Cork Historic Centre Action Plan (April 1994)

CORKHISTORIC CENTRE ACTION PLAN
CORK CORPORATION
Lord Mayor
Councillor John Murroy
Members
NorthEastElectoral Area
SeanoirJohn Kelleher
Comhairleoiri; Mair!n Quill T.D., liam Burke T.D,
FrankNosh, Tim Brosnan
NorthCentral Electoral Area
Seanoir BernardAlien T.D.,
Comhairleoiri; Joe O'Callaghan, Noel O'Flynn,
ConO'Leary, Damien Wallace
NorthWest Electoral Area
Comhairleoiri; Jimmy Homan, Michael O'Leary,
David McCorthy, Tim Falvey, Fronk Wallace.
SouthEastElectoral Area
SeanoirJimCorr.
Comhairleoiri; Se!?n Becusong, Don Boyle,
1013 O'Flynn, Chrissie Ahern, PearseWyse.
SouthCentralElectoral Area
Seanoir Michael Martin T.D.,
Comhairleoiri; Kathleen Lynch,
John Murray, Tom O'Driscoll,
Seanadoir Denis Cregan
SouthWest Electoral Area
Seanoir John Dennehy T.D. ,
Comhoirleoiri; BrianBermingham, PatMurroy,
Toddy O'SullivanT.D. , P.J.Hourican.
STEERING GROUP
T.P.Rice, CityMonager
Nioll Bradley, Mauricc Moloney, Assistant CityManage"
Vincent Barretl, AIAssistantCityManager
JimO'Donovan, Assistant Town Clerk
Liam Filzgcrald, CityEngineer
Nail Hegarty, CityArchilect
JohnO'Donnell, CityPlanning Officer
TimHealy, Administrative Off icer
Sharon Corcora n, StaffO l ~ c e r , Planning
Kathleen Lynch, A/Finance Officer
Maurice Hurley, CityArchaeologist.
PROJECT TEAM
Urban Initiotives
Kelvin Campbell, Chris While, Borry Show
CorkCorporation
Pat Ledwidge, Ann Bogan, Don Looney, Tony Fleming
Sean Boyle
Speciolist Advisors
Prof. Eddie Friel, Universityof Strathclyde,
Jonothan Baldock, Hill ier Parker,
Jack Wmhaw, Conservation Consultant,
Roger Flack, Hamilton Osborne King.
CONSULTATIVE GROUP
Potricio McCarthy, Slella Cherry, Dove Gibbons,
Kmin Haurihon, Rase Cleory, TomMcNeice, Pal Roche,
Dr. Maum Cronin, John McCarthy, Donol Mannix,
Rosorie Murphy, Don Conroy, John Fitzgerold,
DominicCullina ne; Padroig O'Cuonochain, Con O'Cannoill,
Sgl, John O'Brien, Dr. Alicio SI Leger, John Hanrohon,
Pot Holohan, Pa t looney, Freddic O'Dwyer, Sr.M.Reginold,
Joe Sheehon, Waiter Stansfold, Joe Coughlon, Pot Buckley,
Canon Donal Li nehon and Vivienne Rache.
CORK
HISTORIC CENTRE ACTION PlAN
Prepared by
CorkCorporation
and Urban Initiatives
Supported by
The Europecn Commission
April 1994
Summary
The Action Plan for theHistoric Centre ofCork, approved byIhe
City Council on31 stJanuary 1994, presents Cork Corporation's
case for the regeneration of Cork's Historic Centre. It was
commissioned with the assistance of theEuropean Commission,
as part oftheConservation of European Cities Programme and
prepared byCork Corporation personnel and consultants, Ur-
ban Initiatives.
The Historic Centre lies within the former medieval walled city.
The plan also considers adjacent areas which have a direct
impact ontheHistoricCentre. Its objectives aretobring economic
and social life back to the Historic Centre, resolve current
environmental problems (including those caused by traffic),
promote conservation ofthebuilt fabric andencourage a variety
of uses tolocate there, thus generating the wealth tomaintain it
as a living entity.
