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 ll Part 1 is the Urban Design Statement and strategy for the regeneration of Cork Docklands and heritage contexts. This includes the City of ll 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 the historic, cultural and commercial heart of Cork and the South West region and its success is fundamental to the well-being of the local and wider Irish economy and to the projection of a vibrant image for the overall city. It has the greatest concentration Figure 1.2: City Centre Development Strategy with site location shown in red of employment in the city and an expanding residential base. It is essential that the City Centre 2.ll Maintain and develop a City Centre of high The City Centre Development Strategy identifies continues to develop its role as the key economic quality by respecting and enhancing the city’s land use zoning objectives for the city. The driver of the region and withstands the threat of built and natural heritage and use its distinctive proposed development site is situated within the vacancy, dereliction and locational competition character to inform development schemes of City Centre Commercial Core area, where a broad heightened by the economic recession.’ (13.4) high architectural and urban design quality range of town centre uses are promoted including The Plan sets out three core principles: which are locally distinctive and secure residential apartment buildings to support environmental improvements. city living. The site is also situated in an area l1.l Maintain the City Centre as the vibrant ‘healthy 3.ll Ease access to and movement around the City designated as office led development quarter and heart’ of the region, by providing a sustainable Centre by investing into a high quality integrated a place for a concentration of new large floor place mix of land uses, concentrating various transport network and promoting improved office development. functions within the most accessible areas, and public transport and better conditions for maintaining and enhancing the vibrancy and pedestrians and cyclists, whilst accommodating attractiveness of the City Centre to business, essential vehicle needs. residents and visitors.

10 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Figure 1.3: Future of Docklands (Site shown in red) (Source: Cork City Harbour - Unlocking Cork Docklands, 2012)

The Plan envisages the area between the city development projects. This area is referred to acknowledges the need for the council to work with centre and the docklands to have the “most as the City Harbour Interchange cluster. It offers stakeholders such as landowners to overcome potential for growth over the period of the potential for an office-led mixed use district infrastructural deficits an other barriers, to secure Plan as it can benefit from existing City Centre which would include large floor plate offices, the development of the docklands (13.25 a, c, e). infrastructure, while other areas (in the South tourist /leisure uses making use of the heritage As such the plan acknowledges the transformative Docklands) will develop over a longer time building assets, and residential apartments. The potential of the City Harbour Interchange cluster period as opportunities arise” (para 2.23). The development of this area is seen as a precursor for where the site for the proposed development is plan also expresses the need to “facilitate the the development of adjacent parts of the Docklands located. It is an area of the highest priority for orderly expansion of the City Centre eastwards (13.58, 13.59). development in Cork and appropriate for intense into Docklands and support the progressive The plan identifies the development of the mixed-use development including offices and high development of Docklands as a sustainable urban Docklands as major development opportunities quality apartments. quarter to complement the continued vibrancy and of regional and national importance. It frames primacy of the City Centre” (Objective 13.2 b). For additional policy context refer to the Planning the Docklands as an extension of the city centre Statement by Coakley O’Neill Town Planning Ltd. The plan identifies the eastern end of the city and identifies the City Harbour Interchange centre including areas facing the river channels to cluster as the priority for development as it is the north and south as an area for transformative easily accessible from the city centre. It further

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 11 Figures for Section 2: 02 The City Context

2.1 Historical evolution of the city

Figure 2.1 shows a map of how Cork has evolved over the centuries. Medieval Cork developed on islands in the River Lee and its original layout survives in the historic core of the city. Medieval Cork was a walled city and the shadow of the wall remains today, influencing the streetscape and street pattern. From the later 17th century, the city gradually reclaimed the river marshes to the west and east. The newly reclaimed areas were separated by river channels which were used by the expanding shipping trade. As trade grew, and as ships grew larger, the port activities moved downriver to the east. Cork’s Georgian City is largely comprised of merchant or residential urban extensions on reclaimed land (now the City Centre Island) and Figure 2.1: Historical growth of Cork (site location indicated with red circle) areas of reclaimed land with river frontage (e.g. Grenville Place). Many of the river channels were parts of Cork bear witness to the great economic The twentieth century saw Cork expand significantly covered over in the eighteenth and nineteenth expansion of the 18th and 19th centuries. Many beyond the ridges and escarpments that defined centuries, becoming the wider streets that are of these buildings, as well as being of industrial the walkable nineteenth century city, particularly the focal places for this area of the city, like archaeological importance, are also of significant after the arrival of the car. The Ford Factory St. Patrick’s Street, Grand Parade, South Mall, architectural and social interest, and contribute complex (1919) and Turner’s Cross Christ The King Cornmarket Street and Emmet Place. This area is greatly to the city’s character. The lanes of small church (1931) are two twentieth century buildings of great significance to the city as, in the main, it is single and two storey houses provided homes for considered to be of international architectural what today is called the commercial core (or City the industrial workers and formal groups of artisan significance. Centre) with high status buildings and the city’s housing extended outwards from the centre from landmark streets. The site is situated in an area developed during the the 1890s onwards. second half of the 19th century. The mills, warehouses, distilleries, breweries and other industrial buildings which survive in many

12 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Elevated views over the city are an important aspect of Cork’s character

2.2 Topography

A major determinant of the city’s character is its distinctive topography. The principal features are the dramatic east-west ridges exceeding 100m at Gurranabraher/Fairhill and Montenotte/Mayfield immediately north of the city centre and the distant Tramore Ridge south of the city suburbs. The ridges place the bulk of the city in a contained east-west corridor. Local changes in topography are significant and have greatly influenced the location and form of city development. Within the corridor are the main water bodies, The Lee along its broad Figure 2.2: Topography valley, The Bride through the narrow north-south valley of Blackpool and Shandon and The Tramore

River, south of the main body of the city. Site boundary The site is situated at the bottom of the valley next to the river Lee.

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 13 2.3 The City’s principal land uses

Cork’s principal land uses are represented in Figure 2.3. The Cork City Development Plan identifies the following principal land use areas together with their respective zoning objectives: City Centre Retail Area - To provide for the protection, upgrading and expansion of retailing, in particular higher order comparison retailing, as well as a range of other supporting uses in the City Centre retail area. City Centre Commercial Core - To support the retention and expansion of a wide range of commercial, cultural, leisure and residential uses in the commercial core area (apart from comparison retail uses). Inner City Residential Neighbourhoods - To reinforce the residential character of inner city residential neighbourhoods, while supporting the provision and retention of local services, and civic and institutional functions. Figure 2.3: General land uses of the city Docklands (Mixed use designation) - To promote the development of mixed uses to ensure the creation of a vibrant urban area, working in tandem with the principles of sustainable development, transportation and self-sufficiency. The site is situated in the City Centre Commercial Core area.

Site boundary

14 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK The arrival point of the South Link Road into Cork is marked by the Elysian tower

2.4 Strategic road network

The city centre is accessed by four strategic roads. These are Back Watercourse Road from the north, Lower Glanmire Road from the East, South Link Road from the south and Western Road from the West. The Roads connect with each other to the north of the city centre island on the banks of the Figure 2.4: City-wide strategic road network River Lee North Channel. Site boundary The site is located at the South Link Road which connects the city centre with the N40 and the airport. It is further situated at the secondary road network connecting the city centre with the docklands.

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 15 2.5 City public transport network

Cork city centre benefits from high public transport accessibility. It is served the Kent Railway Station and the Bus Station as well as numerous bus routes, which converge in the city centre. The Cork Metropolitan Area’s transport strategy has identified significant improvements to the public transport provision in the city. This will include the development of an improved cross-city bus network with bus priority measures and increased service frequency on routes serving the city centre, especially in a north-south direction. A new light rail system is proposed to connect the city centre, the Docklands and its suburbs in an east-west direction. The transport strategy promotes the better integration of land use development with sustainable transport provision. As such, growth should be consolidated and intensified around suburban rail, light rail and high frequency bus corridors. The site is within the city centre, near to the bus and railway station and will benefit in the future from improved cross city bus connectivity. Figure 2.5: City-wide public transport network Site boundary Bus

16 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 2.6 City Character Areas

Figure 2.6 shows our analysis of Corks Character, identifying the following character areas: ll Old Town - this covers the historic core of Cork with a medieval street pattern and a fine grain cohesive urban fabric of great heritage significance; ll City retail and leisure core (St Patrick’s Street and Oliver Plunket Street Area) - this is part of Corks Georgian expansion area and the present day retail and leisure core of the city centre. It is characterised by a mixture of fine, medium and larger grain development with many historic buildings. The area has some degree of variation in height and a fairly consistent character, especially along the city’s Landmark Streets. Development along Lavitt’s Quay and Merchant’s Figure 2.6: Site boundary Quay are of a greater variety in scale and quality. City-wide character areas Key landmarks are the English Market, Crawford Art Gallery and Cork Opera House; ll South Mall area - this is also part of Corks Georgian Expansion, today a focus of commercial and derelict buildings. This character area also ll Suburban Residential Area - covers suburban activities. The area comprises a mixture of fine comprises new large scale commercial and areas of semi-detached and detached housing and medium grain development with many historic institutional developments and sites targeted for in low densities, which provide high quality buildings especially along the grand South Mall redevelopment. The City Hall, Custom House and residential environments; Street. The area has a relatively coherent height Bonded Warehouses are important landmarks in ll Docklands – covers the former port and and a strong historic character. Holy Trinity Church this area; industrial area targeted for comprehensive spire is an outstanding landmark in the area; ll Fine Grain Inner City Residential Areas - these redevelopment. A few industrial heritage ll Mixed commercial area – these are generally cover the residential areas around the city centre buildings such as the Ford Factory provide edge of city centre areas with a broad mix of primarily made up of compact terraced housing character to this area. former industrial, commercial and housing of two to three storeys. In many places they have The site is situated in the Mixed Commercial developments from different periods. They a fine grain urban fabric and a very consistent Character Area. offer a less coherent character with a great character. This character area is home to many degree of variation in height, and many older of the city’s landmark churches;

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 17 Figures for Section 3: 03 Urban Analysis

3.1 Site location within the wider city

Figure 3.1 shows the location of the site in relation to Cork’s city centre, its landmarks, routes and spaces. The site for the proposed development assumes a prominent waterfront location on the South Channel directly opposite Custom House and the Bonded Warehouses. It is directly accessible from the principlal road network and located at one of the principal bridges over the river Lee. The site is in walking distance of the city centre with is amenities and facilities and located in close proximity to the city’s two transpo rt hubs, the bus station and the railway station. The site is situated in an area of tranformative change, the City Harbour Interchange area, which currently experiences the redevelopment of older industrial and commercial site with modern mixed use buildings of a metropolitan scale. The area has seen the development of the first tall building in the city centre, the Elysian, just to the southwest of the site. It also has a recent permission for a commercial tall building, the Site boundary Prism, adjoining the bus station to the north west of Figure 3.1: Context plan the site.

18 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK The site is situated opposite the Custom House and Bonded Adjacent One Albert Quay has introduced a new scale of The site assumes a prominent location on the River Lee Warehouse development to this part of Cork waterfront

Lapp’s Quay opposite the site is a popular waterfront promenade The site is in walking distance of the bus station The neighbouring Elysian development has established a precedent for a tall building

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 19 Presently the site accommodates a tool hire business

3.2 Land uses

Figure 3.2 sets out the existing land uses around the site. The area is characterised by a broad mix of uses. The site itself contains a number of small commercial uses including a tool-hire business and a pub that is now closed. The plots immediately to the east and west of the site are modern large floor plate offices. Further west, bounded by Eglington Street and Anglesea Street is a hub institutional uses, including Cork City Hall. The area to the south east is residential in nature Figure 3.2: Local land uses and a recently developed apartment block (the Site boundary Elysian) sits to the south west of the site, on the other side of the N27. This block also contains some ground floor retail/food and drink units. A residential led mixed use quarter is emerging to the east brought about by the development of the Docklands.

20 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK The smaller grain development on the propsed site sits uncomfortably between the neighbouring larger scale buildings of One Albert Quay and Navigation Square

3.3 Urban grain

Figure 3.3 shows an assessment of the urban grain around the site. In general, the area is characteristed by a mix of urban grain, with medium grain development as the prevailing type. The site itself is a mixture of fine and medium grain development, with the fine grain building plots fronting onto the River Lee. To the south east of the site, the Hibernian Quarter is a fine urban grain which contrasts with the large grain plots to the west of the site, which front onto Figure 3.3: Local urban grain the river.

