suburb has experienced minimal or negative growth in the last intercensal period1. As Table 01 indicates the population growth in Mahon A and B dropped from between c. 14 – 17% to between c.2 – 3% in the last census, with Mahon C experience negative growth. In contrast growth in the City Centre and

1 Page 29, Cork City Development Plan Review Stage 1 – Issues Paper, 2020

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immediate surrounds increase from negative growth to 5% growth during the same period. Cork City Council attribute this pattern of slower growth or decline to:

‘existing family households maturing and limited new house construction in those areas’.2

Table 01 – CSO Census Figures POPULATION CHANGE

2006 2011 Change % 2016 Change %

Cork City Legal 119,418 119,230 -0.2 125,657 5.4 Boundary

Mahon A Electoral 4,206 4,931 17.2 5,066 2.7 District

Mahon B Electoral 4,241 4,843 14.2 4,937 1.9 District

Mahon C Electoral 3,272 3,330 1.8 3,272 -1.7 District

This trend has not been reflected in employment growth, where we note the findings of the Cork City Employment and Land Use Survey (ELUS) 2016 which states that the South East sector, within which Mahon is located has.

‘…..experienced the greatest job growth (3,609) of all six geographic sectors between 2011 and 2016. As indicated by Figure 3.3, the majority of employment in this sector is found in the Business and Technology zones in Mahon.

2 Page 29 Cork City Development Plan Review Stage 1 – Issues Paper, 2020

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The survey indicates the greatest increase for the South East sector (1,100 jobs) occurred in the Information and Communication. This included 14 no. new businesses, five of which are large employers (Aruba Networks, wireless LAN solutions ; Dell/EMC, data storage; Fire Eye, cyber security and malware protection; and Simplivity, data centre). Administrative and Support Service activities sector also added over 1,000 jobs in the South East, including newcomer QualComm (IT services and solutions provider which started in Dublin in 1995) and very significant growth at VoxPro (an indigenous customer service and technical support solutions firm, headquartered in Cork.) Finally, the Human Health and Support Service Activities sector also gained almost 1,000 jobs, primarily due to increases at St. Finbarr’s hospital and to the relocation of the Mater Private Hospital from Shanakiel to the City Gate in Mahon.’

Figure 03 – Employment Distribution Map Based on Cork City Employment and Land Use Survey (ELUS) 2016

Indicative Site Location

This mismatch between housing and employment growth in Mahon needs to be addressed if the potential of this high performing Key Development Areas as a sustainable community is to be realized. This imperative is underscored by the proposal to deliver a high frequency Light Rail Transit (LRT) between Mahon and Ballincollig, serving Cork City3. In the words of the City Council’s Development Plan Issues Paper, this will be a ‘game changer’, requiring increased residential density within the rapid transit corridor in Mahon to support this infrastructure investment. The Board will note that the level of social housing in the adjoining Mahon census small areas, at 58%, is significantly in excess of the Cork City average of 14%. The mix of private, step-down and social housing proposed will contribute towards redressing this imbalance and creating a more integrated community.

3 Cork Metropolitan Area Transport Strategy

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CORK CITY HOUSING DELIVERY

This is particularly relevant in the context of the Regional Spatial and Economic Strategy (RSES) and the Cork Metropolitan Area Strategic Plan (MASP) which place a renewed emphasis on delivery of housing projections in the Cork area. It is acknowledged in the Cork MASP that housing delivery will need to be accelerated in the short term to compensate for the deficit in housing delivery in the MASP in recent years. The limited new house construction in the Mahon area4 alluded to by the City Council reflects this deficit in housing delivery. This application should also be assessed in terms of the ambitious housing growth targets for the Cork MASP generally and the ability for Mahon to sustainable accommodate future population growth for the City. The Stage 1 - Issues Paper of the Cork City Development Plan Review Process, includes the:

Intensifying uses within existing City Neighbourhoods (e.g. Blackpool, Douglas and Mahon)

Figure 04 – Cork City Housing Delivery Figures

4 Page 29 Cork City Development Plan Review Stage 1 – Issues Paper, 2020

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The proposed development comprises the construction of a residential development of 179 no. residential units to be provided in 3 no. apartment buildings ranging in height from 5 to 7 Proposed storeys and all ancillary site works at Bessboro, Ballinure, Blackrock, Cork. The proposed Development development includes the construction of 88 no. 1-bedroom apartments, 85 no. 2 bedroom apartments and 6 no. 3-bedroom apartments.

The development will include step-down housing and facilities for the elderly in Building A, a creche at ground floor level in Building B and building management facilities including plant and storage areas across all 3 no. apartment buildings. Ancillary site works will include the provision of a substation and switch room and an upgrade of the existing sewer line.

