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Urban Design and Tall Building Statement

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Urban Design and Tall Building Statement URBAN DESIGN AND TALL BUILDING STATEMENT ALBERT QUAY BUILD TO RENT SHD OCTOBER 2019 4222 REPORT PRESENTED BY URBAN INITIATIVES STUDIO LTD IN ASSOCIATION WITH JCD, HENRY J LYONS, CITYDESIGNER, JCA ARCHITECTS, COACKLEY O’NEILL, MMOS, ARUP, CUNNANE STRATTON REYNOLDS STATUS REPORT ISSUE NO. 03 DATE ISSUED 23/10/2019 FILE NAME 4222_20191018_UD and TB statement ROC.indd PROJECT DIRECTOR Matthias Wunderlich REVIEWED BY Hugo Nowell DESIGN DIRECTOR APPROVED BY DESIGN DIRECTOR This document has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in writing by Urban Initiatives Studio Limited, no other party may copy, reproduce, distribute, make use of, or rely on its contents. No liability is accepted by Urban Initiatives Studio Limited for any use of this document, other than for the purposes for which it was originally prepared and provided. Opinions and information provided in this document are on the basis of Urban Initiatives Studio Limited Exmouth House, 3-11 Pine Street using due skill, care and diligence in the preparation of the same and no explicit warranty is provided as London EC1R 0JH to their accuracy. It should be noted and is expressly stated that no independent verification of any of the documents or information supplied to Urban Initiatives Studio Limited has been made. +44 (0)20 3567 0715 www.uistudio.co.uk Urban Initiatives Studio Limited. Registered in England No. 8236922 CONTENTS 01 About this Document ������������������������������������������������������������������� 4 PART 1: URBAN DESIGN STATEMENT 01 The Site and its Context ��������������������������������������������������������������� 8 02 The City Context ��������������������������������������������������������������������������12 03 Urban Analysis.............................................................................18 04 Urban Design Approach ������������������������������������������������������������ 33 05 Urban Design Assessment �������������������������������������������������������� 35 PART 2: TALL BUILDINGS STATEMENT A Introduction................................................................................. 57 01 Tall Buildings Context ���������������������������������������������������������������� 58 02 Theoretical Context ������������������������������������������������������������������� 60 03 A Strategic Approach to Tall Buildings ������������������������������������� 65 04 Justification for the Proposed Tower ���������������������������������������� 79 About this Document Urban Initiatives Studio Expertise and Role This document was prepared by Urban Initiatives Urban Initiatives has a long history of working in Urban Initiatives Studio is also an expert in Studio in support of the planning application for Cork. In 1993 we prepared the Cork Historic Centre providing strategic tall building’s advice to Local the Albert Quay Build To Rent SHD by Progressive Action Plan that started the regeneration of the city Authorities in the UK and Ireland. We have a long Commercial Construction Limited. centre and our involvement led to many projects track record of preparing tall buildings strategies contributing to the vibrancy that characterises the often in places that experience significant This document has two principal parts: city centre of Cork today. In 2001 we developed the pressures for tall buildings in sensitive townscape l Part 1 is the Urban Design Statement and strategy for the regeneration of Cork Docklands and heritage contexts. This includes the City of l Part 2 is the Tall Buildings Statement. as a new mixed use urban extension to Cork City Bath (World Heritage Site), Torbay, Dun Laoghaire- Centre that laid the foundation for the Docklands Rathdown (Dublin), the City of Belfast, The Royal Local Area Plans. Around the same time we Borough of Kensington and Chelsea, the London also prepared the masterplans for the Dublin Borough of Islington, the London Borough of Tower Docklands, which is now largely built out and Hamlets (including Canary Wharf), Brentford / the established itself as a thriving mixed use waterfront Golden Mile in Hounslow next to Kew Gardens WHS, district. Over the years we have continued to advise and the Royal Borough of Windsor and Maidenhead. Cork City Council, prepared plans for University We have recently been appointed to prepare a tall College Cork and private developments in the city. buildings strategy for Liverpool City in the context of its World Heritage Designation, and we are Our long-standing involvement in Cork comes with currently advising Derby on their approach to tall a deep-seated responsibility for the city, which buildings. chimes with our practice ethos to always look at the bigger picture and