Site boundary

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 21 New development of the Navigation Square, One Albert Quay and the Elysian contrast with the smaller existing buildings on site

3.4 Height and massing

Figure 3.4 shows the existing height and massing around the site. The site is situated in an area that comprises of a variety of scales. To either side of the site are large floor plate office buildings, One Albert Quay and Navigation Square with 7-9 storeys. Medium and high development are concentrated along the river frontages. Whereas low development height can be found to the south of the site and in the north of the eastern tip of the central island Figure 3.4: Local height plan The height of existing development on site is low at between 1 and 2 storeys.

Site boundary

22 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK The site is accessible from the strategic road network

3.5 Road network

Figure 3.5 shows the existing road network around the site. The site sits within a high quality and permeable network of strategic roads and streets. The south link road (N27) passes the site running north-south and provides connections between the city centre, the N40 and Cork airport. A network of secondary routes provides access to the west of the city centre and the docklands. The street block where the site is located is surrounded by a one-way system of strategic routes. Figure 3.5: Local road network

Site boundary

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 23 The city’s bus station is five minutes walk away from the site

3.6 Public transport

Figure 3.6 shows the public transport network around the site. The site is well located with regard to the city’s bus network, being served by both primary and seconday bus routes. The Bus Eireann bus station on Merchants Quay is a five minute walk from the site which provides inter-city travel. A pleasure boat pier is located on the northern side of the River Lee on Cutom House Quay, allowing for water based transport. Figure 3.6: Local public transport

Site boundary

24 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK The site is in easy walking distance of the city centre and connected by cycling routes

3.7 Walking and cycling network

Figure 3.7 shows the walking and cycling network around the site. The site is located within a permeable and walkable network of urban blocks. The riverside promenades provide the main walking routes westward into the city centre. A promenade and public space on Lapp’s Quay provides a quality walking link with the city centre. An extension of the promenade eastward is planned to coincide with the redevelopment of the Docklands. A signed east west cycle route passes the site, providing access Figure 3.7: Local walking and cycling network ot the city’s wider cycle network. Site boundary

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 25 The former Cork, Blackrock and Passage Railway Offices on Albert Street is a protected structure

26 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK The former Cork, Blackrock and Passage Railway Terminus, a protected structure is part of the site

3.8 Conservation and heritage

The site is situated within the Albert Quay, Albert Road, Victoria Road Proposed Architectural Conservation Area. To the east adjoins the Victoria Road Conservation Area and to the south the Albert Road (Hibernian Buildings) Conservation area. The site itself comprises of a number of heritage assets. These include the vacant former Sextant pub which is listed on the National Inventory of Architectural Heritage (NIAH) (ref: 20508014). It further includes two Protected Structures, the Figure 3.8: Heritage designations former Cork, Blackrock and Passage Railway Offices, Ref. No. PS 1137, which is also a Recorded Monument, CO074-119002, and the former Blackrock and Passage Railway Terminus – Ticket Office, Ref. No. PS 1138. It further includes the Albert Road Post Box, which is also a Protected Site boundary Structure Ref. No. PS942.

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 27 3.9 Constraints and Opportunities

The following constraints and opportunities have been identified:

CONSTRAINTS

ll Site surrounded by busy and noisy roads; ll Roads are barriers to pedestrian movement; ll Site situated within the proposed Albert Quay, Albert Road, Victoria Road Conservation Area, and adjacent to Albert Road and Victoria Road Architectural Conservation Areas; ll Site accommodates protected structures including the Former terminus of the Cork, Blackrock & Passage Railway Line on site (National Monument); ll Low scale development to the south east of the site; and ll Sensitive views from South Mall, the River Lee and Custom House.

Figure 3.9: Constraints

28 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Busy and noisy roads Protected structures on site Hibernian buildings to the rear of the site are of smaller scale and grain

Roads are barriers to pedestrian movement Site situated in sensitive views from South Mall towards the City Site situated in sensitive view from the northern quayside to the Hall and the Montenotte Ridge city and its church spires

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 29 Situated in Cork’s emerging central business district Prominent waterfront location Potential to integrate with the Navigation Square development

Transformative development on Pemrose Quay Lapp’s Quay waterfront amenity spaces nearby In easy walking distance to the city centre

30 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK OPPORTUNITIES ll Situated in Cork’s emerging commercial quarter; ll Underutilised brownfield site with capacity for intensification; ll Prominent waterfront location with an attractive outlook; ll Situated at the entrance to Cork’s docklands; ll Prominent location for an appropriate landmark building for Cork; ll Benefits from footfall from routes between the city and docklands; ll Opportunity to internally connect with Navigation Square; ll Opportunity to create its own internal south facing space; and ll Heritage structures create a strong character.

Figure 3.10: Opportunities

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 31 Figures for Section 4:

32 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 04 Urban Design Approach

4.1 Our vision for the site 4.2 Urban design strategy

Through our analysis, our understanding of the city Based on the vision, the policy context and design best and in collaboration with the design team the follow practice, a design strategy for the proposed development vision for the development was established. was established that sets out nine urban design principles. The principal aim is to ensure a high quality urban design response of the scheme and its integration with its context.

1) To create a high quality residential development that supports Urban design principles: the intensification of Cork in a highly sustainable city centre PRINCIPLE 01: location, served by public transport and facilities nearby Create an appropriate landmark worthy of Cork PRINCIPLE 02: 2) To regenerate the urban fabric and contribute to the Integrate and enhance the local heritage PRINCIPLE 03: establishment of a vibrant urban mixed use quarter at the cusp of Create a well-connected site and enhance permeability the historic city centre and the Docklands expansion area PRINCIPLE 04: Create a strong urban edge and ‘soft core’ street block 3) To contribute to the city’s skyline with a tall building of PRINCIPLE 05: exceptional quality and elegance that marks the gateway into Integrate with the mixed urban grain the city and the entrance to the Docks, helps orientation and way PRINCIPLE 06: finding, and acts as a catalyst for regeneration Mediate the height difference and step up development PRINCIPLE 07: 4) To preserve and enhance protected structures, re-open the Create attractive urban spaces former railway station to the public and create a high quality public PRINCIPLE 08: Provide animation to streets and active ground floors realm and connections with neighbouring Navigation Square PRINCIPLE 09: Provide a distinct, elegant and non-directional tower

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 33 Figures for Section 5: e ALL DIMENSIONS TO BE CHECKED ON SITE NO DIMENSIONS TO BE SCALED FROM THIS DRAWING DRAWING IS TO BE READ IN CONJUNCTION WITH RELEVANT CONSULTANTS DRAWINGS

NAVIGATION SQUARE BLOCK A

1 3001 NAVIGATION SQUARE BLOCK C (PLANNING GRANTED)

3 56342

T + 3.800

S 52990

1 A 8 8 0 E Substation Substation 36.43 18.40

A Substation U +4.500 16.73

Q 7840

6465 RAMP TO CAR PARK +4.100 T +3.800 R + 2.900

E +4.500

B Switch 32.08 L

A +4.100 Focus Booths Lockers 18975

Phone Booths Lounge/Working 253.14

2 4 WC Coffee Dock 8 Meeting Room 9

5 6.75 1

8 9.08

5 9 +3.800

+2.900 WC 8 Meeting Room 8 19.02 8 7.97 0 2 D A Management Suite +3.800 6940 38.45 +3.800 O R UP T R Post Area 3.29 E 6865

39920 B 65 ) 17 L Reception S R 182.28 U A A

0 B 4 +3.800 IN /

0 7996 T 6 ENTRANCE 22735 M N 2 29600 A ER R T +2.900 U 3000 N A 3394 1 T +3.800 6 IO 2 S

9 T E +3.200 A R ST SED UPPER ESCAPE ER + 2.900

Comms Room 6 O Office 6 M 5.92 Parcel Storage 1 P

4 R 9.86 17628 O 6.73 O F PR ESCAPE BASEMENT ( 21770

WC Service Area 4.72 + 3.300 6.72

+3.054

13250 +3.500 4511

PROPOSED 1

Cafe 4

204.66 2

CAFE 9

+3.800 CAREY HOUSE

6450

21770 +2.900

P3 25/10/2019 ISSUED FOR PLANNING KMM EC P2 19/07/0219 ISSUED TO AN BORD PLEANÁLA KMM EC P1 21/06/2019 ISSUED TO CORK CITY COUNCIL KMM HL REV DATE DESCRIPTION CKH DRN

STATUS CODE DESCRIPTION PLANNING ALBERT STREET CLIENT PROGRESSIVE COMMERCIAL CONSTRUCTION LTD

PROJECT

ALBERT QUAY BUILD TO RENT SHD

Figure 5.1: Proposed development Ground floor plan DRAWING GA - 00 - GROUND FLOOR PLAN 34 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK

PROJECT NUMBER DATE 950491 09/06/18

SCALE@ A1: DRAWN/CHECKED: 1 : 200 HL/ KMM

ONE ALBERT QUAY STATUS CODE: DRAWING NUMBER REVISION P1010 P3

Architecture + Interiors +353 21 422 2002 16 Lavitt's Quay henryjlyons.com [email protected] Cork T12 ED74 1 Level 00 - Ground Floor Layout Plan 1 : 200 05 Urban Design Assessment

The urban design principles have informed the scheme design and can be traced through to the application proposal. The urban design assessment in this chapter examines the scheme against each of the urban design principles. The assessment looks first at the principle and its justification, and then describes and assesses how the scheme design has responded to each.

Figure 5.2: Aerial view of the proposed development

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 35 PRINCIPLE 01: Creating an appropriate landmark for Cork

The site is situated at an important gateway location in the city, at the intersection of the South Link Road with Albert Quay and at a principal bridge over the River Lee. Furthermore, the site is at the entrance point into the South Docklands and marks the area where the city centre intersects with the Docklands regeneration area. There is an opportunity here to mark this special place with a landmark building of the highest quality on the waterfront. The building will need to be distinctive and of a scale and height that is appropriate to its context and its special location within the emerging commercial heart of Cork. As a landmark the development will need to be perceived as a positive addition to the city. As such it should deliver an architecturally exemplar building that sets a quality benchmark within Cork.

The proposed development provides a coherent and holistic response to the site and its neighbouring context. The tallest element of the scheme is situated on the prominent corner of Albert Quay and Albert Street, to emphasise this important intersection and to maximise on the visibility from across and along the river. The site is situated at a natural gateway location

36 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK The tower itself is carefully designed and will provide an elegant and slender addition to the skyline in views from close-by as well as over the city. The justification for a tall building at this location, including its height and design are discussed in more detail in the Tall Buildings Statement in Part 2 of this document. This finds that a tall building on this site with its height and location is justified and it would positively contribute to the city’s skyline and the image of Cork.

Figure 5.3: Landmark principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 37 PRINCIPLE 02: Integrate and enhance the local heritage

In this context the development strategy for the site This development approach provides a sufficiently The site comprises of a number of existing prioritises the retention and reuse of the historic large and contiguous site to the north of the area buildings some of which are of heritage station and station offices on site, which are a to deliver an efficient and well designed building. It significance as set out in the section 3.8. protected structure and a Recorded Monument. allows the concentration of the bulk of development The development offers the opportunity to The former Sextant Pub in this context is a building on Albert Quay and the corner of Albert Street, preserve and enhance historic buildings in a of lesser significance. Now vacant, it is the remnant where is provides an appropriate urban scale manner appropriate to their significance. The of an earlier structure, not built as a pub and now frontage overlooking the River Lee and close to the development should explore the integration of stands in isolation amid taller buildings with larger gap between Navigation Square and One Albert historic buildings on site, their refurbishment floorplates, with two reasonable elevations, and Quay. In turn the south of the site will continue to be and sensitive reuse. Especially the former two distinctly poor ones. characterised and inspired by the historic character station offices and the station shed whose of the heritage buildings and respond to the The Conservation Architect by JCA Architects scale, form and appearance provide a great tramshed opposite and other lower rise buildings states that the Sextant makes a less significant asset to the development and can offer on Albert Road. Unsympathetic later additions to contribution to the present architectural character and contribute to a sense of place. the rear of the former station offices and station environment, as it is of a relatively modest shed are removed and the buildings reinstated as architectural design, with applied decorative independent structures with their own integrity. The features on an otherwise plain façade. Its Given its central location and with buildings proposed new development is set back respectfully surviving interiors are substantially altered and of metropolitan scale on either side, this from the historic building; opening up a new linear the remaining historic fabric is not of particular brownfield site provides a significant opportunity space alongside and creating an appropriate setting significance. Its corner location and canted for intensification as well as to establish an to the heritage buildings. The proposed use of the entrance bay would have defined its contribution appropriate landmark for Cork at this prominent station shed is for a restaurant and bar. This will to the streetscape when first built, but the addition site. Making optimal use of land is incompatible offer access to this historic building to the wider and removal of similarly scaled and detailed with the retention of all of the heritage assets on public and bring memories of the history and terraced buildings adjoining the original public this site. The development proposal is guided by function of this building back to life. The station house and more recent developments of a much the provisions of the Albert Quay, Albert Road, offices are proposed to be converted into office larger urban scale have now diminished the Victoria Road Proposed Architectural Conservation space for small businesses, which is an appropriate comfort with which the Sextant contributed to the Area (ACA), which states that the aim should not use that corresponds with its historic function. overall character of the surrounding streetscape. be to retain all existing buildings and features but As such it is considered that its demolition will to encourage appropriate development of vacant deliver a renewed and better townscape than its land and underutilised buildings by retaining the retention would do. most significant elements of heritage interest as an integral part of the evolving character of the area (Vol 3 of the Cork City Development Plan, 2015).