The proposed development will provide for new pedestrian and cyclist entrances onto the Passage West Greenway and vehicular access will be via an existing access road off the Bessboro Road. The proposed development also includes communal open space areas, landscaping, under-podium and on-street car parking spaces, bicycle parking spaces, bin stores, public lighting and all ancillary site development works.

The application contains a statement setting out how the proposal will be consistent with the objectives of the Cork City Development Plan and the Mahon Local Area Plan (recently lapsed). A Natura Impact Statement has been prepared in respect of the proposed development.

Figure 05 – Proposed Site Layout Plan

The design concept is to create a mixed sustainable community to cater for a diverse range of future residents across a wide age spectrum. The resulting residential layout is a mix of apartments integrating 1 – 3 bedroom units in Buildings A, B & C, with purpose built step- down communal facilities for older residents accommodated in Building A include a library, TV room, laundry, day room, kitchenette and bathing/treatment room, intended to support

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the concept of providing lifecycle housing and a creche with up to 70 no. child place proposed at ground level in Block B. Outdoor amenity spaces, including a podium garden are carefully landscaped to create a more intimate courtyard-style feel for the semi-private use of the residents. Car parking and bicycle parking facilities are provided in under podium on on-street areas. Building management, a substation and switch room, plant, storage and bin storage areas are also provided. There are a number of own-door access units at ground floor level.

The apartments have been arranged radially using the Bessboro Castle Folly as the centre point, allowing a series of inward and outwards views to and from the folly. Two new pedestrian / cycle access points to the adjacent Passage West Greenway are proposed. In addition, upgrade works to the existing sewer line are proposed.

Table 02 – Accommodation Breakdown Total Residential Units 179

1 Bedroom Apartment 88

2 Bedroom Apartment (4 person) 85

3 Bedroom Apartment 6

Table 03 – Summary Site Total Site Area (ha) 1.153 ha Statistics

Developable Site Area (ha) 1.051 ha

Density (units per ha) 155 units per ha (site area)

Public Open Space Provision (m2) 2,410 m2

Open Space Provision (%) (of Net 23% Developable Area)

Semi-Private Space Provision (Podium & 1,549 m2 Roof of Building C (m2)

Gross Floor Space (m2) 17,508 m²

Plot Ratio 1.5

Site Coverage (of Net Developable Area) 40%

Car Parking Provision 67

Bicycle Parking Provision 370

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02// Planning Policy Context

In accordance with the requirements for Strategic Housing Development Applications, the proposal is accompanied by a full Statement of Consistency, outlining the manner in which the proposed development is consistent with the relevant National, Regional, Local policies and ministerial Guidelines. The following is a summary of the pertinent policies in this regard.

2014 Mahon The City Council’s more detailed policies and objectives for the subject lands and wider Local Area Plan Bessborough Estate are outlined in the 2014 Mahon Local Area Plan (LAP). The Council’s overall concept is to develop a residential neighbourhood at Bessboro as highlighted below (Recently in Figure 06. The LAP states that: Lapsed) ‘the transformation of the area is an essential building block for the further development of Mahon’.

‘In addition to a new residential neighbourhood, this concept includes the conservation of Bessboro House and other structures which are defined as Protected Structures, protection and enhancement of the historic landscape, the development of a neighbourhood park and connectivity improvements.’

Figure 06 –Mahon LAP Zoning Objectives

Approximate Site Outline

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Within the LAP the subject site is located within Sub-Area 3 of the proposed Bessboro Residential Neighbourhood, for which five sites were identified as development opportunity locations, two of which fall within the subject site boundary. The LAP states that the development of these grounds could proceed in the short-medium term ‘as the sites are greenfield and relatively straightforward to deliver’.

Section 4.2.4 of the Mahon LAP highlights that the overall development potential of the Bessboro lands would be 200-300 residential units at a density of 40-60 units per hectare. In addition to residential development limited local services and the intensification of the Bessboro House Complex for possible institutional uses are identified as potential uses.

Cork City The Cork City Development Plan (CCDP) identifies South Mahon as a ‘Key Development Area’. Section 2.8 of the CCDP outlines the development strategy for these areas: Development Plan 2015 ‘The key development areas, which are mainly ‘brownfield’ land, will be developed for a range of uses based on strategies in the Plan or which have been developed in local area plans. They are becoming available for development because of the decline of low density uses such as traditional industries in Docklands and elsewhere and their replacement by more intensive employment and residential uses. These areas will accommodate the majority of growth and development within the city and they are selected based on their potential to accommodate growth and to be served by sustainable modes of transport.’

Section 2.24 of the CCDP notes that Mahon has seen significant new development but states that:

‘There is however potential for further development in the area through the development of remaining "greenfield" land and through the intensification of existing sites, in particular areas currently in use for industrial and technology sites.’

