An Bord Pleanála Inspector’s Report Development: Re-development of Pairc Ui Chaoimh, Monahan Road, Ballintemple, Cork. Planning Authority: Cork City Council Planning Authority Reg. Ref.: 13/35808 Applicant: Cork County GAA Board Type of Application: Permission Planning Authority Decision: Grant with Conditions Appellant(s): (1) Richard Cronin (2) Save Marina Park/Denis O’Regan (3) Cork County GAA Board Type of Appeal: Third Party Vs Grant/Applicant v Condition Observers: (1) Dan Boyle (2) An Taisce Date of Site Inspection: 6/7/2014, 21/72014, 9/9/2014 Inspector: Hugh Mannion PL28.243384 An Bord Pleanála Page 1 of 77 1. SITE LOCATION AND DESCRIPTION The site has a stated area of 9.38ha and is located in Ballintemple about 5kms east of Cork City centre. The existing stadium covers 3.8ha and additional areas covering parking, access and circulation are part of the larger site. The application states that the stadium is surrounded by lands in the ownership of Cork City Council. To the immediate west of the stadium and within the application site is a disused cattle shed proposed for demolition. To the west and southwest of the existing stadium/proposed site, and outside the site boundary, are the grounds and buildings of the Munster Agricultural Society Show Grounds. These buildings are not open to the public but there is an open area between the eastern façade of the Agricultural Society and the site which is partially hard-cored and is used as informal parking/circulation space associated with the stadium use. To the immediate south of the site is further open ground with an access south onto Monahan Road. There is a shared vehicular/pedestrian access to/from Monahan Road in this area but it appears to be confined to pedestrian access on major match days. To the southeast are two disused viewing stands overlooking an ovoid grassed area previously used as part of the Munster Agricultural Society Show Grounds and now surrounded by a poorly maintained track. A culverted stream runs under these viewing stands. To the east (the Blackrock end) there is a circulation space under the terrace and a low wall separates this area and the site of the proposed development from a fairly overgrown green area; further to the east of this green area is the “Atlantic Pond” and surrounding park. The north stand backs onto a stream and a strip of overgrown ground; this area then rises up to the southern edge of the Marina Road. There is an access to the site from the Marina Road. The road network in the area comprises mainly east/west routes linking Blackrock to the city centre. To the east is a roundabout from which Monahan Road and Centre Park Road lead east towards Pairc Ui Chaoimh. During my first site inspection (the day of the Munster football final) Centre Park Road was the main vehicular/pedestrian access from the west or City side and Monahan Road was restricted to emergency access and closed to match traffic. Blackrock Road approaches the site from the east and Churchyard Lane approaches from the south. Park Avenue links the Blackrock Road to the main/southern access to the site off Monahan Road and Barringtons PL28.243384 An Bord Pleanála Page 2 of 77 Avenue links Blackrock Road to the Marina. Both these roads were closed to all but local traffic/pedestrian traffic on the day of the Munster football final. The landuses on Centre Park Road are exclusively industrial/commercial between the roundabout and the site. The uses on Monahan Road are also largely industrial/commercial but there are two concentrations of residential development accessed from Monahan Road close to the site – Birchgrove and Maryville. Birchgrove is the smaller of these two developments with 24 houses and has a single vehicular/pedestrian access onto Monahan Road immediately to the east of the main access into Pairc Ui Chaoimh. Maryville comprises over 70 houses in two culs de sac each of which has a junction with Maryville proper which links the eastern end of Monahan Road to Blackrock Road to the south. Both these developments were subject to parking/access management arrangements on Sunday 6th July 2014. There is a further small group of houses on Ardfoyle Crescent on the south eastern boundary of the site whose rear gardens back on the rear of the two disused viewing stands overlooking the grassed area within the application site. 2. THE PROPOSED DEVELOPMENT This is an application for a 10 year permission for the proposed redevelopment of Pairc Uí Chaoimh, Monahan Road, Ballintemple, Cork. The development comprises the refurbishment and expansion of Pairc Uí Chaoimh and for the provision of a new all-weather playing pitch on part of the former showgrounds lands, with ancillary works, as part of the creation of a centre of excellence. The proposed development includes an increase in capacity from the existing provision of 43,500 persons to 45,000 persons, demolition of the south stand, partial demolition of the north stand and