Section 1sets the StudyArea in thecontextofthe city, and inthe
planning policy framework, highlighting the major unemploy-
ment problem. Section 2(Chapters2-6)describes theStudyArea
and itshistorical development andreviews the buil t heritageand
thepublic realm, urban development and the property market,
commercial health, traffic network and tourism.
Section 3 (Chapters 7-13) sets outthedetailed proposals. The
plan advocates an integrated approach with public funding used
tocreate the conditions toattract private investment. Particularly
important istheproposed traffic circulation framework which will
reduce theadverse environmental impactoftraffic and improve
both circulation and accessibility.
Proposals arealsoput forward 10 enhance heritage buildings, to
encourage mixed use developments and to promote living in
Historic Centre, supported byimprovement of the public realm.
These measures are organisedaround two activity spines which
focus ontheHistoric Centre:a north/southsocio-economicspine
stretching from Shandon tothetopofBarrack Streetandaneast/
west visitor/leisure spine from Emmett Place totheMardyke.
The plan provides detailed costs and enabling mechanisms
(Chapter 12-13) including a partnership approach, an imple-
mentation body, innovative urban renewal incentives and a
demonstration project strategy. E.U. Structural and Cohesion
Funds, Central Government programmes andlocal contributions
are identified as possible funding sources. The Action Plan sets
out the basis for theallocation of funds for the Historic Centre
under the National Plan. Cork Corporation has alsosecured
financial assistance of 1.75MECU from theEuropean Commis-
sion towards an Urban Pilot Project of 2.9 MECU, which is in
effect theimplementation of the first phase of the Action Plan.
Corcaigh Pleon Gniamhaiochta do Cheort-lcr Arsa na Cathrach
Coimriu
Gh/acComhairle ChathairChorcai leis anbPlean Gnoimhaiochta
do Cheart Lar Arsa na Cathrach or an 31 u Eanair, 1994.
Tionscnaiodh an Plean le cabhair Choimisiun na hEorpa mar
chuid da Chlar um Chaomhnu Cathracha na hEorpa, agus
cuireann se cas an Bhardais d'Athbheochan na Cathrach.
Comh-fhoireann on mBardas agus 0 na comhairligh Urban
Initiatives a chuir an Plean lechei/e.
Is laistigh de ch/ai theorainn mheanaoiscach no Cathrach ataan
lar ionadatsa, ach airitear chomh maith na ceantair maguaird.
Siad aidhmeanna an Phleain na an saol soisia/ta agus
eaenamaiochta a athmhuseailt reiteach o'fhail ar fhadbanna
comhshaoil na linne seo, cothabhail ar no foirgnimh .ann a
spreagadh agus acmhainn a chur ar fail d'fhonn anlar-ionad
arsa a choimeadbee briomhar tri gnothai eagsula a mhealladh ann.
Cuireann an chead chuid den Phlean Ceantar an staideir i
gcomhtheacs no eathrach agus framaiocht and pholasai
ph/eanala, ag tabhairt suntais domhorfhadhbnadifhostaiochta.
Deantar eur sios sa dara euid (Caib 2-6) ar cheantar an
tionscnaimh agus trachtann se at oidhreacht a thogala agus a
shaoil phoibli, or fhorbairt cathrach agus diol agus ceannach
tithe, ar a shaol trachtala, ar a ghreasan trachta agus ar
thurasoireacht.
Ta no mion-sonrai igeuid a tri (Caib 7-13) Moltar airgeadpoibli
a usaid chun bonn a ehur ar fail a mheallfaidh infheistioeht
phriobhaideach. Ta tabhacht faoi leith ag baint leis an
bhframaioehtdoghluaiseacht trachta. Laighdeoidh se sea droch
thionchar an trachta or an dtimpeallacht agus cuirfidh se le
gluaiseacht agus insroichteacht.
Moltar chomh maith go gcuirfear le clu foirgneamh orsa, go
ndeanfar forbairt mheasehta ann agus go spreagfar lonnaioeht
sa Cheart Lar Arsa. Ta no gniomhaioehtai, sea eagraithe or dha
spion: ceannsoeheachnomaioch 0 ritheann on Seandun goBarr
Srna Beairice agus spion cuartaiochta/scithe0 Phlas anEimitigh
go dti an Mhairdiog.