38 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Former Sextant Pub

Proposed integration of the Former Railway Station and Offices

Figure 5.4: Heritage principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 39 PRINCIPLE 03: Connect the site and enhance permeability

The site assumes a strategic position in the network of routes within Cork city centre. It is situated on the last bridge crossing before the Docklands and at the proposed new river promenade along Albert Quay. Albert Street and Albert Road are important connections with South Cork and the Docklands. A pedestrianised lane connects Eglington Street and the City Hall with Albert Road to the south of One Albert Quay, where a pedestrian crossing facility leads to the site. The Navigation Square development on the adjoining site establishes a new public space within the street block accessed by a number of pedestrian lanes. The development should respond appropriately to the sites accessibility from all directions, establish permeability and connect the street block internally.

The layout of the proposed development responds to the accessibility of the site. The principal frontage and front door of the development is Proposed internal connection with located on Albert Quay where the development from Eglinton Street. Another pedestrian lane Navigation Square will provide good levels of animation, overlooking connects with this space from Albert Quay. As and passive surveillance to the proposed new river such the development will contribute to a highly promenade. permeable street block, inviting people through a pedestrianised and friendly environment of publicly The development sets out a new pedestrianised accessible yet privately managed spaces of high internal route from Albert Road towards the new quality. This will offer a choice of routes and short public space in the Navigation Square development. cuts across the block including a quiet route to The route will be attractive for people arriving Shalom Park. via Albert Road from Albert Quay as well as

40 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Proposed pedestrian connection with Albert Quay

Figure 5.5: Permeability principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 41 PRINCIPLE 04: Integrate with the mix of scales and urban grain

The site is situated in an area with a diverse urban grain and scale. Terraced housing in the Hibernian Buildings to the south east of the site are of small scale and fine urban grain, while many of the older commercial and mixed use buildings within the wider area are of a medium grain. One Albert Quay, the Elysian building, the City Hall and the set piece of the Custom House and Bonded Warehouses are of a large grain. On the site itself the Sextant’s pub (to be demolished) and the former Station Offices (to be retained) are of a small urban grain, while the Carrey Tool hire buildings (to be demolished) and the former station shed (to be retained) are of medium size grain. The development will need to respect and respond appropriately to the scale and grain of development on site and in its surroundings, and skilfully relate to and integrate the various sizes of buildings.

The development establishes a coherent urban frontage The proposal breaks down the development in It sub-divides the large massing of the new towards the river and marks this strategic node with a a series of buildings and manages effectively to development into a sculptural composition of three district scale landmark mediate between the larger and smaller scale interconnected yet visually discrete volumes. The buildings on site. Towards Albert Quay it closes the change of colour of the façade at the lower building the old and the new will allow the experience of the gap between the Navigation Square development part further amplifies the distinction of forms. By playful assemblage of buildings of different scale and One Albert Quay and establishes a coherent removing the unsympathetic later extensions the scales within the development that will feel natural urban frontage that is appropriate to the waterfront proposal re-establishes the integrity of the former and balanced and correspond to prevailing mid-size location, its outlook and prominence. station office and station shed with their respective grain in the area. scales. The creation of a breathing space between

42 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Sub-division of the massing of the building

Figure 5.6: Urban grain principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 43 PRINCIPLE 05: Mediate height and step up development

Development heights around the site are diverse and range from two storeys to the south of the site to eight commercial storeys on Navigation Square. The proposed development will introduce a district landmark tower on the site with significant height. The configuration of massing and height of the development will need to ensure that heights are well mediated, step down to lower development and up to the tower to avoid an overbearing contrasts between heights.

The arrangement of massing and height of the proposed development has been tested from critical viewpoints throughout the design development. Through this testing heights were calibrated to arrive at the satisfying distribution of height and massing of the proposal. At views from the river side the urban front of the development can be appreciated. Here the proposed development fills the gap between the adjacent developments One Albert Quay and Stepping of progressively rising form Navigation Square, and responds to their significant progressively rising forms that step up to the tower mediates between lower element and scale. It introduces the shoulder element and and visually guide the eye to the top. This approach tower midrise companion to the taller building, which helps to mitigate the visual impact of the tower helps transition the height of its neighbours with onto its lower rise neighbouring development and the tower. results in pleasing integration of the taller element in its height context. The stepping down of the In views from the south the change in height massing to the south will further help to bring the from the lower rise buildings on Albert Road and sun into the interior of the site and enhance its the development is managed by the provision of appeal for outdoor activities.

44 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Slightly increased shoulder height mediate with the height of the tower

Figure 5.7: Height principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 45 PRINCIPLE 06: Create a strong urban edge and ‘soft core’ street block

The area is transforming from a fragmented edge of city centre area into a cohesive urban quarter with a metropolitan character. The site forms part of an urban street block and should respond to this emerging context by establishing a strong urban edge to surrounding streets, and a softer block interior with a green and complementing character.

The proposed development completes the western portion of the street block. With its existing and new buildings it establishes a strong urban edge and well-defined street space along the three adjoining streets around the development. The size of the frontages responds to the scale of the street and their prevailing character, and enhances sense of enclosure. Within the interior of the street block the proposal establishes a courtyard type environment with a series of irregular linked public spaces. As a pedestrianised area with a high quality public realm design and soft landscaping these will create a pleasant and complementing character Green Courtyard Space to surrounding streets. The ‘soft core’ will offer a refuge and invite people into and through the development to escape the busy street environment. It offers places to sit, meet and stay and to enjoy a calm, relaxing environment with a sense of history.

46 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Urban edge towards the street space

Figure 5.8: Urban edge principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 47 PRINCIPLE 07: Create an attractive urban space around the building

The increased density in this new quarter and associated greater number of people requires the public realm to be well designed and to maximise on opportunities to provide open space amenities, where people can step out of the flow to have a place to rest and breath, and to observe the street life. The area in the future will benefit from a number of larger open spaces, such as the generous waterfront promenade along Albert Quay planned by the city, Shalom Park to the south of the development and the public space in Navigation Square just to the east. The constrained nature of the site means that the Entrance into the scheme on Albert Street proposed development will have limited scope to establish another large open space on its direct sunlight over the middle of the day while in the station shed is expected to spill out activity own, yet it offers an opportunity to provide in other times benefit from sun reflected by the and provide animation. A semi-mature tree is high quality pedestrian spaces around the facades. Its green design with planted areas, trees proposed at Albert Street to mark the entrance. buildings that are more than a thoroughfare but and seating provides visual amenity and offers High quality design with planters with integrated provide incidental ‘pocket’ spaces with seating, opportunities for office workers and visitors to sit seating, feature lighting and other public realm landscaped area and public realm features. out and have their lunch break here. features will lend these courtyards a special character and invite people to stay. The second route from Albert Street follows the The proposed development establishes two routes inside of the former station offices and the station The public realm around the buildings is well across the site with different characters. The space shed through a series of courtyards and provides defined. It widens outside the main entrance to between the development and Navigation Square a contained small-scale environment. The lower the building to provide an appropriate setting will provide a more formal and direct route from height of the older buildings means that the space and avoid footway conflicts. Overall the proposed Albert Quay towards the open space in Navigation will receive direct sunlight over the day. Together development is judged to maximises on its Square. The orientation of the space means that it with the reflected light from the facades, this will opportunity to create attractive and welcoming offers glimpses towards the river and the Bonded make it a pleasant and bright environment to be open spaces around the building and to integrate Warehouses and gives a sense of orientation. Its in. The historic buildings will contribute to the them well into the wider open space network. southern orientation allows the space to receive character of this space, and the restaurant and bar

48 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Internal court yard spaces

Attractive entrance into the courtyard

Figure 5.9: Public space principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 49 PRINCIPLE 08: Animate streets and provide active ground floors

At the corner of Albert Road and Albert Street the With its residential accommodation the proposed development will provide a restaurant proposed development will add to the mix of and bar as a new anchor use. This will help to the quarter and complement the prevailing animate both the street space and the courtyard commercial uses and activity pattern. within the development. The courtyard is further Residents will animate the area outside office animated by the second entrance into the hours, and bring life to the streets especially residential lobby and a shared workspace at ground in the evenings and during weekends. The floor. The former station offices provide small proposed development fronts on three sides business accommodation that will also contribute onto the public realm and will offer additional to footfall on Albert Street. permeability across the site. It will provide animation and passive surveillance to The upper floors of the building have a transparent surrounding streets to ensure they feel well and open façade design which facilitates overlooked and safe. This is a particularly overlooking and contributes to a sense of safety important on Albert Quay, where the building along the river and in the wider area. Overall the will help to animate and overlook the planned building design is judged to provide excellent new Dockland’s promenade. animation of the public realm and good levels of public surveillance all around.

The proposed development provides active uses at ground floor to animate and overlook surrounding streets. The main entrance into the lobby of the building is on Albert Quay and will generate The proposed tower will provide overlooking and passive footfall on the street. The lobby together with the surveillance to the surrounding street space and the waterfront residential amenity and work spaces in the first and promenade second floors will provide a lively façade that offers animation and overlooking to Albert Quay and the waterfront promenade. The prominent corner of Albert Quay and Albert Street will be animated by a Café, which with its transparent façade offers good levels of passive surveillance to the street space.

50 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK A cafe will animate the corner of Albert Quay and Albert Street

Figure 5.10: Active ground floor principle

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 51 PRINCIPLE 09: Provide a distinct, elegant and non-directional tower

The topography of Cork with the city situated in a river valley means the proposed landmark building will be seen in views over the city from the hills to the north and south, as well as appear in views along the river valley in an east-west direction. To be a legible landmark it will need to be easily recognisable and distinctive as one and the same building from wherever it is seen. The tower will need to be well articulated, elegant and slender.

The proposed development locates the tower at the prominent corner of Albert Quay and Albert Street, where it will be widely visible within views along the river as well as from approaching routes. The tower is articulated into a three storey base, a 19 storey body and a three storey recessed ‘lantern’ element at the top. It has a square floor plan, which gives it a coherent appearance in views from all around. The tower only accommodates five units per floor, which results in a small footprint and allows the building to be slender and elegant. The articulation of the vertical elements of the tower into groups of two-to-three floors gives a vertical rhythm to the architectural expression. Horizontal bands connect the tower with the shoulder element and the lower rise back to the rear to form a sculptural whole. The VIA work by Urban Initiatives Studio illustrates the beneficial impact the tall building will have in views within Cork. Overall the tower element is The tower is articulated into a three storey base, a 19-storey body and a recessed lantern element at the top judged as elegant and well proportioned.

52 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK Figure 5.11: The tower needs to respond to visibility from all around

PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK 53 URBAN DESIGN ASSESSMENT CONCLUSION

In summary, the proposed development presents an excellent urban design response to the site and its immediate and wider context:

ll Its layout, massing and height is well ll The proposal establishes strong street considered, emphasises its urban frontage frontages with good enclosure and onto the waterfront and skilfully steps down contributes effectively to an animated towards the smaller scale and fine grain and overlooked public realm. It further context to the rear. establishes a ‘soft’ environment within the core of the street block and provides ll It retains the existing heritage on site in a protected and attractive outdoor spaces that manner appropriate to their significance will complement and enrich the area. and the development objectives for this site. The development integrates and enhances ll The proposed tower is well positioned and the former station shed and offices, designed, and will become an elegant, distinct re-establishes their integrity and utilises and attractive landmark on Cork’s skyline. their character and appearance to contribute to strong sense of place. ll Overall the development expresses a high level of refinement and design consideration. ll The design responds to the movement routes It will bring greater coherence to the approaching the development and creates emerging commercial heart of Cork and permeability across the site with two new contribute significantly to the character and internal routes linking up with the adjoining vitality of this part of Cork city centre. Navigation Square development.