As Figure 07 identifies, the CCDP zoning objective for the 4 acres of land to the east of the Bessborough Estate is ‘Residential, Local Services & Institutions’ (shaded in yellow). This area is also designated as an ‘Area of High Landscape Value’ (hatched area). The subject site lies predominantly within this zoning, with minor ancillary works proposed in the adjoining SE4 – Bessboro House Landscape Preservation Zone to the south. These works will primarily entail the upgrade of an existing sewer line and the provision of a new access point onto the greenway.

The Specific zoning objective ZO4 for ‘Residential, Local Services & Institutions’ is

‘To protect and provide for residential uses, local services, institutional uses, and civic uses, having regard to employment policies outlined in Chapter 3.’

In relation to development within ‘Areas of High Landscape Value’ Objective 10.4 of the CCDP indicates that

‘Development will be considered only where it safeguards to the value and sensitivity of the particular landscape. There will be a presumption against development where it causes significant harm or injury to the intrinsic character of the Area of High Landscape Value and its primary landscape assets, the visual amenity of the landscape; protected views; breaks the existing ridge silhouette; the

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character and setting of buildings, structures and landmarks; and the ecological and habitat value of the landscape.’

Figure 07 – City Development Plan 2015 – Zoning Objectives

In relation to ‘Landscape Preservation Zones’ Objective 10.5 of the City Plan defines the City Council’s objectives, which specifies

‘To preserve and enhance the character and visual amenity of Landscape Preservation Zones through the control of development. Development will be considered only where it safeguards to the value and sensitivity of the particular landscape and achieves the respective site specific objectives, as set out in Table 10.2.’

Table 10.2 of the City Plan defines the landscape assets and site specific objectives for ‘Bessboro House Landscape Preservation Zone SE4’ as follows

Landscape Assets J, G, C, B and I are defined by Table 10.1 of the City Plan as the following

J Historic Landscapes (including monuments / historic routes)

G Landmarks / Natural Features / Cultural Landscape – land forming the setting to existing landmark buildings and/or protected structures / buildings of significance

C Tree Canopy - Areas with existing woodlands or significant tree groups, or areas with potential for new woodlands.

B Water / River Corridors - rivers, estuary, harbour, The Lough, Atlantic Pond, Docklands, Port of Cork

I Institutional Open Space

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As noted in Table 10.2 the Council’s site-specific objectives for the SE4 – Bessboro House Landscape Preservation Zone are defined as follows

. ‘To reinstate Historic Landscape;

. To seek use of grounds as a Neighbourhood Park in context of local area plan;

. To allow development within the immediate environs to the north of Bessboro House consistent with the landscape and protected structure significance of the site.’

Regional Spatial The RSES is positioned as an implementing strategy for the NPF. The RSES profiles the and Economic Southern Region and establishes a strategy to improve the Region through 11 distinct Strategy for the strands which include: Southern Region . Compact Growth (RSES) . Strengthening and growing our cities and metropolitan areas, building on the strong network of towns throughout the region and supporting our villages and rural areas

. Providing infrastructure and services in a sustainable, planned and infrastructure-led manner

Key principles in developing the strategy for the RSES include;

. A dual-track strategy is pursued that builds on the cities, metropolitan areas as significantly scaled engines of sustainable growth

. The need to provide an adequate supply of quality housing to meet existing and future demand, including addressing the current housing crisis and homelessness.

. Invest in and deliver infrastructure

The realistion of the key principles of the RSES will be achieved through the implementation of a number of Regional Policy Objectives (RPO’s). RPO 4 of the RSES, ‘Infrastructure Investment’ states;

‘’Infrastructure investment shall be aligned with the spatial planning strategy of the RSES’’.

The RSES’s overall strategy for the future development of the region is based around the pillars of the three cities of Cork, Limerick and Waterford and the preparation of guiding Metropolitan Area Strategic Plans (MASP) for these city regions. Ballincollig is classified as a ‘Metropolitan Town’ within the Cork MASP. Section 3.2 of the Cork MASP states the guiding principles for the MASP which include:

. Compact Sustainable Growth - Promote consolidation of Cork City and suburbs, refocus on the development of brownfield and infill lands to achieve a target of a minimum 50% of all new homes within the existing built up footprint in Cork and 30% in other metropolitan settlements.

. Integrated Transport and Land Use - Target growth along high quality public transport corridors and nodes linked to the delivery of key public transport projects under the development of a Cork Metropolitan Area Transport Strategy (CMATS).

. Accelerate Housing Delivery - Activate strategic residential development areas and support the steady supply of sites to accelerate housing supply.

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More specifically to Ballinure/Mahon, section 4.0 of the Cork MASP, identifies the development of an east-west rapid transit corridor from Mahon to Ballincollig via the City Centre.