Tugann an P/ean mionchostaisi agus gniomhartha (Caib 12-13)
mar ata: rannphairtiocht, comhlaeht eomhlionaithe, dreasaehtai
d'athnuachan uirbeach agus straiteis tionsenamh leirithe. Tathar
ag suil go bhfaighfear airgead 0 Chisti Strueturtha agus
Comhagreamaithe anAontais Eorpaigh, 0 Chlaracha an Rialtais
agus on gcomharsanacht. Leagann an Plean Gniomhaiochta
amach bunus airgeadd'fhail don Cheart LarArsa faoi choimiree
anPhleain Naisiunta. Ta 1.75MECU faighte agBardas Chorcai
on gCoimisiun Eorpach lehaghaidh Beartas Pio/ota Uirbeach, a
chosnoidh or fad 2.9 MECU; seata anseono gniomhu an chead
chuidden Ph/ean Gniomhaiochta.
CORK HISTORIC CENTRE ACnON PLAN
Contents
Page
SECTION ONE: INTRODUCTION
1. Preamble 3
Background
Planning Policy Framework
Unemployment
Historic CentreAction PlanObjectives
Statement of Issues
SECTION TWO : CONTEXT AND ISSUES
2. TheStudyArea Context 9
Definition of the StudyArea
SocialContext
3. Historical Context 13
TheMedieval City
Stages in the Development ofCork
4. The Built Heritage and the Public Realm
Problems in Conservationand Maintenance 17
HeritageAppraisal
Qualityof the Public Realm
Major Opportunity Sites
5. Urban Development Process 25
Commercial Overview
City CentrePlanning Policy
Urban Renewal Incentives
A Landuse Profile
Regeneration Strategies
Housing
Tourism
Lead Industrial Sectors
Product Improvement and Marketing
6. Movement and Networks 33
Transport Infrastructure
Traffic Operations
HighwayDevelopment
Public Transport
Parking Management
Lorry Management
Traffic Modelling and Assessment
Summary
)
Corealgh Plecn Gniomhaiach ta do Cheort-lcr Arsa na Cathrach
SECTION THREE: PROPOSALS 11. Developing Conservationand Urban 79
Design Strategies which Respectthe
7. Reintegration of the StudyArea into 41 Historic Fabric
the Mainstreamof the Life of the City
in Economic, Commercial and SocialTerms, Developing 0 New Approach
in a Manner which is Sustainable Conservation Area Strategy
Building Canservation Objectives
Defining a New Role for the Historic Centre Urban Design Strategy
TheNeed for a Tourism Review Urban Design Guidelines
Tourism Development Strategy Major Opportunity Sites
The Green Link Programme
Socio-Economic Development Strategy
TheHistoric Spine Programme 12. Developing the Enabling Mechanisms to 87
Strotegic Role of the Historic Centre PromoteResponsive Growth and Change
of the Historic Centre
8. Resolving the Problems Related to 47 Defining a New Approach
the Environmental Impact of Traffic The Partnership Approach
The Implementation Body
Defining a NewApproach Demonstration Project Strategy
Historic Centre Programme Promotion Campaign
Key Issues Directed Incentives
Overall Traffic Framework
Action Area Strategy
Historic SpineScheme 13. Developing Funding Strategies for 97
CityCentre Proposals IncorporationintoCommunity Support
Dynamic TrafficManagement Proposals FundFrameworks
Continued Development Strategy
Summary The Funding Strategy
Implementation Programme
Cork Corporation Inputs
9. Regenerate the Historic Parts of the City 55
Defining a New Approach
Public Realm Strategy
Gateways Strategy
APPENDICES
laneways Strategy
Waterfront Strategy
1. MajorOpportunity Sites
Hinge Point Strategy
2. Traffic Schemes
Historic Precincts Development Strategy
3. Cost Schedules
Public Open Space Strategy
10. Developing Strategies for MixedUse 71
which will Promotethe Responsive Growth
and Change of the Historic Centre
The Mixed Use Strategy
The Upper Floors Programme
The Warehouse Conversion Programme
Arts and cultural Programme
Public Arts Strategy
Arts andRegeneration
CORK HISTORIC CENTRE ACTION PLAN
,
2
CORK HISTORIC CENTRE ACTION PLAN 3
1. Preamble
Top: Aerial Photograph of theHistoric Centre of
Cork, viewedfrom the north-west
This document presents Cork Corporation's casefor theregen-
eration of the Historic Centre of Cork as part of the European
Commission funded ConservationofEuropean Cities programme.