The design is judged to be in keeping with best practise urban design principles and should therefore be permitted.

54 PART 1: URBAN DESIGN STATEMENT 2 ALBERT QUAY, CORK PART 2 TALL BUILDINGS STATEMENT Figures for Section 1: Elysian tower Elysian Holy Trinity Church Trinity Holy St Nicholas Church Permitted Prism tower Permitted Proposed Albert Quay tower Proposed

View of the proposal from Elizabeth Fort towards the docklands with permitted developments INTRODUCTION

This Tall Building Statement provides a rationale for the tall buildings proposal for the proposed development at Albert Quay. The Statement comprises of the following sections: 01 Tall Building Context - this sets the scene in respect of the policy and development context 02 Theoretical Tall Buildings Context - this outlines a conceptual framework that provides a strategic approach to tall buildings 03 A Strategic Approach to Tall Buildings in Cork - provides a strategic assessment of Cork and identifies areas sensitive to tall buildings and areas where tall buildings could be promoted 04 Justification of the proposal - this section contains the tall building rationale and justification for the proposed tall building.

View from Horgan’s Quay towards the emerging skyline of the city centre with from left to right the Elysian tower, the proposed Albert Quay tower, St Nicholas Church, Holy Trinity Church, Finbarre’s Cathedral, the permitted Prism tower, as well as a building of the Horgan’s Quay development

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 57 01 Tall Buildings Context

1.2 National Guidance on Urban 1.1 Cork’s development and policy context Development and Building Heights

Over the past two decades Cork has evolved Recent development proposals and permissions The new National Urban Development and considerably with many ambitious new schemes in the city are evidence of a strong development Buildings Height Guidance makes clear that Irish that are reshaping the image and character of interest and underlying demand for dense Cities need to intensify, especially in their city the city. With a strong emphasis in the National mixed use developments in central locations centres. Increased building heights and taller Planning Guidelines on sustainable development especially where they are well served by existing buildings are an important part of making optimal and the intensification of city centres, higher and infrastructure. The City Harbour Interchange use of the capacity of sites in urban locations taller buildings will become more common-place in Area in particular has seen new commercial “where transport, employment, services or retail cities across Ireland including Cork. and residential development of a new city scale development can achieve a requisite level of previously unknown to Cork, but, nevertheless, intensity for sustainability” (para 2.3). The Guidance City policy for long has directed tall building envisaged in the City’s Development Plan. The sets out that there is “a presumption in favour activities to the east of Clontarf Bridge and into development of Lapp’s Quay and the Elysian of buildings of increased height in our town /city the Docklands. The local area plans for the North scheme have led the way, with 6 to 17 storey cores and in other urban locations with good public and South Docklands identified locations of tall developments. Post-recession this is continuing transport accessibility” (para 3.1). with their maximum heights. While the plan for the now with the developments of One Albert Quay, North Docklands area has now lapsed, the South The guidance requires development plans to Navigation Square, Penrose Quay and Horgans Docks LAP is still a relevant consideration and “identify and provide policy support for specific Quay that range from 6 to 11 storeys. Recently referenced in the CDP. The tallest building was geographic locations or precincts where the Prism building, a 15-storey office tower was proposed at the far end of the South Docklands at increased building height is not only desirable granted permission adjacent to the bus station, the Eastern Gateway, at 27 storeys. but a fundamental policy requirement”. It further introducing a tall building on the city centre asks for the identification of“locations with the While a number of proposals for sites within the island. Other proposals for tall buildings are being potential for comprehensive urban development or docklands have secured permission, little has been considered by developers at present, including on redevelopment (…) where for example, a cluster of implemented. The Docklands remain a priority for Custom House Quay and on South Link Road. The higher buildings can be accommodated as a new regeneration, policy also acknowledges the role of proposed development site is situated amidst this (…) urban district or precinct” (2.11). The guidance the interface between the City and the Docklands higher context that characterises the emerging stipulates the preparation of masterplans or local in the Interchange area, where development can mixed-use hub generally to the east of Cork City planning frameworks for these specific areas. benefit from city centre activities and existing Centre. infrastructures. Developing this area first as an extension of the City Centre is seen as the driver for further development into the Docklands from the west.

58 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figures for Section 2:

Penrose Quay development Elysian building Render of the Prism building

1.3 Need for a strategic approach to tall buildings in Cork

The Guidance also requires Local Authorities in As the national guidance is a very recent document, This propositional framework takes account of the their plans to be “more proactive and more flexible its policy directives have not yet informed a revision assessment criteria for applications set by the National in securing compact urban growth through a of the Cork Development Plan and the requirement Guidance. This requires proposals to demonstrate combination of both facilitating increased densities for “a more performance criteria driven amongst other criteria, that the “site is well served by and building heights, while also being mindful of approach” that is informed by an assessment of public transport”; development including “proposals the quality of development and balancing amenity existing character and setting, and an integrated in architecturally sensitive areas, should successfully and environmental considerations” (2.7). It further understanding of place. integrate into/enhance the character and public realm requires the Planning Authority to determine if of the area, having regard to topography, its cultural In this context, this tall buildings statement increased heights are an appropriate typology context, setting of key landmarks, protection of key endeavours to establish a high-level strategic or not in particular settings. Robust frameworks views” (para 3.2); development “should make a positive framework for tall buildings in Cork guided by the should be established based on an initial contribution to place making, (…) with sufficient national guidance and shadowing the approach assessment of existing character and setting of a variety in scale and form to respond to the scale of required from the Local Authority. Based on Urban place, and “involve an integrated understanding of adjoining developments and create visual interest in the Initiatives Studio’s expertise in advising other Local place” (para 2.8). street scape”; and proposals should make “a positive Authorities on these matters, this framework set contribution to the improvement of legibility through the out a coherent approach to tall buildings within the site or wider urban area within which the development context of Cork, within which the proposal for the is situated and integrates in a cohesive manner”. Albert Quay can be evaluated.

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 59 02 Tall Buildings Theoretical Context

2.1 Prevailing height versus tall buildings 2.2 Tall buildings definition

When discussing the height of development it is A ‘tall building’ is a relative term. A ten-storey useful to make a clear distinction between the building might be a (very) tall building in a ‘general building height’, that is the prevailing predominantly two-storey suburban area, yet would height in an area, and ‘tall buildings’, which be considered only as a local high point in an urban covers exceptional buildings that are taller and five to six storey context. Thus, tall buildings must outstanding. be considered in relation to their local context (Figure 2.1). The prevailing height of buildings affects many aspects of urban areas including their density, The taller a building the greater is its presence and character, street enclosure and quality of the public impact, both locally as well as on the skyline. The realm, and the social environment. Increasing ratio of the height of a tall building to the prevailing the general height of an area by a few storeys, contextual height is a useful indicator of the extent as recommended by the National Guidance, of its ‘tallness’ in its specific context. can deliver a sizable uplift in the overall density The prevailing height of an area together with its and capacity of an area, increase activity levels coherence or variation in building height, are the and vitality and result in a more compact urban reference parameters against which the height of a form. Such an increase in density will need to tall building is perceived in the urban environment. be supported by sufficient transport and other infrastructures as well as the provision of quality Figure 2.1: A 10 storey building is perceived as tall in a 2-storey The height differential between a tall building open spaces and amenities. context while in an urban 5-6 stoerys context is only considered and its context can be measured. We call this a local highpoint the context height ratio (CHR). The CHR provides Tall buildings are the exceptions to the prevailing a simple expression of the ‘tallness’ and level height. They are significantly taller than the of impact that a tall building will have within prevailing height in an area, break the skyline and their context as well as on the skyline. The CHR are visually prominent. allows a relative categorisation of tall buildings While tall buildings have a role to play in increasing in reference to whatever their context is, rather acting as catalysts for regeneration, offering densities locally, they also are important in than providing heights in absolute terms, which is diversity of accommodation and contributing to contributing to the character and identity of places, often impracticable and crude. As such it provides vitality and place making. enhancing legibility and articulating the skyline, a contextual tall building definition that can be applied across areas of very different height characteristics.

60 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK In respect of the CHR four different height classifications can be identified: ll Large/higher building (CHR <2); ll Local Landmark (CHR 2 to 3); ll District Landmark (CHR 3 to 5); and ll Metropolitan Landmark (CHR >5).

Given that the visibility and impact of a tall building increases with its height, this impact has to be proportionate and meaningful. This is a fundamental tall building premise that should guide tall building work. The height of a taller building should generally correspond to the hierarchy of places, and be proportionate to the relative importance of the place of function marked by the building in the context of the wider settlement. This implies that Local Landmark buildings should mark places of a local importance, District Landmarks mark places or functions that are of district wide importance, and Metropolitan Landmarks should express significance for an entire city or Metropolitan area. By the very nature of this hierarchy there will only be a few places in Cork where buildings of District wide importance may be appropriate, while the city is unlikely to sustain more than one Metropolitan Landmark.

Figure 2.2: Tall buildings hierarchy concept

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 61 2.3 Context height and the definition of tall buildings in Cork Table 2.1: Tall buildings classifications in Cork

The definition of tall buildings is dependent on the Type Suburb City Centre Core City Harbour Future Docklands understanding of the contextual height. We have Interchange undertaken a high-level mapping of the prevailing (CH 2 storeys) (CH 4 storeys) (CH 7 storeys) context heights in Cork in support of this tall (CH 6 storeys) buildings work (Figure 2.3). Local 4 - 6 storeys 8 - 6 storeys 12 - 18 storeys 14 - 21 storeys The context height mapping shows that the majority landmark 14m - 20m 14m - 20m 38m - 56m 44m - 65m of Cork city centre in the island is of relatively (CHR 2 to 3) consistent height of 3-5 storeys (CH=4). There are a number of pockets of development where height District 6 - 10 storeys 12 -20 storeys 18 - 30 storeys 21 - 35 storeys increases to 5-6 storeys (CH=5), especially on South landmark 20 - 32m 38 - 62m 56m - 92m 65m - 107m Mall and in peripheral locations of the centre. A few (CHR 3 to 5) more recent developments have introduced heights Metropolitan >10 storeys >20 storeys >30 storeys >35 storeys of 7 and 11 storeys (CH=9). At 17 storeys, the Elysian landmark is Cork’s tallest existing building. >32m >62m >92m >107m (CHR >5) At the periphery of the city centre heights quickly drop to 2-4 storeys (CH=3) and 2-3 storeys (CH=2). Further out heights drop further to 1-2 storeys heights of 6-8 storeys (CH=7), which will introduce a calculated by multiplying the number of floors by (CH=1.5). South of the South Channel height are more intense urban scale to Cork. the regular floor height of 3m and then adding 2m more coherent, while to the north of the North to allow for larger ground floors and roof elements Notwithstanding if in principle a tall building Channel there is generally greater variation in would be appropriate, the context heights can be The proposed development is situated in the City height. translated into clear tall building definitions for Harbour Interchange Quarter. East of Brian Boru Bridge/Clontarf Street and Cork (see Table 2.1 above). into the Docklands heights become generally Note that the context height for the City Harbour more diverse and fragmented offering a greater Interchange area is set at 6 storeys. This takes into range of heights. Especially the new development account existing and future proposed heights of a of Horgans Quay and Penrose Quay but also Docklands scale, and also considers the generally Navigation Square are introducing a hitherto lower prevailing height in the adjoining city centre unknown scale to Cork with buildings of 8-11 core area. For simplicity heights are provided in storeys. number of typical residential storeys (average The Cork Development Plan stipulates the 3m per storey). Total heights above ground are redevelopment of the Docklands with building

62 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 2.3: Existing context height of Cork with proposed future context height and tall buildings in the docklands

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 63 2.4 The ‘pros’ and ‘cons’ of tall buildings 2.5 The need for proactive management of tall buildings

Tall buildings are controversial typologies that Tall buildings by virtue of their scale and height divide opinions. Some people love them while can bring significant change to a place’s skyline, others are highly sceptical. Objectively, tall its townscape and character. A tall building, buildings can have beneficial and adverse impacts, in the right location and of high quality, can be which are summarised below. transformative and have a lasting positive impact on the character and identity of a place. However, if Potential beneficial impacts of Tall Buildings Potential adverse impacts of Tall Buildings: it is in the wrong location or of poor quality, it can Tall buildings can: Tall buildings can: become an eyesore, be resented by the community and detract from a place’s character and identity. ll Help to increase density to make best use of ll Cause harm to heritage assets and their setting; infrastructure, especially on constrained sites; ll Impact on the character of sensitive townscapes In deciding the appropriateness of a tall building the ll Perform a landmark role and enhance legibility; and landscapes; beneficial and adverse impacts both individually and cumulatively will need to be carefully considered ll Enhance the skyline and views to positively ll Intrude and detract from views; and balanced. On a strategic scale this needs contribute to image of a place; ll If poorly managed fragment the skyline and to consider the characteristics and sensitivities ll Support regeneration as a catalyst and by weaken the city image; of the place, together with wider development instilling confidence; ll Cause adverse microclimatic and environmental and planning objectives, as well as development ll Support viability of economically challenging impacts from wind funnelling, overshadowing, interest and deliverability. On a local and building schemes and deliver associated planning sun reflection and light pollution; scale the visual and environmental impact will requirements, such as affordable housing; and ll Undermine residential amenity and privacy need to be examined together with an appropriate ll Deliver additional regeneration and public of existing and new residents (impacting on design response to the streets and spaces and the benefits, such as: overlooking, day and sun lighting, quality of surrounding urban fabric. •• New public spaces and enhanced public private and communal amenity spaces etc.); The lack of coordination of tall buildings locations realm; ll Affect the definition, animation and quality of can result in the scattering of towers on the •• Public viewing points; surrounding streets and spaces; and skyline, leading to fragmentation and a poor image. Proactive management of tall buildings therefore •• Desirable uses or facilities; and ll Detract from the quality of an area through poor quality design and lack of integration. will need to ensure that permitted tall buildings •• Cross-subsidisation of other benefits, such as are meaningful and proportionate to their context, the revitalisation of heritage assets. review the cumulative impact of tall buildings on the skyline and views, and where appropriate group tall buildings into confined cluster locations where they can become distinct skyline features and mark important places of special character.