Project Ireland The National Planning Framework (NPF) identifies that five cities including Cork will cater for 2040: National 50% of the growth in the country’s population by 2040, which is expected to be in the region of 1 million people. The NPF sets ambitious targets for Cork City and suburban area with Planning population growth of 105,000 – 125,000 and a minimum population of 314,000 by 2040. This Framework will require a population growth rate of 50 – 60%.

National Policy Objective 8 sets out:

‘To ensure that the targeted pattern of population growth of Ireland’s cities to 2040 is in accordance with the targets set out in Table 4.1. ‘

The NPF aims to build on Cork’s position as an emerging medium sized European Centre of Growth and Innovation. It outlines some of the key matters in achieving this goal including:

‘an enhanced urban environment, including better housing choice and quality, new employment locations, improved public spaces and enhanced public transport as well as safe and pleasant options for walking and cycling.’

The NPF identifies a number of ‘Key future growth enablers for Cork’ including;

. Progressing the sustainable development of new greenfield areas for housing, especially those on public transport corridors.

. Identifying infill and regeneration opportunities to intensify housing development in inner city and inner suburban areas, supported by public realm and urban amenity projects.

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03// Assessment

Principle of The subject site is located within the Cork City development boundary. The proposed development therefore would contribute towards realising the ambitious targets set out in Development the NPF for population growth of 50% - 60% in the Cork City and suburban area by 2040. It would also be in accordance with the NPF target of accommodating 50% of future growth within the existing footprint of our cities. The Access & Connectivity section below defines the subject site as a ‘Central and/or Accessible Urban Location’ 5 due to its sustainable location; adjacent to the Passage West and Heritage Park greenways, within walking distance of Mahon, a significant employment hub served by a high frequency bus service. It would not represent a car dependent form of development and would be in accordance with objectives of the NPF in terms of making stronger urban places and planning for urban growth.

The development opportunities presented by the ‘Mahon Peninsula’ have been recognised in successive City Development Plan since 1998 and the current 2015 Cork City Development Plan retains Mahon’s designation as a ‘Key Development Area’ (ref Figure 02). These are defined in Section 2.8 of the CCDP as areas which have been selected to accommodate the majority of growth and development within the city based on their potential to accommodate growth.

The proposed development is located on lands that are zoned in the CCDP for ‘Residential, Local Services & Institutions’. It is also located within an area of high landscape value. The enclosed Landscape Report prepared by AECOM includes a landscape sensitivity analysis in which the proposed location of the residential development was deemed of low landscape sensitivity. In the design proposal, careful consideration has been given to protecting the intrinsic features which positively contribute towards the character of the High Landscape Value Area in line with CCDP Objective 10.4. We consider that the principle of the proposed development is acceptable within these zoning objectives and the accompanying documentation illustrates that the proposed development can be delivered while safeguarding the defined landscape assets. Minor ancillary works in the form of the upgrading of an existing sewer line and the creation of new access points onto the greenway are proposed within the Bessboro House Landscape Preservation Zone to the south. We consider these minor works are consistent with the CCDP Objective 10.5 and site specific objectives.

The proposed development is strongly supported by the policies and objectives contained in the Mahon LAP. It would contribute towards the delivery of the new residential neighbourhood at Bessboro as set out as a key plan proposal (Section 1.7). The LAP acknowledges the importance of developing the Bessborough Estate lands and states that:

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‘the transformation of the area is an essential building block for the further development of Mahon’.

In the context of the ‘Bessboro Neighbourhood’ Concept, the proposed development in within two of the five potential development opportunity sites, to the north and east of Bessboro House, which the LAP considers offer the potential for significant residential development of 200-300 units (ref Figure 07).

Deliverability of the In terms of the deliverability of the other opportunity sites within the ‘Bessboro Subject Lands Neighbourhood’, a third relates to lands where planning permission (TP 09/34237) had been granted for a two storey nursing home. This development has not been built and the extended permission has since lapsed. Two other opportunity sites are located in a narrow

strip of land between the Sacred Heart Convent and the Bessboro Day Care Centre, no development has been proposed on these sites since they were identified as opportunity sites in the LAP 5 years ago. Table 1.1 of the CCDP identifies the life of the LAP as 2014 – 2020. We consider that the residential development potential of the subject lands has been established through the planning policy context and the proposed development represents the only realistic opportunity to realise one of the key plan proposals of the LAP in the short- term and deliver the housing target of 200-300 units. The deliverability of development on the subject lands is recognizes in the LAP which states that development could proceed in the short-medium term ‘as the sites are greenfield and relatively straightforward to deliver’.