The project is focused on the Historic Centre of Cork and
addresses the issue of bringing economic and commercial life
backtothe medieval centre, which iscurrently in a poorstate of
preservation andsuffering from economic difficulties. The initia-
tive is multi-layered and includes issues todo with living inthe
city, training and jobcreation, andenvironmental improvement.
The report introducesthebackground tothestudy, outl ines the
objectives and examines thehistorical, economic, commercial,
social and physical context of the study area. The subsequent
chapters address the key issues of the study and include the
development of new approaches, programmes for action, and
implementation strategies involving partnerships between the
public, private and voluntary sectors in Cork.
4
BACKGROUND
Cork isthe second largest city inthe Republic of Ireland and is
administered byCork Corporation. The Greater Cork Areahas
a population ofapproximately 231,000, ofwhich 127,000are
within theadministrative area oftheCork Corporation.
Cork is a major regional centre for commerce, industry, culture
and education. It isalsoan important entry point for visitors to
theregion, serviced bya ferry port andairport with links tothe
U.K. and mainland Europe.
Strategic planning policies forthe Greater Cork Areaare setout
in the land Use and Transportation Study (lUTS) which was
completed in 1978 and reviewed in 1991. The Cork City
Development Plan adopted in1992,andsetwithin thecontext of
thelUTS Review, provides theplanning policy framework.
The land Use andTransportation Study Review wascarried out
byCork Corporation andCork County Council with the collabo-
ration ofthemajor public organisations intheCorkarea, i.e., The
Industrial Development Authority, larnrod Eireann (Rail Com-
pany), Bus Eireann, Fas (National Training Organisation), Cork
Harbour Commissioners andtheDepartment oftheEnvironment
(Central Government). The solutions formulated in the Review
are thus understood andsupported bythepublic agencies inthe
sub-region.
The 1978Plan wasparticularly successful insecuring funding for
infrastructure, particularly roaddevelopment which hassubstan-
tially easedthepressure oftraffic ontheCity Centre. However,
there has been a considerable shortfall in meeting targets for
employment and in consequence theunemployment ratefor the
Greater Cork Areahasrisen from 8%in1976toapproximately
20%in 1993. The purpose of theReview of theland Use and
Transportation Studywastoensure thewider andmore effective
implementation of thebasic objectives of the 1978 Plan, while
also responding fully tochanged circumstances.
The lUTS Review putforward three main packages ofinitiatives:
Broadening of Lead Locations
This initiative seeks todevelop new locations for rapidly develop-
ing sectors such as international services, electronics andprofes-
sions, infor example, Ballincollig, theCity Centre, Blarney and
Mahon. Supporting measures to make these areas pleasant
environmentally andresidentially would beneeded, particularly
inMahon and theCity Centre.
Chapter 1. Preamble
North-East Corridor
Emphasis on Manual Employment and Tourism: This initiative
involves a policy of remedial economic interventions, located-in
a corridor extending southwards from Blarney, through the
northside of thecity and eastwards to little Island, Cobh and
Midleton. The development oftourist attractions isan important
element inthis initiative.
Urban Density/Transport
This initiative is designed to minimise congestion and adverse
environmental effects which might otherwiseoccur ifthedecline
in city population andthegrowth in scattered rural housing were
allowed tocontinue unchecked.
This is tobeachieved byimproving transport choice inthecity,
extending transport choice from suburbs andoutlyingtowns by
improving busservices, and containing decentral ising tenden-
cies by renewal near theCity Centre and consolidation at the
edgeof the city.
The Importance of the City Centre
The Review alsostressed the importance of an interesting and
lively City Centre andtheneed toreverse thecurrent decline in
City Centre employment and population. The achievemeni of
these objectives also implies themaintenance andenhancement
of its physical fabric and historiccharacter.