64 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 03 A Strategic Approach to Tall Buildings in Cork

3.1 Tall Buildings Objectives 3.2 Strategic search for areas with potential for tall buildings In order to establish a strategy on tall buildings it is imperative to be clear on the objectives that this approach aims to deliver. The tall buildings A strategic approach to identifying areas where objectives will be informed by the vision for the tall buildings may be appropriate requires the place and associated planning policies as well as layering and analysis of various types of geographic relevant place characteristics and constraints. information. Through synthesis this process identifies area that are sensitive to tall buildings From our understanding of Cork and the reading and areas where in theory tall buildings could be of the relevant policies we have identified the promoted. The overlay of these constraining and following 10 tall buildings objectives: promoting factors will identify areas where in principle tall buildings could be considered. Based on our understanding of Cork, the policy 01. To effectively contribute to place 06. To enhance legibility and local context and the Tall Buildings Objectives we have making, an enhanced city image and distinctiveness; identified the following aspects in Cork that are coordinated skyline; sensitive to tall buildings: 07. To protect and enhance strategic and 02. To help deliver economic growth, local views; ll Character Areas; intensification and regeneration of Cork’s 08. To provide a comprehensive ll Heritage designations; city centre and the docklands; development with quality architectural ll Topography; 03. To increase density in areas well served and urban design of the highest order; ll Landmarks and protected views. by public transport, infrastructures and 09. To minimise negative impacts on the facilities; The following areas are in theory places where tall immediate environment, residents and buildings could be considered: 04. To sensitively respond to surrounding neighbours; and townscape character and the setting of the ll Areas in close proximity of major transport hubs 10. To deliver wider regeneration and city; public benefits ll City, district and local centres well served by 05. To protect and enhance heritage assets public transport; and

and their setting; ll Key regeneration and growth areas such as the City Harbour Interchange and the wider Docklands

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 65 Figures for Section 3: SENSITIVITY ANALYSIS

This part of the tall buildings analysis identifies aspects of Cork’s spatial structure that are sensitive to tall buildings.

Townscape Character Areas The following character areas are considered The following character areas are generally sensitive to tall buildings, due to the potentially considered less sensitive to tall buildings: damaging effect a tall building could have on the ll Mixed commercial area coherence and character of these areas: ll Docklands ll Old Town ll City retail and leisure core (St Patrick’s Street and Oliver Plunket Street Area) For descriptions of each of the characters, refer to section 2.6 in Part 1 of this report. ll South Mall area ll Fine Grain Inner City Residential Areas ll Suburban Residential Area

66 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 3.1: Townscape Character with sensitivity overlay

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 67 Figure 3.2: Heritage designations with sensitivity overlay

Heritage Designations Large parts of the historic parts of the city covered Conservation areas are generally more sensitive development on Sullivan’s Quay. by Architectural Conservation Areas, often to development of buildings of a different scale. Tall buildings proposals in a Conservation Area comprising many protected historic structures. However, the mere fact of a Conservation Area require more detailed considerations to determine designation does not automatically preclude Conservation Areas were designated because the potential impact of a taller building on the the proposal for a tall buildings, and there of their distinctive character of architectural, heritage significance, which has to be seen in are examples where new tall buildings within historical, archaeological, artistic, cultural, balance with the public benefits of a scheme. Conservation Areas have been permitted, e.g. the scientific, social or technical special interest, and recently permitted 10 storey residential building The same applies to protected structures and they must be preserved and enhanced. at No. 5 Victoria Road and the 12 storey hotel national monuments.

68 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 3.3: Topography with sensitivity overlay

Topography A major determinant of the city’s character is its from places within the city especially from the open sensitive to tall buildings. This does not preclude distinctive topography. The principal features are river corridors. tall buildings per se but will require a considerate the dramatic east-west ridges immediately north of approach to the exposed location and visual impact Taller buildings on elevated land, hill slopes and the city centre and the distant Tramore Ridge south studies. ridge lines would be highly prominent and could of the city suburbs. The ridges place the bulk of the have a damaging impact on the coherence and city in a contained east-west corridor. The ridges overall visual amenity of these areas. As such and hill sides to the north of the city centre are an any elevated parts of the land are considered important aspect of Corks identity and highly visible

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 69 View over Cork from Sunday’s Well Road with proposal View over Cork from Fair Hill with proposal View from Donnybrook Hill with proposal

Landmarks and Views Due to the city’s topography there are many The city has identified a range of sensitive views The city centre core itself lacks any notable taller incidental places from where one can see the city in the CDP that it is seeking to protect from element to mark it on the skyline. The absence of from above. While Cork is generally low rise a inconsiderate developments. This includes views prominent landmark buildings within the heart number of distinctive church spires punctuate the along the river corridor, towards the ridgelines, of the city centre is an unusual feature of Cork’s skyline, together with industrial buildings, chimneys views over the city from panoramic view points, skyline. It makes the image of Cork generally less and structures primarily in the Docklands. towards landmark buildings, along historic legible and distinctive, with some views over the city approaches routes and others. Views will need to especially towards the centre and the Docklands The only tall building visible in the city is the be tested through visual impact work to understand appearing as unsatisfying, and lacking a sense of Elysian tower. The County Hall is too far out from the impact from development and how this can be drama and direction. the city centre to be considered here. Saint Fin mitigated. Barre’s Cathedral with its three distinctive spires is the most notable landmark building on the city’s While Cork’s skyline offers a number of distinct and skyline, followed by St Anne’s Church in Shandon positive landmarks they are situated at the city’s and the Roman Catholic Cathedral of St. Mary and periphery. Three groupings of existing landmark St. Anns to the north of the city. The radio mast on towers (primarily church spires and religious Farranree is a widely visible albeit unimpressive buildings) can identified (these are shown in figure structure dominating the ridgeline over the city. 3.4). These areas are particularly sensitive to intrusion by a tall building of inappropriate scale and design.

70 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 3.4: CDP landmarks and views with concentrations of historic landmarks

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 71 Theoretical areas for tall buildings In addition to the sensitivity mapping this study has identified and mapped factors that can in theory support tall buildings. These are set out below.

Public Transport Accessibility Cork city centre benefits from higher public transport accessibility. It comprises the Kent Railway Station and the Bus Station as well as numerous bus routes, which converge in the city centre. The Cork Metropolitan Areas transport strategy has identified significant improvements to the public transport provision in the city. This will include the development of an improved cross-city bus network with bus priority measures and increased service frequency on routes serving the city centre, especially in north south direction. A new light rail system is proposed to connect the city centre, the Docklands and its suburbs in east west direction. The transport strategy promotes the better integration of land-use development with sustainable transport provision. As such growth should be consolidated and intensified around suburban rail, light rail and high frequency bus corridors. Cork Draft Transport Strategy 2019 Existing public transport accessibility and proposed the highest public transport accessibility in Cork future intervention mean that the city centre is and in the future and consequently presents a highly will continue to be the most accessible place within sustainable location that can support a significant Cork. Especially the City Harbour Interchange area urban intensification. In this context this area may stands out in this respect, as it comprises both the not only see an increase in the prevailing height but bus and the rail station and will benefit in particular may also be an area where tall buildings can play a from increased public transport accessibility in the role (in theory) to support greater intensification. future. The interchange area will be the place with

72 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Bus Figure 3.5: Public transport accessibility and accessibility zones

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 73 Figure 3.6: Urban centres

Urban Centres Cork’s City Centre, and to some extent the city’s As highly sustainable locations they should district and local centres are natural areas for deliver greater densities. Centres are normally urban intensification as required by national and characterised by higher levels of activities and a local policy. They are centrally located, benefit from sense of urbanity, and as part of their character a range of facilities and usually are well served by have a greater capacity to accommodate increased existing infrastructures including public transport. building height and potentially tall buildings.

74 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 3.7: Regeneration areas Regeneration and Growth Areas development of areas in the west at the interface plate offices, tourist /leisure uses making use with the city which are easily accessible from the of the heritage building assets, and residential The Cork Development Plan (CDP) promotes City Centre. apartments. growth in many places throughout the city area. The CDP identifies Cork City Docklands as the The CDP further identifies the City Harbour Regeneration and growth areas are the main biggest development opportunity for Cork City Interchange area to the east of the central island resources for housing growth and economic and states that its redevelopment and renewal is and along the river channels as a development development in Cork. They will need to intensify and of regional and national significance. It promotes clusters with transformational impact for Cork. make optimal use of land especially in areas with the development of the Docklands as an extension The area has the potential for an office-led mixed high public transport accessibility. Optimising land of the City Centre and initially prioritises the use district which would include large floor may include the provision of higher density taller development in appropriate locations.

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 75 3.3 Conclusion of the Strategic Search

The composite sensitivity mapping of Cork combines the following layers (Figure 3.8): Heritage, Townscape, Landmarks and View, and Topography. This shows that areas that are sensitive to tall buildings are concentrated in the west of the city centre, on elevated land and suburban areas. It identifies the areas in the east of the city centre island and in the Docklands as less sensitive to tall buildings. Establishing the sensitivities of local and strategic views will need Figure 3.8: Areas that are sensitive to tall buildings to be considered in respect to specific tall building proposals as the impact on views cannot be established through a map based analysis alone. The composite mapping of theoretical tall buildings areas (Figure 3.9) includes the areas of high public transport accessibility, urban centres, and growth and regeneration areas. This highlights the city centre and the docklands as areas where in theory tall buildings can be promoted. The City-Harbour Interchange area stands out as is situated within the city centre, benefits from high public transport accessibility and is targeted as regeneration area of regional and national importance. The overlay of the sensitivity mapping with the theoretical tall building areas (Figure 3.10) identifies the City-Harbour Interchange area as the principal area in Cork where tall buildings would be appropriate as it is less sensitive to tall buildings and strongly supported by promoting factors for tall buildings. The Docklands area is also an appropriate area for tall buildings, albeit it is less central and currently it is less accessible by public Figure 3.9: Areas with theoretical potential for tall buildings transport.