The proposed development aims to accommodate a diverse community, comprising 1 – 3 Diverse bedroom apartments including step-down accommodation with support facilities for older Community persons who wish to downsize and a creche. Our client aims to provide family accommodation to address local housing needs. They envisage this scheme as ‘a mixed development involving both general needs as well as dwellings specifically to be occupied as a step-down housing for the elderly’. The Action Plan for Housing and Homelessness (2016) notes that ‘a significant increase in new homes is needed for a growing and working economy’’. The Key Principles of the Joint Housing Strategy prepared by the Cork Local Authorities include: 6

. Principle 1: To provide for a diverse range of housing needs to suit varying income levels and social circumstance;

. Principle 2: To promote a socially balanced and inclusive society in all housing areas within Cork;

. Principle 3: To promote high quality and sustainable communities in the Urban and Rural Environment, through the implementation of the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas published in May 2000.

The proposed development aims to promote integration and support diversity. The scheme is designed to deliver sustainable new homes to a wide cross-section of households.

Cultural Heritage The western end of the proposed sewer upgrade works is located within the Zone of Notification (ZON) around an historic icehouse and recorded monument (RMP no. CO074- 051----) to the west of the Bessboro estate lands. The accompanying Archaeological Assessment (AA) prepared by John Cronin and Associates notes that the proposed works are an upgrade to an existing pipeline and the area has therefore been previously disturbed.

6 Appendix C of the Cork County Development Plan 2014

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However, given the proximity to the icehouse, there exists the potential for subsurface archaeological remains associated with the icehouse to survive within the vicinity of the recorded monument. The AA recommended that archaeological monitoring of groundworks associated with the proposed pipeline within 100m of the icehouse should be undertaken, including areas within the field to the east and the woodland to the north.

While not a recorded monument or protected structure the Bessboro Castle Folly is an historic building located on lands adjoining the subject site. The design of the proposed development has evolved after the S247 meeting with Cork City Council to address the relationship between the proposed development and the folly, with the orientation of the proposed buildings now radiating out from the folly, which acts as a central focus for the proposed scheme. The building heights have also been amended to improve their relationship with the folly.

Given the history of the wider site, and adjacency of existing buildings of historical value a Built Heritage Assessment has been prepared by John Cronin and Associates, which accompanies this application and includes focused chapters on the potential for archaeological and cultural heritage impacts.

In the context of the legacy of the Mother and Baby Home, housed for a period in the nearby Bessboro House, and the consequent sensitivities of this site, the application is supported by a report entitled ‘Cultural Heritage Legacy of the Subject Lands’ prepared by John Cronin & Associates. This report chronicles the history of the Mother and Baby Home at Bessboro and in advance of the submission of this application the applicants have engaged with key stakeholders being the Mother and Baby Homes Commission of Investigation and Cork City Council.

The Cultural Heritage Legacy of the Subject Lands’ report highlights that there is no evidence to suggest that the proposed development site contains any burials associated with the former Mother and Baby Home and contains proposals to address the potential discovery of previously undocumented burial during construction. We consider that these proposals can be appropriately dealt with by a condition on any grant of permission and which requires that a that a suitably-qualified specialists (assisted by a fully qualified and experienced osteoarchaeologist) be employed to monitor the proposed site development works. Any finds of human remains will be reported to An Garda Siochana and the Commission of Investigation (or any statutorily-appointed body that will on the work of the Commission after their final report is issued).

In terms of interpreting or communicating this history an indicative location has been identified in the enclosed Landscape Masterplan prepared by AECOM which is considered the most appropriate location to provide an interpretative item/s that will communicate the sensitive cultural and historical context of the estate. The applicants do not consider it appropriate or fair that they decide the form or content of this interpretative piece and will work with Cork City Council and other key stakeholder groups to identify the most appropriate means of interpreting and communicating this history. The applicants would have no objection to a condition requiring that the means of interpretating and communicating the cultural history of Bessborough House should be agreed with Cork City Council and/or any state body charged with addressing the state’s legacy of Mother and Baby Homes.

Noise Given that the proposed development is located c.100 m north of the South Ring Road, this application is accompanied by an Acoustic Design Statement prepared by AWN Consulting Limited. The assessment concludes that all residents will enjoy a ‘Good’ internal noise

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environment when the appropriate enhanced acoustic glazing and mechanical ventilation are employed. Furthermore, the report notes that all residents will be able to access external areas where the predicted noise levels are well below the threshold set out in the Cork Noise Action Plan 2018 – 2023.

The site is a sustainable urban location which is easily accessible to the Mahon District Access & Centre and by public transport to Cork City Centre. We consider that based on the Connectivity Apartment Guidelines the subject site can be defined as a ‘Central and/or Accessible Urban Locations’7 .

Central and/or Accessible Urban Locations

Sites within walking distance (i.e. up to 15 √ minutes or 1,000- 1,500m), of principal city Within 10 minutes’ walk of Mahon Point centres, or significant employment Retail Park, Mahon Point Shopping locations, that may include hospitals and Centre, Loughmahon Technology Park third-level institutions; and Mahon Industrial State.