In theCork City Development Plan, theCity Centre isidentifiedas
having thelargest concentration ofemployment intheCorkArea.
In addition ithasa significant though declining population and
fulfils many of the shopping, entertainment and social needs of
the people of Cork. It also has a major influence on visitor's
perceptions oftheCork Area. In ordertomaintaina vibrant City
centre itisnecessarytostimulate the demand forland. This policy
hasbeen successful inreducing the amount ofvacant land inthe
City Centre by40%since 1979.
In ordertocontinue this trend, andtoreverse thefall in CityCentre
employment and population, theDevelopment Plan setout the
following objectives:
Maintaining anddeveloping policies tohelp existing uses in
theCity Centre, while at thesame time adjusting them totake
account of recent shifts indevelopment practice;
Encouraging innovation in types of development and new
types of economic activity, making use of theCity Centre's
waterfront areasandtourist attractions tohelp such activity;
Taking additional measures toensure thatvacant property
comes on tothemarket in worthwhile quantities at realistic
prices, and to discourage the practice of holding vacant
properly as an investment asset rather than for use or
development.
Unemployment
The period since the publication of theoriginal Land Use and
Transportation Study hasbeen exceptionally difficult for theCork
Area in employment terms. Actual employment in theGreater
CorkAreawasestimated at 75,400 jobs in1990compared with
theprojection of 90,100 madein theLUTS Study, a short fall of
circa16%.
The majorlosses were inthemanufacturing area, particularly in
the traditional industries. Whereas the Greater Cork Area
achieved 1,235new jobs perannum in theperiod 1978-1989,
losses exceeded this at 1,580perannum. If losses had been at
the LUTS projection of 330 per annum theemployment target
would have been reached.
The consequence of this trend has been theloss of employment
opportunities inoccupations which are primarily manual. The
employment opportunities being created in more high tech
industries donot tend tosuit thepeaple in these occupations. The
result hasbeentheconcentration of unemployment in Cork City
in areas of the northsidesuch as Knocknaheeny, Hollyhill, The
Glen and Mayfield and on a smaller scale in theSouthside, in
TogherandMahon. The city wide unemployment ratehasrisen
from 5%in 1971 tonearly 30%.
These trends of rising unemployment and increased geographi-
calconcentration oftheresultant social deprivation carrya grave
risk of ghettoisation in particular parts of the city and their
isolation from themainstream. These issues have beeninvesti-
gated in theNorthside Study prepared byCork Corporation in
1990.
A major conclusion of this study was that unemployment was
lessened where the population affected has social interaction
with economically active peaple, as many employment opportu-
nities wereinformal. Thus social mix should bea major objective
in addressing unemployment.
The North Lee Development Company was set up by Central
Government as a partnership body in response totheproblems
generated bylong-term unemployment. In addition, Initiative 2
in theLUTS Review had specific proposals which addressed the
needfor manual employment andaccess toemployment concen-
trations in theNorth-East Corridor, which includes theNorthside
of Cork City.
5
HISTORIC CENTRE ACTION PLAN OBJECTIVES
The Corporation's proposal for a study of the problems and
potential of the Historic Centre was one of 18 studies in the
Conservation of European Cities Programme supported bythe
European Commission. The purpose ofthestudy istodevelop in
detail, in consultation with local interests, proposals in theCity
Development Plan, identify sources of funding and set out an
implementation programme. The study objectives are to:
Restore rundown historic parts of the city and
respect thearchitectural and historic fabric inany
solutions adopted;
Develop mixed functions/land uses;
Produce solutions forresolving problems related to
the environmental impact of traffic and improve
public transport;
Reintegrate the historic core into the social, eco-
nomicand commercial life of thecity and region;
Develop actions forincorporation into theCommu-
nity Support Fund framework;
Bring together other"actors" inthecity.
Approach
The consultants have promoted an interactive approach to
identifyi ngtheconstraints andopportunities ofthestudy area. In
workingalongsidetheofficers ofCork Corporation, local knowl-
edgehasbeen brought together with a fresh perspective offered
bytheconsultants team.