76 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 3.10: Composite of sensitive and theoretical areas, highlighting the City Harbour Interchange as a suitable area for tall buildings

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 77 The City-Harbour Interchange, a suitable area for tall buildings The propositional Tall Building Framework for Cork undertaken by this study identifies the City-Harbour Interchange area as the most suitable area for tall buildings. It is the most accessible area in Cork and changes rapidly into the central business district of Cork. It comprises of many brownfield sites with great development potential, and its regeneration as part of the Docklands is of regional and national City Harbour Interchange Area is expressed through a metropolitan scale and the grouping /clustering of taller buildings. Note that importance. The area is served by both the railway this illustration includes the proposed Custom House Quay tower, that if permitted would become the tallest building in the cluster. station and the bus station and benefits from the Potentially identifying this area as a tall buildings re-animate historic buildings. Furthermore it will highest public transport accessibility in Cork. In cluster could be a helpful device for the create a new focus of activity, support the vitality of addition it benefits from proximity and walking management of tall buildings in this area. The the area and generate footfall with obvious wider distance to the entire town centre and facilities benefit of clustering is that it limits tall buildings regeneration benefits. and is thus a highly sustainable location for intense within a tightly controlled spatial area while helping urban development. Generally the area is less Individually a tall building will need to be well to prevent the sprawl of tall buildings proposals sensitive to tall buildings although at a local level located in a place where it can successfully outside. Cluster principles can be applied to heritage sensitivities and views will need to be enhance local legibility and where its height is manage the location and height of tall buildings considered by development. meaningful and proportionate to its place and within a cluster. Height is normally concentrated in purpose. As an exceptional element in the urban There are precedents of taller and higher buildings the centre of the cluster while is expected to drop environment a tall building will need to be of the (Elysian, Penrose Quay and Horgans Quay) and a away towards the edges, to ensure a distinctive highest quality of urban and architectural design. recent permission for a tall building (Prism) that cluster shape from all around. It will need to be slender and elegant building that have set the stage for other tall building proposals A tall building within this area can add with its form and orientation responds to views in the Interchange area. distinctiveness to the skyline and emphasise from all around. The tall element will need to be Given the emerging context and the area’s this important new quarter and growth area in integrated successfully with surrounding lower rise appropriateness for taller buildings there is a sound views across Cork. It could become symbol for context and care should be taken to the quality and rational for the concentration of taller buildings of regeneration and a catalyst for further development animation of the public realm around the building. different height in the Interchange area. Grouping of the quarter, raise the profile and instil confidence Overall a tall building here is expected to deliver or clustering tall buildings here could help to in the city and its regeneration. A tall building a step change in the perception and experience visually bring together the more disparate taller will be expected to contribute significantly to the of the area, inspire pride and accelerate the elements of the Elysian building and the Prism on improvement of the quality of the area and its transformation into a vibrant and thriving the skyline. public realm and where appropriate preserve and metropolitan quarter.

78 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 04 Justification for the Proposed Tower

4.1 Scheme description

The proposed development is for a residential tower AOD). The principal tower is square in plan and at the corner of Albert Street and Albert Quay in the accommodates five residential units per floor. City Harbour Interchange area of Cork city centre. The tower is accompanied by a mid-rise element The tower and associated lower rise development at its eastern side, that comprises 12 floors, with will provide 201 number residential units for rents a total height of 41.725m above street level and and associated residential facilities and amenities. 44.525m AOD. The third massing element extends The development will further deliver workspace to the south, comprises 9 floors at a height of and cafe space on the ground floor, refurbish and 30.950m above street level (34.750m AOD). open up the former Cork, Blackrock and Passage West railway station as a bar and restaurant and provide a new public space and a high quality public realm within and around the development. The building breaks down in three principle elements of different heights. The tower comprises a total of 25 floors (including ground floor) at a total height of 87.35 m above street level (90.15m Figure 4.1: The proposed tower from Lapp’s Quay

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figures for Section 4: 79 4.2 Strategic Context

Cork’s landscape is changing as the city centre further proposals for taller buildings in this area, strategic policy and growth objectives for the city. moves east. In the last decade the City Harbour the 34-storey Custom House hotel tower and the 17 Although the proposed development does not Interchange Area - the area at the interface of the storey residential South Link Road tower, that are comply with the restrictive set of height guidelines historic city centre and the docklands has become currently in the planning system. contained in the CCA it delivers on the objectives the focus of significant mixed use development for compact growth in urban centres more widely As such, the proposal is situated in an area with and is establishing itself as the new commercial (National Guidelines) and the development of the an emerging highly urban character that has the heart of the city, benefitting from significant City Harbour Interchange Area specifically (CCD). capacity to assimilate a tall building as proposed. developer interest, the availability of larger As such it should not be assessed against height Furthermore it is situated in the company of development sites, proximity to the city centre with guidelines contained within the Development Plan, number of existing and permitted larger and taller its facilities and amenities, and a strong image but instead being evaluated using the Development buildings that concentrate in this part of the city derived from the riverfront and the adjoining city Management Criteria (3.2) in the National and already are forming a grouping or clustering of centre. The City Harbour Interchange area is the Guidelines. tall buildings. natural stepping-stone from the city centre to the The analysis undertaken as part of this Docklands, and its successful development will be The Cork City Development Plan (CCD) predates application and contained within the Tall Building a catalyst to the future Docklands regeneration. the National Guidelines and as such does not take Statement on the following pages has identified account of its requirement of ‘a more performance The development of Lapps Quay, One Albert Quay, the City Harbour Interchange Area as the most criteria driven approach’. Height guidelines in the the Elysian, the City Hall, Navigation Square, suitable area for tall buildings in Cork, given CCD limit heights to 4-6 storeys in the city centre Penrose Quay and Horgan’s Quay and others are its city centre location in close proximity to and promotes tall buildings only within specified establishing an exciting new mixed use quarter two major public transport nodes (bus and rail locations within the South Docklands. The majority in Cork with buildings of city scale and heights of station), its significant brownfield regeneration of the recent permissions and development 6-8 storeys. Taller buildings and structures have potential, and its generally lesser heritage and schemes in the Cork City Interchange area (named long been part of the industrial installations in the townscape sensitivity compared to other city above) have been permitted despite being of greater Docklands. The R&H Hall Grain Silo on Marina Walk centre locations. It highlights the potential for height and promoting tall buildings in locations that sits in close proximity to the proposed development the clustering of taller buildings in this area and have not specifically been identified in the policy and rises to approximate 40m height, an equivalent the creation of a distinct new skyline feature that map. The CCD identifies the development of the to a 13 storey residential building. The 17 storeys represents the City Harbour Interchange Area Docklands as a major development opportunity Elysian tower was built in 2008, then the tallest and is a symbol for Cork’s growth aspirations. of regional and national importance. It frames building in the Republic of Ireland. Recently more the docklands as an extension to the city centre tall and larger buildings have been permitted in and identifies the City Harbour interchange area this area, including the 15-storey commercial as the priority for development as it is easily Prism tower, the 10 storey residential tower on 5 accessible from the city centre. (13.25). As such Victoria Road, and an 11-storey development in the there is precedent for a flexible application of the Horgan’s Quay development. Aside from the Albert height guidelines within the city to deliver on the Quay tower subject to this application, there are two

80 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 2 Albert Quay

Figure 4.2: Composite of sensitive and theoretical areas, highlighting the City Harbour Interchange as a suitable area for tall buildings, and identifying the proposed tall building development

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 81 4.3 A strategic place for a tall building

The proposed development is situated in the City-Harbour Interchange area at the interface between the city centre and the Docklands where both areas overlap. The development proposes significant intensification and density uplift. It will contribute to the intensification of the city centre and help deliver the city’s development plans for the City-Harbour Interchange Area, which is a project of regional and national importance. The building will deliver 201 new residential units, which will significantly add to the residential population in the City Centre. The development will generate activity and animation in the eastern end of the city centre and help animate an area that currently lacks vitality especially in the evening and at weekends. It will generate footfall, increase the spending power in the centre, and thereby support local businesses and deliver a regenerative impact for the local economy. The buildings is slender, elegant and distinctive Figure 4.3: The proposal will be a beacon of change in the City Harbour and of an architectural design of the highest Interchange are at the intersection of the city centre and the docklands and act quality. It will become a beacon of the regeneration as a catalyst for regeneration of the City-Harbour Interchange area and the wider Docklands, and act as a catalyst for the development of the area. As such it will have a significant impact on the growth and development of the city in accordance with the Cork Development Plan and National Guidance.

82 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK The proposed development is located in an area with high public transport accessibility. It is situated in close proximity to the city’s bus station (6 minutes walk), the Kent Railway Station (approximately 8 minutes walk when Horgans Quay is completed) and numerous bus routes. It will directly benefit from the implementation of the Cork Metropolitan Area Transport Strategy 2040 (CMATS) which will significantly enhance the accessibility of the city centre even further. The CMATS proposes €3.5bn of transport improvements, which will promote a greater modal shift away from the car and significantly increase public transport connectivity with the city centre. The proposed development will benefit from adjacency to the proposed bus corridors to the Docklands / Mahon and to South Cork / the Airport. Furthermore it is in close proximity to other proposed cross-city bus corridors and the proposed light rail line from Ballincollig and Mahon Point. As such the proposed development will benefit from exceptional levels of public transport accessibility in the future, rapidly connecting it with the majority Figure 4.4: The application site is well served by public of Cork and its employment and settlement areas transport and local facilities as well as open spaces. There will be little need for residents to own a car for their daily commute, while car share or similar arrangements can be in the future to make owning a car less necessary and desirable. The proposed development is located in a highly connected and sustainable location and as such Furthermore the development is situated within it will contribute to delivering compact urban easy walking distance of the city centre and its retail, growth in an area well served by public transport, cultural, social and institutional facilities. Proposed and by this help deliver the growth objectives improvements to the cycling network will further of the Cork Development Plan as well as the improve cycle access with other parts of the city. National Policy Guidance.

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 83 4.4 Justification for a landmark at the corner of Albert Quay and Albert Street

The proposed development is situated in a strategic location suitable for a landmark development. It sits at the street corner of Albert Quay and Albert Road, itself an important node within the city centre and a gateway location in multiple ways: ll The site marks the arrival point where the South Link Road, which connects the city centre with the N40 and the airport, arrives at the in the heart of the city centre and meets the river Lee; ll It is situated on the junction with Albert Quay which provides the main road access into the South Docklands Development area from the N40 and the city centre; ll It is situated on the final principal river Figure 4.5: Key views towards the Albert Quay proposal, crossings before the South Docks and the start highlighting its role as a gateway building of the planned Albert Quay South Docklands promenade; ll It is a prominent point on the waterfront, widely produces elegant proportions from wherever it is on the city’s skyline, enhance legibility and way visible in views along the river and as such is an seen. The refined simplicity of the tower with is finding. It will become a symbol for the City ideal location for a landmark; and crown, the ‘lantern’ at the top, provides a highly Harbour Interchange area and anchor the district ll In the wider city context and in views across distinctive and identifiable building within city as well as this gateway location in the collective the rooflines the building will be a symbolic views and on the skyline. Glimpses and views to consciousness of Cork. marker of the intersection between the historic the building from within the urban fabric as well Its strategic location within the city fully city centre and the urban expansion area of the as from elevated vantage points will convey a justifies a landmark building on this site. It will Docklands. sense of orientation and directions, and offer an enhance legibility and the understanding of understanding of where the Albert Quay quarter is Successful landmark buildings are easily the city, provide distinctiveness to a strategic located. recognisable, contrasting with their surroundings node, celebrate the arrival in the city centre and are meaningful in their context. The Albert The proposed tower’s architecture and appearance and enhance the gateway between the city Quay Tower meets all those requirements. rises up to the challenge of being a positive and and the Docklands. The distinct architecture distinctive landmark both locally and in views and appearance of the proposed building fully The tower’s slenderness and square footprint of over the city. It will become a positive fixture supports its landmark function.