Sites within reasonable walking distance √ (i.e. up to 10 minutes or 800- 1,000m) CMATS proposes that an LRT tram stop to/from high capacity urban public will be located adjacent to the subject transport stops (such as DART or Luas); site at Mahon Point and that the LRT will and be preceded by a high-frequency bus service between Mahon and Ballincollig. to underpin higher development densities along the LRT corridor

Sites within easy walking distance (i.e. up √ to 5 minutes or 400-500m) to/ from high The site is within 5-10 minutes’ walk of frequency (i.e. min 10 minute peak hour several bus stops, including the 202 high frequency) urban bus services. frequency service to Cork City.

The Guidelines state that such locations are generally suitable for small to large-scale (will vary subject to location) and higher density development (will also vary), that may wholly comprise apartments. It is, therefore, a prime location to accommodate high density residential development. The following section considers the accessibility and connectivity of the site in more detail.

WALKING/CYCLING:

The Mahon District Centre is within close proximity and is connected to the site via established cycle and pedestrian routes in the form of the Passage West Greenway to the east of the site and the Cork Heritage Park Greenway to the south. A new access point from the site to the Greenway is proposed as part of this development. Furthermore, the Passage

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West Greenway is currently being extended to Ringaskiddy. The Cork Metropolitan Area Cycle Plan describes the Passage West Greenway as:

‘The Passage West Greenway facility extends from Passage West to Pairc Ui Chaoimh and is perhaps the longest stretch of uninterrupted facility within the study area. The route is a fantastic asset to the area and should form the basis of development of a wider greenway network.’

The Cork Heritage Park Greenway links Mahon Link Road to Bessboro Road with a two-way shared pedestrian/cycle path. Additional connectivity into the Passage West Greenway from the site is proposed and readily achievable at grade and will allow future residents of the scheme to capitalise on this amenity. A Walking and Cycling Assessment Review prepared by MHL & Associates Ltd. accompanies this application.

PUBLIC TRANSPORT:

Table 04 indicates that a number of high/medium frequency city bus services are readily accessible from the site including the 202, 215 & 219 services providing connectivity to the City Centre, Hollyhill & CIT among other areas. Skehard Road has recently undergone significant public transport related improvements catering for this range of high frequency bus routes which are readily accessible from the site.

Table 04: Local Bus Frequency Bus No Route Frequency Distance from Site

202 Hollyhill (Apple) - Mahon Point 10 minutes 5- 10 minutes’ walk Omniplex at peak times

215 Mahon Point (Jacobs Island) - 15 minutes 5 minutes’ walk Patrick Street at peak times

215A Mahon Point (Jacobs Island) - 30 minutes 5 minutes’ walk South Mall

219 Ingman Road (Opp Garda Stn) – 45 minute 5 minutes walk Cork Institute of Technology

As Table 04 indicates, a number of high frequency city bus services are also within easy reach including the 202, 215 & 219 services providing connectivity to the City Centre, Hollyhill & CIT among other areas. Skehard Road has recently undergone significant public transport related improvements catering for this range of high frequency bus routes which are readily accessible from the site.

The Cork Metropolitan Area Transport Strategy (CMATS) 2040 includes proposed transportation infrastructure improvements that will further enhance the connectivity of the subject site. Amongst these are the proposal for 17 km of light rail between Ballincollig, Cork City and Mahon Point, with 27 trams operating at a 5 minute frequency. It is also proposed to extend a bus priority lane along the Bessboro Road. The proposed development has been designed in such a way as to future-proof the proposed layout and ensure that all these proposed can be accommodated.

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Given the sustainable location of the proposed development it is proposed to provide car parking at a rate of approximately 0.3 spaces per unit which is well within the maximum limits as defined in the City Development Plan and will serve to discourage car ownership among future residents. Further to this, the proposal will include 370 no. cycle parking spaces, a quantum that aligns with the recommendations in the 2018 Apartment Guidelines to encourage use of the existing cycle infrastructure in the area including the adjacent greenway along the former Passage West railway line.

Vehicular access to the subject site will be via the existing access road off Bessboro Road (via a mini-roundabout) which connects with the Skehard Road via a signalised junction

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providing vehicular access to the Mahon link Road (R852), the Mahon Retail Complex and the N40 . Peak hour traffic flows at these locations are significant.

Figure 08: Connectivity Map

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Figure 09: Visualisation of Proposed Scheme including Building D, the Subject of Separate Application to Cork City Council

Building Height Given the sustainable location we consider that a compact high-density form of development is most appropriate for the site. The proposal aims to provide 3 no. apartment buildings, and Density tapering from 5 – 7 storeys in height. The proposed development will achieve a density in the region of 155 units per hectare.