Specialist advisers inkey areasofconservation, urban econom-
ics, town centre management, tourism development and traffic
andtransport planning have been introduced totheprogramme
with clearly defined briefs to undertake thefollowing:
Initial appraisal of study area and context;
Consultation with key "actors" inrelevant fields;
Participation inworkshops examining key topics;
Preparation of initial responses which provide a European
perspective to the problems; relate their experience on
projects ofa similar nature; illustrate best practice rneihods:
use their perceptions, judgement andexperience toshowthe
wayforward; and, propose mechanisms forimplementation
of ideas.
6
Working papers prepared by the specialists have provided a
framework within which theCore Team could develop ideasand
strategies for regeneration of theHistoric Centre.
Desktop Studies
Alarge body of source material isavailable on thestudy area
and its context covering a broadrangeof subjects including:
archaeology and historical development ofCork;
planning and transport policies;
special area studies (waterfronts etc.);
retail demand studies;
tourism reports.
Site Surveys and Mapping
Aseries ofsurveys andmapping exercises ofthestudy areahave
been undertaken which include:
photographic survey;
land-use and building occupancy surveys;
site familiarisation visits bytheconsultant team;
mapping of study area toidentify landownership's,
planning applications, green structure, etc. .
Workshops
Aseries of"workshops" or seminars were run onspecialist topic
areaswith key people invited toparticipate andputforward their
perceptions oftheproblems andpotentials ofthestudy area. The
topics include:
conservation and heritage development;
retail and business development;
tourism and cultural development.
Public Consultation
In addition tothe workshops, key people andorganisations have
been consulted on a wide rangeof issues. These include:
Elected members of Cork Corporation;
Educational interests;
Church leaders;
Community groups;
Tourism interests;
Arts and cultural interests;
Business leaders and associations;
Traders groups in thearea.
Chapler 1. Preamble
STATEMENT OFISSUES
The Action Plan fortheHistoric Centre isundertaken within the
structure of a cleorly defined policy framework and philosophy
set out in theCork City Development Plan. Account has been
taken ofthe Green Paper ontheUrban Environment towhich the
European Commission brief for theAction Plan makes reference.
The following fundamental issues are recognised:
The needtoadoptan holistic viewofthestudy area
and promote a balanced approach to land-use,
urban transport, environmental and local commu-
nity issues;
The "essence" oftheEuropean city bathinterms of
role and performance oftheHistoric Centre at city,
district, local area, street and building scales. This
is of particular importance to urban quality and
standards inCork relative to other European cen-
tres;
Reduction ofdependence on thecar bypromoting
public transport, cyclist and pedestrian activity in
thecity. Urban density isalsoa means of reducing
car use;
Creating liveable cities by the reintroduction of
residential development in theHistoric Centre;
Developing mixed uses in order to creatediverse
sustainableenvironments which areattractive tothe
urban dweller andpromote local economic activity;
Enabling mechanisms involving partnerships be-
tween the public, private and voluntary sectors in
inifiating, developing, implementingandmanaging
urban regeneration projects;
The development of the heritage potential of the
Historic Centre in attracting tourism activity and
creation af jobs.
CORK HISTORIC CENTRE ACTION PlAN 7
8
.........
o 50 100 150
'00
9
EB
~ .
I
2.
Top:
The Study Area Context
The Study Area, showing the Historic Centre
on both sides of North and South Main Street.
KeyBuildings shown include:
1 North Cathedral
2 5tAnne's Church, 5handon
3 Firkin Crane Centre
4 5t Peter's Church
5 The Court House
6 Christchurch
7 5t Finbarr's Cathedral
8 Elizabeth Fort
9 Crawford ArtGallery
DEFINITION OF THE STUDY AREA
The HistoricCentre ofCork lieswithinthe oldmedieval city walls
and comprises the city blocks flanking North and South Main
Street, extending from Northgate toSouthgate bridges. Th isarea
is currently bounded byBachelor's Quay/Kyrls Quay, Grattan
Street, Corn Market/Grand Parade and the River Lee South
Channel.
Although the study focuses on the medieval centre it is essential
that its edgeconditions and linkages toother areas be consid-
ered. The study area therefore encompasses adjacent areas
which are geographically connected or havea direct impact on
the centre both in terms ofhistorical development and functional
inter-relationships.