84 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK St Anns Church’s slender square View looking south west from the terrace of the Montenotte Hotel tower is distinct landmark on Cork’s skyline

The proposal acts as a landmark in long views (view from Sunday’s Well Road) The proposal highlights the river crossing in this view from Morrison’s Quay

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 85 4.5 Establishing the optimal height and 4.6 Massing Testing form of the proposed tall building with its immediate surroundings and step down A number of architectural massing studies were appropriately towards the historic buildings on undertaken to decide on the overall composition of The tall buildings theory laid out in this statement site and smaller neighbouring buildings to the the proposed development with its progressively recommends a hierarchy of landmarks - local, rear while responding to the large scale urban rising forms that guide the eye up and mediates district and metropolitan landmarks - whereby frontage on Albert Quay; with surrounding buildings of lower height. The the height of a tall building is proportionate to the lower rise part to the rear mirrors the height of the significance of the function or place it marks. ll To enhance the architectural integrity of the former railway terminus and the station offices (both neighbouring Navigation Square development and Given its location at the intersection of the City and protected structures) it was decided to retain these establishes a visual bridge between the height of the the Docklands and marking a strategic gateway and historic buildings and to separate them from the lower former station shed and offices. The mid-rise arrival point in the city, the proposed development new development by a public space; shoulder element mediates between the height of site presents a strategic higher order point in the city the Albert Quay frontage and supports the rise of the ll The tower and development was to be designed whose significance extends to both the city centre to not detract from existing landmarks or tower. The tower itself protrudes into the street and and the Docklands. This justifies the identification of overdominate key views; reads as a slender and strongly vertical landmark this site as appropriate for a district landmark. feature at the street corner, while at the same time ll To become a distinct and legible landmark on forming an integral part of the overall sculptural and A district landmark is defined as a building the skyline, the tower had to be slender, well a balanced composition of the development. between 3 to 5x the contextual height. The urban proportioned and articulated; and design analysis of the City Harbour Interchange Different massing and orientations for the tower were ll Within the context of the clustering of towers area establishes an applicable context height of 6 in the City Harbour Interchange area the tower explored before the design team settled on a square storeys (19m). Consequently a district landmark had to be of a height that corresponded to its plan. The square tower allows for the creation of a should be in the range between 18 and 30 storeys role as a district landmark while it also needed non-directional landmark with identical elevations (56 – 92m). The height of the proposed tower is to contribute appropriately to the aesthetic in the tradition of other Cork landmarks such as 25 storeys (87.35m), which is in the upper range composition of the emerging tall buildings St. Ann’s Church Spire, which appear as the same of a district landmark and as such justified in this cluster on the skyline. silhouette from whatever direction they are seen. Only strategic context. five units per floor are proposed in the tower, reduced Above objectives were challenging and led to from six and seven units that were also tested, to During the design development the Albert Quay numerous design iterations during the design ensure the tower would be highly slender and elegant. tower went through a number of iterations and development to find an optimal height, form and tests, before an optimal height was found. These The outcome of the massing testing is a sophisticated composition of the proposed development. The involved the following design considerations: sculptural building of great simplicity, elegance and detail of the testing is set out in the separate design distinctiveness, that integrates well with its context, ll The brief was to provide an overall number evolution report. successfully mediates its height difference and forms of 200 units in the tower, which had to be A summary of the test and decisions that led to a seemingly natural addition to its local environs. The accommodated between the lower, mid-rise and establishing the proposed height and design of the relationship of lower elements of 9 and 12 storeys tower elements; development are included on the following sections is visually pleasing in stepping up to 25 storeys and ll The overall development had to integrate well 4.6 and 4.7. effectively mediates the height of the tower.

86 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Indication of the massing testing undertaken to derive at the optimal massing and form of the proposed development in light of the objectives and site constraints, leading to a slender square tower and the articulation of the 12 storey mid-rise shoulder element and the 9-storey lower rise building sitting towards the rear of the site

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 87 4.7 Visual Impact Testing

Visual impact testing was undertaken very early on in the project to understand the impact of the tall building on protected views, heritage assets and residential environments. 48 short, mid range and long distance views were identified and tested. The testing was used to calibrate the height and massing of the tower and the shoulder element and to inform the design. The selection of views took into account the views identified in the Cork Development Plan, as well as local topography, townscape character, landmarks and heritage assets. The selection process was informed by the calculation of zone of theoretical visibility, highlighting those areas where the building with its proposed height was potentially visible. The design and appraisal team took on to visit each of the proposed sites to establish the precise viewing location and an accurate representation of sensitive aspects.

Figure 4.6: Viewshed analysis to test the zone of theoretical visibility of the proposal (copyright Google Maps)

88 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK View testing during the design development resulted in the following design decisions (view codes relate views identified in the VIA): ll Reduction in the overall height down to 25 storeys to minimise adverse impacts on Finbarre’s Cathedral (View 15); ll Reduction of the shoulder height to 12 storeys to enhance the slenderness of tower and better integrate it with its context (View 2); ll Configuration of the massing of ‘stepping up’ elements to the south of the tower to break down the scale and better integrate it with low rise buildings nearby (View 35); ll Variation in elevational and colour treatment to south of tower to break down the massing and better integrate the proposed development with its context (View 47); ll Articulation of the lantern element to echo other landmarks such as the various square-plan landmarks and portico elements across the city (Views 4, 5, 46); ll Design approach to the rooftop parapet enclosure that hides from view the cleaning crane and other technical equipment (Views 1, 3, 6, 12, 48); and ll Articulation of the horizontal sub-division of the façade and expression of the base of the tower (Views 4, 5, 28, 45, 46). The early testing of the proposal ensures that the design responds exceptionally well to its immediate context and is an attractive and proportionate addition to Cork’s skyline in views from across the city. Figure 4.7: The visual assessment has informed the design of the proposal

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 89 Figure 4.8: Tested view points overlaid on heritage designations and relevant protected views

90 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK The VIA demonstrates that the tower has an overwhelming positive visual impact. In 33 views the visual impact is judged as positive and in 15 views as neutral. The positive impact of the buildings is due to: ll The tower avoiding to intrude or detract from any of Cork’s protected views; ll Appropriate and authentic appearance, befitting of the place, expressive of its use, and resolved to an elegant simplicity; The elegant profile and slender proportions of the tower; ll Careful articulation of the overall form and its subdivision into parts with their own identity; ll Sophisticated pattern of vertical and horizontal divisions which encompasses a base, middle and top in classic proportions; ll Unobtrusive and sympathetic choice of colours and materiality fitting for its context in Cork; Its simple non-directional expression with a square plan and identical elevations that echo other landmark towers in the city; ll Distinctive ‘lantern’ element with shared residents facilities celebrating the top of the building; ll The prominent and strategic location of the tower that makes it a meaningful landmark; and ll The contribution of the development in delivering a coherent waterfront frontage onto the river and a balanced integration with its lower rise townscape to the rear. The VIA highlights the significant beneficial impact the building has in views from around the site, when seen from the city centre and the wider surroundings, and in the views across and in the context of the wider city. Render of the proposal from Lapp’s Quay clearly illustrates its design qualities

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 91 View 01 View 02 View 03

View 04 View 05 View 06

View 07 View 11 View 12

92 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK View 13 View 14 View 15

View 18 View 22 View 23

View 25 View 26 View 27

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 93 View 28 View 29 View 30

View 31 View 32 View 33

View 34 View 35 View 36

94 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK View 37 View 38 View 39

View 41 View 42 View 43

View 44 View 47 View 48

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 95 4.8 Cumulative impact: existing and Quay Prism Elysian

approved development 2 Albert

The proposed development is situated in an area with a number of other approved or proposed larger and taller buildings that form part of the unique character of the City Harbour Interchange area. The design approach and height of the proposed development has carefully considered its relationship with other existing, approved and proposed tall buildings around the site to ensure it contributes positively to the skyline. The skyline of Cork is changing. Heights are increasing in the City Harbour Interchange area with new development of 6-8 storeys and local high points of up to 11 storeys. The Elysian is the only tall building in the area at present. The approved Prism development will add a 15-storey office tower adjacent to the bus station. This building has a View 18 from Elizabeth Fort illustrates the unifying impact the proposed development has in east west views and the reading of the similar massing but a slightly lower height than the triad of tall buildings as part of a cluster Elysian tower. Due to their distance the two towers taller than the Elysian and the Prism, and as such the planned / permitted Eastern Gateway cluster at will read as separate and unrelated landmark will assume the role of the focal building in cluster, the opposite end of the Docklands as set out in the buildings on the skyline. resonating with its central geographical position. South Docklands AAP (expired). Both act as visual This skyline configuration changes with the bookends to the Docklands regeneration area of the Jointly, the three towers create a distinct skyline introduction of the proposed Albert Quay tower. Its city and celebrate the respective arrival areas from composition and reinforce a sense of order in views central position midway between the Elysian and the west and the east. over the city. The three buildings will be perceived the Prism (in east west views along the valley) has as part of the ‘cluster’ rather than as scattered As such the proposed development makes a a unifying impact on the reading of these skyline landmarks. This new cluster at the eastern end of meaningful and positive contribution to the features. The three landmark buildings form a triad the city centre will become a notable skyline feature formation of a tall buildings cluster. The proposed of related high points that start to read together synonymous with the City Harbour Interchange area. development therefore successfully contributes as a cluster on the skyline. Tall buildings clusters It will contribute to place making and the identity of to a greater sense of coordination and coherence are most legible and distinctive when the highest the quarter and the city centre at large. of the skyline, enhances its distinctiveness, building is situated in a central position, anchoring the helps reinforcing the identity of the City Harbour cluster when viewed from all around. The height of The City Harbour Interchange cluster establishes Interchange area and overall strengthens the the proposed development is proposed to be slightly a positive visual relationship on the skyline with image of Cork.

96 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK EASTERN GATEWAY CLUSTER

2 Albert Quay Prism

Elysian

CITY HARBOUR INTERCHANGE CLUSTER

Figure 4.9: The Albert Quay tower (red) assumes a central role in-between the Prism and Elysian towers and helps unifying the skyline by constituting a cluster, marking the City Harbour Interchange area. The planned dockland’s development (blue) introduces a new urban European City Scale to Cork, including a number of taller building’s locations. A positive visual relationship is established between the Harbour Interchange cluster and the proposed Eastern Gateway cluster,

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 97 4.9 Cumulative impact: existing approved Quay Road Prism House Elysian Custom Custom and proposed development 2 Albert South Link An application for a 34-storey hotel tower on the nearby Custom House site has been submitted to the council, which would become the tallest building in Cork. The Custom House tower is at the scale of a metropolitan landmark and its role is to mark the city as a whole not just on a national but international stage. The Custom House tower is significantly taller than the Albert Quay tower. Rather than competing with each other, this establishes a clear hierarchical relationship between the towers, with the Albert Quay tower being in a sub-ordinate role. The Custom House tower would become the central dominant building in the tall building cluster, while the Albert Quay tower would assume a supporting role in the cluster. With its intermediate height it will be View 18 from Elizabeth Fort illustrates the central role of the Custom House tower in the City Harbour Interchange Cluster, mitigating the considerable scale change between the supporting role of the Albert Quay tower, and the South Link Road proposal located outside of the cluster the height of its taller neighbour and the contextual height especially in short and medium range views. The VIA of the existing, approved and proposed buildings confirmed the supporting relationship of the Albert Quay tower with the Custom House from the central areas of the City Harbour While at the time of writing it is unclear if any of tower and its positive contribution to improving the Interchange area. This effect will be countered to the two proposed tall buildings will be granted coherence of the relationship between the series of some extent by the proposed Albert Quay tower, planning permission, the assessment and VIA contemporary high-rise towers in the area. which reinforces the focus of the cluster in the has shown that the proposed Albert Quay tower heart of the central business district on the river in any of these scenario will have a positive role Another proposed tower in the area is the 17-storey and strengthens its legibility on the skyline. in establishing a coherent relationship between South Link Building. It is only slightly lower than the tall buildings and strengthening the central focus Elysian building and is located outside of the City of City Harbour Interchange cluster. As such it Harbour Interchange tall buildings cluster. In east will make an important contribution to a legible west views along the valley its impact on the skyline skyline and an enhanced city image of Cork. is seen as problematic as it weakens the legibility of the cluster and pulls away the visual emphasis

98 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK EASTERN GATEWAY CLUSTER

Custom House Custom

2 Albert Quay Prism

Elysian

CITY HARBOUR INTERCHANGE South CLUSTER Link Road

Figure 4.10: The Custom House tower (orange) -if permitted, would become the central focus in the City Harbour Interchange cluster, further strengthening the unifying characteristic of the cluster, while the proposed Albert Quay tower would be sub-ordinate and have a supporting role in the cluster by mitigating the scale change between the Custom House tower and the context, amd reinforcing the centre of the cluster. The proposed South Link Road building is situated outside the City Harbour Interchange Cluster.