While the proposed height and density are in excess of the prevailing pattern of the limited residential development in the immediate vicinity of the site, Figure 10 demonstrates they are in keeping with the commercial development, which predominates in the area. Furthermore, the CCDP acknowledges that in exceptional circumstances local landmark buildings may be considered with a height of up to 20-23 metres (approximately 6-7 storey equivalent). The revised height proposals of the scheme have been amended in line with the recommendations of the City Architect and Conservation Officer arising from the SHD pre- consultation meetings.

The proposed development is compliant with the latest National Guidance as provided in the National Planning Framework, Rebuilding Ireland, the 2018 Apartment Guidelines and the Building Height Guidelines for Planning Authorities. All of the above ministerial guidance has consistently pointed to the need for increased densities and compact growth within the footprint of our cities in order to meet the significant population growth targets of the coming

Figure 10: Images of City Gate , Mahon

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decades. The Building Height Guidelines in particular, state as a specific planning policy objective that where a proposal can satisfy the various development management and design criteria as outlined in the Guidance, a Planning Authority may grant permission for such a proposal notwithstanding the provisions of the Development Plan in terms of building height. The compliance with these criteria is outlined in the accompanying Statement of Consistence – Policy.

Figure 11: Visualisation of Permitted Jacob’s Island SHD

In addition, this approach to height and density is consistent with that of the nearby Strategic Housing Development (SHD) application for 413 no. apartments in Jacob’s Island, also in the Ballinure area. This development, which includes a 25 storey tower, was recently permitted by the Board (ABP-301991-18).

In the ABP inspector’s report in relation to the Jacob’s Island SHD application he states that:

‘Given the location of the development in the context of the facilities, services and employment opportunities of Mahon and Cork City Centre, the combination of high density and extremely low density residential development in the vicinity, I am satisfied that the applicant has satisfactorily increased residential density to an acceptable and sustainable level.’

We consider this argument is equally applicable to the subject site, indeed the subject site is in even closer proximity to these facilities and services. In addition, the ABP inspector went on to say:

‘My own view is that waterfront locations provide an ideal context for tall buildings and in this case the strategic gateway location to Mahon and Cork City beyond is opportune.’

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In addition, the design and layout of the proposed development incorporate the mitigation measures recommended in the following reports which will be produced to support this application:

• A Daylight Reception Analysis Report,

• A Sunlight & Shadow Analysis Report,

• A Noise Assessment,

• An Natura Impact Assessment,

• A Bat Statement.

Residential This application is accompanied by a Landscape Masterplan and Landscape Architecture Amenity and Public Realm Design Statement prepared by AECOM. The landscape strategy emphasises the relationship with the historic landmark, with the folly acting as a central focus of a network of radial routes and vistas.

Figure 12: Public Amenity Space (including Building D from a separate application to Cork City Council)

The proposed development has been designed to ensure generous private and communal amenity space is afforded to future residents of the scheme, in the form of landscaped

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grounds, a courtyard garden and roof terrace. The primary element of the public open space is the central urban plaza, acting as a multi-functional “arrival” space. Semi-private spaces are created between the blocks in the form of a podium landscaped courtyard, with soil mounding to form enclosed subspaces, and privacy strips providing screening to podium level units. It is proposed to provide a softscape transition of wildflower and perennials set back from the tree canopy to integrate the periphery of the scheme with the wider demesne.

All the units are generously proportioned with c. 84% exceeding the Apartment Guidelines floor area by more than 10%. The homes have been designed to benefit from ample natural daylight and are dual aspect (60%) where possible, while substantial private balconies and storage spaces have been included (all meet and the vast majority exceed the Apartment Guidelines standard for private amenity space and storage). A total of 2,410 m2 of communal amenity space is proposed which equates to 23% of the developable area and significantly more than the minimum requirement of 1,072 m2 in accordance the Apartment Guidelines. In addition, the scheme provides 1,549m2 of semi-private open space in the form of courtyard gardens and a roof terrace. Future residents of the scheme also stand to benefit from the wide range of existing public amenity areas in the immediate vicinity of the subject site: including the Passage West Greenway, the Cork Heritage Park Greenway, the Loughmahon Peninsula and the Joe McHugh Park and the proposed Bessboro Neighbourhood Park. In addition, they will benefit from proximity to employment locations, retail, education and other services within the immediate vicinity of the site.

Landscape Impacts The enclosed Landscape and Visual Assessment Scoping Report has been prepared by AECOM and Pederson Focus. Eight viewpoints have been selected following desktop studies and site visits and approved by the Planning Authority and the tripartite meeting with the Board. The location of these viewpoints is illustrated in Figure 13.