Linkages toother areasoutside the Study Area, which might have
an impact on theHistoric Centre, have also been considered.
10
Adjacent Areas
The areas, immediately adjacent tothe Historic Centre, that have
been considered in the Study Areainclude:
The Marsh Area bounded by Bachelors Quay, Grenville
Place, Grattan Street and Sheares Street;
Washington Street Precinct bounded by Sheares Street,
Grattan Street, Mardyke Street and theSouth Channel;
Crosses Green bounded by the South Channel, Sharman
Crawford Street, and Bishop Street/Proby'sQuaytoinclude
St. Finbarr's Cathedral and Elizabeth Fort;
Barrack Street Precinct from Southgate Bridge tothestart of
Bandon Road;
Sullivan's Quayextending from Southgate Bridge toMary
Street;
Grand Parade East Side extending from South Mall to St.
Patrick's Street;
Corn Market Street to Emmet Place extending from Paul
Street tolavitt's Quay;
Shandon Areabounded bytheNorth Channel, Upper John
Street/Roman Street, Cathedral Street andShandon Street,
focusing ontheformer Buttermarket;
Shandon Street Precinct extending from Northgate Bridge to
Cathedral Road;
North Mall Area bounded by the North Channel, Blarney
Street, Shandon Street and thewarehouses at thewestern
endof North Mall;
The North and South Channels of theRiver lee.
KeyLinkages
Key linkages toareas outside theStudy Areainclude:
Sunday's Well Road;
Steps from North Mall/Pope's Quay to Blarney Street,
Shandon and beyond;
Shandon Street to the North Cathedral and beyond to
Gerald Griffin Street;
Chapler 2. TheStudy Area Context
St. Patrick's Quay/lavitt's Quay along the banks of the
North Channel;
Paul Street to Emmet Place to include thepedestrianisation
zoneand links toStPatick's Sireet;
St. Patrick's Street toMacCurtain Street and beyond toKent
Railway Station;
Oliver Plunkett Street totheeastern tipof theIsland;
South Mall;
South Terrace/Sullivan's Quay;
Douglas Street;
Evergreen Street/Friar Street;
Bandon Road/Barrack Street;
Gillabey Street;
Western Road;
Mardyke Walk extending outtotheUniversity Athletic
Grounds.
CORK HISTORIC CENTRE ACTIONPLAN
Area 1981-86 1986-91
City -2 -4.5
The Marsh (Centre B) 16 -12
Shandan (Shandon B) -26 -18
Barrack Street (Southgale B) -15 -12
Table 1. %Decline in population
11
SOCIAL CONTEXT
There are approximately 3,000 peaple living inthe study area,
concentrated inthreedistinct communities intheMarsh, Shandon
and Barrack Street. These are all residential areas of long
standing but the communities within them have undergone
varying degrees ofchange in recent years. Othersmall residen-
tial pockets exist, such as North Mall andDaltons Avenue, butthe
vast bulk of thepopulation live in thethree areas mentioned.
All the residential communities in the study area have been
undergoing continuous decline for some decades. The decline
was probably most dramatic in theMarsh area in the middle
decades of the century when large areas were cleared and
people moved out to the suburbs. In recent years population
decline has continued in ell three areas. Table 1 shows the
population change in the three wards which most Iypically
correspond totheareas under discussion.
The decline in population in all parts ofthestudy area waswell
above the city average and particularly acute in Shandon.
Although theratehasslowed somewhat since theearly 1980's,
thecontinuous fall in population must give considerablecause for
concern.
Age Profile
In all parts ofthe studyarea theproportion ofyoung people iswell
belowaverage, while thenumber ofoldpeople isabove average
for thecity.
The proportion of older people in the Marsh is particularly
striking. This is due largely to the concentration of SHARE
housing in the area (voluntary housing organisation for the
elderly). The proportion ofchildren inthe Marsh islow, as isthe
proportion ofpeople inthe15-44age group. Family housing in
thearea islargely local authority housing andisconcentrated in
theareas adjoining Grattan Street. The Marsh hasthehighest
concentration of public housing in theCity Centre, and a high
proportion of private rented accommodation. It also has a
significant institutional population associated with the Mercy
Hospital and the Franciscan Friary.