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 99 4.10 Sensitive response to the local character and townscape waterfront, while to the rear it steps down and The proposed development is situated within the responds to the smaller scale buildings on Albert Mixed Commercial Character area, a peripheral Road. The urban design statement for the proposed area to the city centre with a broad mix of former building outlined in part 1 of the document industrial, commercial and housing developments demonstrates how the building integrates with from different periods including older and derelict its local context and responds sensitively to the buildings waiting for redevelopment. This character heritage assets on site as well as the Proposed area offers a less coherent character with a great Conservation Area. degree of variation in height and scale, and is in the process of transformative change and The immediate impact of the proposed tall building intensification. Therefor it is generally considered in terms of its visual presence and dominance will Impact of the buildings on the Hibernian Triangle less sensitive to new development of greater scale fall primarily on commercial and larger apartment is considered as contextual and able to accommodate a tall building of the scale of buildings, as well as the river, and as such on that proposed. uses and environments with a character that can the north-west corner of the site - being the furthest accommodate this impact. away from the Hibernian Triangle, helps to keep the The immediate surrounding of the site is visual presence of the tower at a similar level as the characterised by a mix of developments. Two large The Hibernian Buildings Triangle to the south of Elysian. Its impact is further mitigated by massing floor plate office developments (One Albert Quay the site comprises of small residential terraces and elevational treatments of the lower building and Navigation Square) frame the building on either and ordinarily there would be a concern about the parts and the Navigation Square development that side on Albert Quay, and there are other larger impact of a taller building such as the proposed on breaking down the scale of the building. scale institutional, office and residential recently its smaller scale residential character. However, built schemes nearby. Development to the south since its construction in the 19th century this The impact of the proposed building on the Hibernian comprises of the former Tramshed, the National area has been a zone of transition between the Quarter has been assessed in the VIA. In Views 33 is Sculpture Factory, and other industrial sheds. To city centre and docklands uses, and dramatic has a beneficial impact, while in views 41 and 47 its the southeast of the site adjoins a compact low-rise changes in scale and land use have been part this impact is considered neutral. housing area, named the Hibernian Triangle, which history. Larger port structures such as the grain The overriding positive relation of the proposed is part of the Fine Grained Inner City Residential silos such as the R&H Hall silo were visible over the development with its context is demonstrated Character Area. To the north the site overlooks the roofscape of the Hibernian Triangle housing, visually in the VIA. This finds that in the majority of South Channel with the Custom House and Bonded situating the quarter within its industrious context. short distance views (0-500m) the impact of the Warehouses beyond. In more recent years the Elysian and the Navigation proposed development has a beneficial impact (13 Square development have also become visible The scale and form of the proposed building will beneficial, 6 neutral). As such it can be concluded features above the roofscape. The impact of the complement the neighbouring Navigation Square that the tower of the proposed development proposed development is in this context somewhat and One Albert Quay developments and establish will have a significant positive impact on its contextual. The location of the Albert Quay tower in a coherent development frontage towards the surrounding character and townscape.

100 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 4.11: Tall Building impact on surrounding character areas

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 101 4.11 Sensitive response to the local heritage

The Architectural Heritage Impact Report prepared proposal in which the Protected Structures can by Jack Coughlan & Associates has reviewed the be fully appreciated in their entirety. In respect of impact of the proposed development on designated the former Cork, Blackrock and Passage Railway heritage assets around the proposed development. Terminus and Ticket Office it further recognises It assesses the physical and visual impact of the that the repair and reuse of the buildings will have proposed development for Heritage Assets that a major beneficial impact on their presently poor presently exists on site, and the visual impact of the appearance, create a visual and physical focal point, proposed development on other Heritage Assets and provides them with a sustainable new use with nearby and conservation areas. public accessibility beyond their present function. The assessment finds a minor (or lesser) adverse The Planning Statement prepared by Coakley visual impact on many of the heritage assets O’Neill Town Planning concludes that the proposed and Architectural Conservation Areas due to the development will make a positive contribution to the height of the proposed development. Only the evolving urban character of the area in accordance visual impact on the nearby Custom House and with the Proposed Conservation Area statement. associated quays (PS818) & Bonded Warehouse It makes a compelling case for the demolishing of (PS163) is described as moderately adverse. Albeit the Sextant public house, and the preservation and necessary and justified by the proposed approach reinvigoration the site’s Protected Structures and a to the development of the site, the loss of the Recorded Monument. Sextant public house and adjoining terraced House It is recognised that the development will have (NIAH Reg. no. 20508014) is recorded as of a major a degree of impact on the designated heritage adverse nature. assets. However, this needs to be considered in Generally the impact of the proposed development the context of the ongoing change to the wider is partially mitigated by the already altered area, the proposed mitigation measures in architectural context with the Elysian and One Albert respect of heritage assets on site, and in full Preservation and Integration of heritage on site (above), Quay development on one side, and the ongoing recognition of the significant benefits that the proposed reuse of former Termius buildings as a bar and Navigation House development on the other. The scheme will bring to the regeneration of the restaurant (below); assessment emphasises the architectural response area and the intensification and enhancement of the building that further mitigates its impact on of the city centre, and a such helping deliver the the Protected Structures on site, by stepping down objectives of the city. In this context the impact of towards the historic buildings, by fully retaining both the proposed development on its heritage context Protected Structures, and by holding the building is generally found acceptable. line back and providing an attractive landscaping

102 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Figure 4.12: Heritage Context

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 103 4.12 High quality architecture and urban design

The Urban design statement demonstrates that the scheme responds successfully to its wider and immediate context and delivers a comprehensive solution of the highest quality in respect of its urban and architectural design. The proposed development responds successfully to its surrounding context and contributes significantly to the establishment of a coherent character of the emerging quarter on Albert Road. It achieves this by: ll Complementing existing new development of Navigation Square and Albert Quay with buildings of sympathetic scale and grain; ll Providing a mix of residential and commercial uses that will contribute to the overall vibrancy and vitality of the urban quarter; Render of Albert Quay proposal ll Preserving the historic station building and offices ll Completing the frontage on Albert Quay and and bringing them back into meaningful use; and providing good enclosure and overlooking to the proposed Dockland’s Promenade; ll Establishing a well design ensemble of buildings that will be a distinctive and fitting landmark ll Responding appropriately to lower rise for this important street corner and waterfront development on site and to the south by stepping interface in Cork. the massing down; Tall buildings by nature of their greater height ll Creating a well defined urban frontage along and prominence must be buildings of exceptional surrounding streets with appropriate street and high quality design, capturing the minds enclosure; and hearts and have a positive impact onto the ll Providing connectivity within the street block and place they are located within. We believe the joining up the network of routes and spaces at the proposed development has these attributes. neighbouring Navigation Square development; The outstanding quality of the architectural ll Establishing a new internal public space and a design is further detailed and demonstrated by high quality public realm within the site as place the architectural design statement by HJL and for people to meet, sit out and enjoy; Citydesigners. Render of Albert Quay proposal

104 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 4.13 Environmental Impact

Sun and Daylight Impact Wind impact The development has been designed to maximise The design of the proposed development sun-penetration into the internal public space by incorporates wind mitigation measures to create keeping the height at the southern site perimeter a comfortable environment for pedestrians. These low. This will ensure a bright and attractive include: environment inviting people to congregate and ll The provision of canopies on the southern, spend time here, especially when the sun is out. western and northern façades at the base of the A technical analysis of the proposed development tower at 2 storeys above ground level; conducted by IES shows that on the 21st of March, ll The provision and retention of trees along Albert 93% of the total external amenity areas would Street; receive at least 2 hours of sunlight exceeding the ll The provision of trees and other landscape BRE recommended of 50%. features in the courtyard; The tower is situated at the north-western corner of ll A management strategy in relation to access to the site and will cause a degree of overshadowing the roof terraces; to Albert Quay, however this will be time limited ll The provision of 1.3m high wind screens around and is minimised by the narrow footprint and the roof terraces; slenderness of the tower. ll The provision of denser hedging near the For further information, refer to the Daylight, entrances to the roof terraces. Sunlight and Overshadowing Study prepared by IES In general, the proposed development is likely to for the proposed development. provide a comfortable environment for pedestrians and its occupants suited to its intended use. For further information, refer to the Wind Microclimate Study prepared by Arup for the proposed development.

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 105 4.13 Wider regeneration benefits

The proposed development in its entirety (including the tower) will deliver significant regeneration benefits to the city both of a strategic and local nature. These are as follows: ll Deliver 201 new residential dwellings and a mix of uses in a sustainable city centre location where the development can benefit from high public transport accessibility and easy walking and cycling access to the city’s facilities and amenities; ll Bring forward a complex underutilised urban brownfield site and help deliver the city’s vision for the regeneration of City Harbour Interchange area; Animation of the street corner with a cafe and the building Re-use of the Terminus buildings as bar and restaurant l l Create with the tower a visual beacon to the entrance, in addition to footfall from the proposed development regeneration of the Docklands, that will instil confidence and act as a catalyst for further development in the area; introduction of a new connection through the views over Cork and that could be opened to the ll Enhance the legibility of a major arrival point into interior of the block leading to Navigation wider public on special occasions; the city and the transition area between the city Square; ll Re-provision of a restaurant and bar in a unique centre and the docklands; ll Creation of privately managed high quality public historic setting (former railway terminus) to ll Provide animation and overlooking to the spaces that will provide a refuge away from the offset the loss of the Sextant public house; and waterfront promenade and surrounding streets busy street environment and provide a welcome ll Provision of flexible office space for small or and enhance attractiveness and perceived amenity to residents, workers and visitors alike; micro-businesses in the refurbished station safety of this presently peripheral part of the ll Deliver high quality rented accommodation to offices and at the ground floor of the tower. city centre, especially outside office hours in the satisfy the demand from Cork’s indigenous and Above tangible and inherently positive evenings and during weekends; increasingly international workforce employed in the City’s traded services economic cluster, regeneration benefits of the proposed ll Refurbishment and enhancement of protected development are indivisibly related to the structures, allowing their better appreciation, and setting a benchmark for new residential development in the city; proposed tower. A such they should be considered allowing public access and introducing new as positive regeneration benefits in favour of the meaningful uses, and contributing to a greater ll Providing communal facilities at the top of the tall building element. sense of history; tower, and two large roof terraces that will ll Provision of greater permeability and offering residents and their visitors unrivalled

106 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Publicly accessible open space provided as part of development

Provision of a cafe at the corner of Albert Quay and Albert Street The public space provides a place to rest and enjoy the city

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 107 4.14 Summary and Conclusion

The Tall Buildings Statement for the proposed Airport, and the main access route into the South it would be the tallest building in Cork and assume development has established a conceptual tall Docklands. The site is a natural gateway location, the central position in this cluster. Both buildings buildings framework for Cork. This introduced a marking the arrival point in the city centre and would then complement each other. The Albert theoretical understanding and definition of tall a central position in the emerging City Harbour Quay tower is clearly subordinate to the Custom buildings relative to their context, and outlined the interchange quarter. It is a highly prominent corner House tower and support the cluster composition benefits and potential issues of tall buildings. It on the waterfront and highly visible along the South by mediating its height through visually stepping up mapped heights in Cork and defined tall buildings Channel and from across the city . The proposed and reinforcing the centre. categories within the Cork context. It also tower will here help orientation and enhance The tall building is judged to be elegant, slender developed an interpretation of the current policy legibility in the city. and well articulated, and will be positive addition to context and set out 10 strategic objectives for tall The height of the proposed tower is proportionate to Cork’s skyline. Its architectural and urban design buildings in Cork. It further proceeded to mapping its district wide importance as a strategic gateway is of the highest quality. The proposed development areas that are sensitive to tall buildings and those location and its role as marker of the intersection overall will contribute to the development of the factors that in theory could promote tall buildings. of the city centre and the Docklands. It has been City Harbour Interchange area, enhance the local The finding of the strategic search is that large identified as a district landmark and its height of character and delivery significant regeneration parts of the city centre and its residential hinterland 25 storeys is in keeping with the district landmark benefits. as well as elevated land are sensitive to tall range found appropriate for the City Harbour The tower development was assessed against the buildings. It identifies the City Harbour Interchange Interchange area (18 to 30 storeys). 10 Tall Buildings Objectives of the framework. This Area as the most suitable area for tall buildings The height and appearance of the proposed has demonstrated that the building fulfils each of in Cork and suggests the management of tall buildings was tested through visual impact work the objectives in an exemplary way. Therefore this buildings in this area through a cluster approach. from 48 view points in the city. In more than two study comes to the conclusion that the Albert Quay It also identifies the Docklands as another area thirds of views the building was found to have a tower as a tall building with its height and location for tall buildings, albeit currently lacking public beneficial impact, while in the remainder of views is entirely justifiable and on this basis should be transport accessibility. This is generally consistent the impact was found as neutral. granted permission. with the tall buildings policy of the Cork City Development Plan 2019. With its height the proposed tower integrates with the other two tall buildings, the Elysian and The Albert Quay tower is situated within the City the Prism. Located in-between both towers it Harbour Interchange area and therefore, based on establishes a central focus in this cluster, and helps the conceptual framework, in an area most suitable unifying it as an aesthetically pleasing composition for taller buildings. on the skyline, representing the main growth The proposed Albert Quay tower is located at area and emerging Central Business District in an important node in the city, the intersection of Cork. If the proposed Custom House tower on the two strategic routes, the N27 that links with the neighbouring site is permitted by the city council,

108 PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK Proposed development seen from St Anne’s in Shandon

PART 2: TALL BUILDING STATEMENT 2 ALBERT QUAY, CORK 109 Proposed development seen from Elizabeth Fort, together with the Prism (permitted), the Custom House Quay tower (proposed), the South LInk tower (proposed) and other permitted development at Horgan’s Quay, Penrose Quay and Navigation Square