to consider the place as our true One of the first tall buildings strategies that Urban client. We are proud to be working as urban design Initiatives prepared was for the City of Cork in experts on the proposed development. We have 2001, which has informed development in Cork and brought our expertise and understanding of the policy contained within the Cork City Development city right from the start of the project and worked Plan. Since then the city has changed considerably intensely in a collaborative process with the design with new development shaping its character and team to develop what we believe is an exceptional vitality. We have been brought in by the JCD Group and well designed schemed that will support Cork’s to re-evaluate the approach to tall buildings in wider development aspirations and planned growth the Cork in the light of the changing urban and in the City Centre and Docklands. planning context, and to establish a positive rational for the proposed tall building on Albert Quay by considering a wider strategic approach to tall buildings in Cork. 4 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK URBAN INITIATIVES STUDIO’S EXPERTISE: PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 5 PART 1 URBAN DESIGN STATEMENT 01 The Site and its Context 1.1 Site location The site subject to this application is situated on the corner of Albert Quay and Albert Street. It is bound by Albert Quay to the north, Albert Street to the west, Albert Road to the south and the Navigation Square development to the east. The site currently accommodates Carey Tool Hire, the former Sextant Public House and a two-storey office building in the former Station Offices on Albert Road. Figure 1.1: Site location plan (site shown in red) Site boundary 8 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 1.2 Proposal We, Progressive Commercial Construction Ltd, intend to apply to An Bord Pleanála for permission for a Strategic Housing Development at the site of Carey Tool Hire and the former Sextant bar, Albert Quay, Cork City. The site is bounded by Albert Quay East to the north, Albert Road to the west, Albert Street to the south, and Navigation Square (under construction) to the east. The proposed development will consist of a Strategic Housing Development of 201no. Build To Rent apartments [consisting of 93no. 1 bed, 104no. 2 bed and 4no. 3 bed apartments] in a building that ranges in height from 8 to 11 to 24 storeys over ground floor. The proposed development will consist of resident support facilities (concierge, management facilities, post and parcel areas, and laundry and waste management facilities) and resident services and amenities (lounge area, library, workspace, meeting rooms, coffee dock, games room, cinema room, dining area, gym, 2no. rooftop terraces and an internal amenity area on Level 24). The proposed development will also consist of a ground floor cafe; public Proposed development plaza; rooftop plant; canopies; two basement levels, to include 402no. cycle spaces, 62no. car parking spaces and plant/services, as well as an Blackrock and Passage Railway Terminus – Ticket buildings). The proposed development involves the additional storage area; and all associated site Office, Ref. No. PS 1138, which is also a Recorded demolition of the existing two-storey Carey Tool development, ancillary development, including Monument, CO074-119002, which are to be retained Hire building and the three-storey former Sextant 2no. ESB substations, and landscaping and public and initially reused as a temporary construction pub. The proposed development also involves the realm works. The proposed development will compound for the proposed development, and then retention of the Albert Road Post Box, which is also also consist of the reuse and renovation of 2no. refurbished as part of the proposed development a Protected Structure Ref. No. PS942. The proposed Protected Structures, the two-storey former Cork, for a private rented office and public bar/restaurant development site is located in the Albert Quay, Blackrock and Passage Railway Offices, Ref. No. use respectively. The total above ground gross Albert Road, Victoria Road Proposed Architectural PS 1137, and the adjoining single-storey former floor area proposed is 21,220m2 (including existing Conservation Area. PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 9 1.3 Policy review ‘Cork already performs well as a major urban centre in Ireland and the City has positioned itself as an emerging medium-sized European centre of growth and innovation� Building on this potential is critical to further enhancing Ireland’s metropolitan profile�’ National Planning Framework 2040 City Centre Strategy and Development Plan The city development plan sets out the following vision for Cork City Centre: ‘Cork City Centre is
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