Figure 13: LVIA Viewpoint Locations

The LVIA Visual considers that the visual effects from the proposed development will reduce quickly beyond the immediate surrounding of the site within approximately 300m from the site boundary due to intervening mature vegetation, topography and other built structures. The Proposed SHD Development will therefore be partially or fully screened or will be seen in the broader context of the established mixed land use development pattern of this part of

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Mahon, which is comprised of various building types and scale associated with Mahon Retail Park, City Gate Mahon, Mahon Shopping Centre. From open and elevated locations to the south, particularly from residential receptors, the development will be seen as an integrated element, continuing the established development pattern in this part of Mahon.

The visual effects from all eight of the representative viewpoints were considered to fall in the low-medium range, with their significance value for five of the viewpoints and the Area of High Landscape Value being considered slight-neutral to moderate neutral. Two others were considered to be of significant – benefit, with Viewpoint 1, adjacent to Bessboro House being considered to have a significant adverse effect in winter where there was no foliage on the trees and not significant – neutral in the other months. Furthermore, the main views south from Bessboro House across the historic parkland core and from the estuary north towards Bessboro House will remain unchanged by the Proposed SHD Development.

The LVIA considers that the main receptors experiencing significant adverse views relate mainly to pedestrians and cyclists along the Passage West Greenway, the walking route at Lough Mahon Peninsula and from areas of Bessboro House, Bessboro Day Care and Sacred Heart Convent. However, the magnitude of visual effects in these views range from low to medium and the significance from slight to moderate neutral. Views are generally transient and change quickly due to intervening vegetation, other built structures and topography. The LVIA concludes that the overall visual amenity and quality of this walking and cycling route will not be altered by the Proposed SHD Development.

Given the proximity of the study area (within 100m) of the Douglas River Estuary/Lough Mahon and associated Cork Harbour SPA, a Natura Impact Statement (NIS), which is part of Ecological Impacts the appropriate assessment process was undertaken by Kelleher Ecological Services to identify whether significant impacts on a Natura 2000 site are likely to arise from the proposed development.

While there are no over-ground drains or watercourses, the existing surface-water collection and drainage infrastructure at the study site is directed into the public storm-sewer network that discharges to Douglas River Estuary/Lough Mahon to the southwest of the study site. The NIS concluded that that with the application of mitigation measures no significant effects arising from the proposed development are likely to occur in relation to the Natura 2000 sites: Cork Harbour SPA and Great Island Channel SAC.

Alongside this the enclosed Bat Assessment was also carried out by Kelleher Ecological Services. Limited tree removal is proposed along the eastern boundary, which could potentially negatively impact bats as the tree line may present a potential opportunity for commuting/foraging bats However, the Bat Assessment notes that supplementary woodland planting is proposed in the Landscape masterplan that would compensate for any tree loss, resulting in a neutral effect on bat commuting/foraging opportunities. The Bat Assessment makes recommendations in terms of timing of any tree felling and lighting to

minimise any potential disturbance or impacts on bats.

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05// Conclusion

The proposed development will support the realisation of the Bessboro Residential Neighbourhood. It will also contribute towards the development of the Bessborough Estate lands which the LAP indicates will lead to

‘the transformation of the area is an essential building block for the further development of Mahon’.

The proposed development represents a realistic and deliverable opportunity to implement one of the key policy objectives of Cork City Council in the short-term, which will contribute towards addressing the deficit in Cork City’s housing provision. Given that CMATS proposes that an LRT tram stop will be located adjacent to the subject site at Mahon Point and that the LRT will be preceded by a high-frequency bus service between Mahon and Ballincollig to underpin higher development densities along the LRT corridor, the proposed development is ideally situated to benefit for these transport initiatives and suitable for the promotion of higher densities in line with the 2009 Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas.

The subject site is8 defined as a ‘Central and/or Accessible Urban Location’. It is, therefore, a prime location to accommodate high density residential development. In proposing a mixed and diverse community; comprising private, step-down housing for the elderly, social dwellings and a creche at this sustainable location, the proposed development is fully in compliance with the key principles of the Joint Housing Strategy prepared by the Cork Local Authorities.

The principal design considerations are the provision of a quality residential environment, which is sensitive to the important heritage and landscape characteristics of the site. In addition, the existing public amenities and the site’s excellent connectivity have influenced the design. Cumulatively these have resulted in a proposed development which would not result in a car dependent community, where the area of public amenity space is significantly greater, (more than double) than the requirement in accordance the Apartment Guidelines, where 60% of the units are dual aspect (where the requirement is for 33%) and almost 84% of the units are 10% of more above current minimum floor area standards. This high-quality development not only represents an opportunity to realise one of the development of Cork City Council’s key development opportunities, but it is also highly deliverable, as noted in the LAP which recognises that development on these lands would be ‘relatively straightforward to deliver’.

8 Sustainable Urban Housing: Design Standards for New Apartments: Guidelines for Planning Authorities: 2018

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