removal of the internal circulation area, part demolition of the Blackrock (east) terrace and City (west) terrace and removal of the internal circulation areas, demolition of the south west viewing Stand, demolition of the south east viewing Stand, demolition of disused sheds and former garage, all within the showgrounds. A temporary construction compound is proposed with construction enabling works, inclusive of a temporary access at Monahan Road, provision of services and works to existing watercourses north and south of Pairc UI Chaoimh. PL28.243384 An Bord Pleanála Page 3 of 77 The construction of a new multi-tier covered south stand and provision of facilities within the stand for players’ and officials’ changing areas, spectator concourses, food and drinks services (including licenced alcohol sales and bars). A gymnasium, toilets, meeting rooms, museum, offices, stores, plant rooms and associated support services and infrastructural works are proposed within the refurbished south stand. Works to the north stand will include the replacement of the demolished section of the north stand, an extension to and refurbishment of the north stand, provision of a roof over the stand incorporating steelwork removed from the roof of the south stand. Services including spectator concourse, toilets, food and drinks services (including licenced alcohol sales, bars), stores, support services and infrastructural works are proposed. Works are proposed to the Blackrock and City terraces incorporating the refurbishment of and extension to the terraces and provision of services, including spectator concourses, toilets, food and drinks services, stores, associated support services and infrastructural works. Floodlighting is proposed to the existing playing pitch. A new all- weather pitch is proposed to the south of the existing stadium, with a 1,000 person seated viewing area cantilevered from the south side of the south stand, floodlighting, services, surface water storage provisions, ball stop netting and fencing; external hard and soft landscaping, level changes, access provisions for pedestrian and vehicular circulation, boundary/fencing provisions, external signage, landscaping provisions to allow for linkage to the future Marina Park, vehicle parking, access alterations to Monahan Road, boundary treatment and all associated works; provision of associated support services and infrastructural works. 3. PLANNING HISTORY In the early 1970s outline permission (reference 3919/73) and approval (reference 4521/93) were granted for the present stadium and the stadium opened in June 1976 with a capacity of 50,000 people. Reference 22887/99/PL28.11018 granted permission for car parking/revised Monahan Road entrance. Reference 24455/00 permitted new toilet blocks at Pairc Ui Chaoimh. PL28.243384 An Bord Pleanála Page 4 of 77 Under 28.HA.0013 the Board granted permission for the construction of the Eastern Gateway Bridge and associated road network and the construction of the Water Street Bridge and associated road network, the raising and upgrading of Centre Park Road, the raising and upgrading of Monahan’s Road and related works in the Cork Docklands, Cork. 4. THE PLANNING AUTHORITY’S DECISION The planning authority granted permission subject to 30 conditions. Condition 25(f) required the developer to identify and provide for adequate lighting along key pedestrian routes to Pairc Ui Chaoimh, in particular along Monahan Road, Centre Park Road, Old Railway Line and the Marina. The extent of the area to be considered for upgrades and the specification must be agreed in writing with Cork City Council. All associated costs must be borne by the developer and the lighting should be installed prior to the first operation/opening of the development. The City Architect recommended permission for this “excellent architectural proposal”. The Parks Department reported that the site is a major element in the South Docks Local Area Plan 2008 which proposes the development of Marina Park as the primary open space and recreational area for the redeveloped/mixed use South Docks area. The Marina Park Masterplan was adopted in July 2013. The Parks Department recommended permission subject to conditions. The Transport Department raised issues which were raised by the planning authority by way of a request for further information. The National Roads Authority (NRA) commented that the application should be assessed in light of the Spatial Planning and National Roads Guidelines for Planning Authorities (DoECLG 2012). The Drainage Division commented that the site is within an area defined in the Flood Risk Management Guidelines Zone A – where the probability of flooding is highest. The report raised issues in relation to flooding and drainage which were raised with the applicant in a request PL28.243384 An Bord Pleanála Page 5 of 77 for further information. The report also concluded that an appropriate assessment (AA) was not required.