Shandon hasa lower than average proportion ofyoung people,
butan above average proportion in the 25-44age group. The
local community association feels that, as older people die, an
increasing numberoffamilies aremoving into theareatooccupy
thevacated houses. This is reflected in increased demand for
their pre-school and youth club services in the last couple of
years, although not yet reflected in census returns.
OlA 15-24 25-44 4564
.'
12
Area
City
The Marsh
Shandon
Barrack St
23
12
lA
12
21
19
20
25
26
19
29
24
19
23
18
21
65+
11
27
18
18
Chapter 2 . The Sludy Area Context
The trend of lower than average proportion of children and
higher than average proportion of old people is continued in
Barrack Street. Anotable feature here is thehigh proportion of
people in the15-24 age group. This isattributed tothe large
number of houses which are rented to students, due to the
proximityofthe University, The residents' association argues that
as much as 25% of houses are occupied bystudents in certain
areas, resulting in a substantial transient element in thecomrnu-
nity.
Unemployment
Table 2. Age Structure of Population 1991 (%).
In 1986(the most recent detailed figures available) there was
considerable variation in unemployment levels in the city, rang'
ing from 6%in some of the more affluent south sidewards, to
nearly 50%in some wards where local authority housing domi
nated, giving an average of 22.5%for thecity.
Unemployment City Marsh
Rote
1981 11 11
1986 22.5 22
Shandon Barrack
Street
11 8
23.5 22
Unemployment levels in thestudy area were similar tothecity
average in 1986 (See Table 31 .
Atpresent the city unemployment rate isapproximately 30%and
if past trends have continued, it is likely tobeat a similar level in
the study areo. Unemployment is highest among those with
manual skills. Unemployment, particularly long term unemploy
ment, isobviously a significant social problem in thestudy area,
Residents express particular concerns aboutemployment pros'
pects for young people.
Table 3. Unemployment Rates %.
3. Historical Context
13
The Medieval City
The medieval walled city waseffectively an island development,
with a strong north/south central spine connected tobridges at
either end, anda small enclosedwharf at its centre. The medieval
street plan is more or less retained inthemodern street pattern
as North and South Main Street.
Many of the laneways and alleys leading off the former main
street at right angles still exist. Others are fossilised in thelayout
ofhouses, with doorways toyards andother properties marking
thelocation ofoldroutes. The sizeofproperty units is, in general,
still as it was in medieval times, although the facades are set
further apart than intheoriginal plan. Remnants of theoldwall
areknown toexist andhavebeen uncovered invarious archaeo-
logical excavations.
Top: Late Medieval Cork
Source: Pacata Hibernia
The old city survived in its present form largely because of
expansion which occurred inthe 18th and 19th Centuries and
reduced demand for change inthehistoric area. This expansion
was facilitated bythegradual infilling of many of themarshes
andculverting ofthewaterways. This pattern remains in theform
of St Patrick's Street and Grand Parade, both beyond theold
boundary butnow at thecentre of the urban area.
14
J545: This map is basedon the earliest known map of
Cork. The city wa; entirely walled in with many mural
towers. The only entrances were the north andsouth
gates with limited habitation depicted outside the city
walls.
J726: The citywalls on the east andwest hadbeen
demolished. The east andnorth-east marshes are being
rapidly built upandthe first of the river channels was
reclaimed. Ribbon development hadcausedextensive
suburbs andthe Mardyke Had been created.
J830: The reclamation of Commarket Street and

Emmet Placehas nowbeen completed. Theconstruclion
ofWashington Street/WestemRoadandthe Wellington
Bridge was probably the most important progressive
step taken during this period.
-

Chapler 3. Historical Context
The Phases in theDevelopment of Cork City
Four major phases in the urban development of Cork can be
identified.
The earliest phase, ofwhich little is known, predates themonastic
foundation ofSt. Finbarr's in the7th century. The city'sshore and
harbour areaislikely tohave been populated inprehistorictimes,
but there isas yetnofirm evidence tosupport this. The River Lee
estuary is composed of many low lying islands divided by
multiple river channels. Trade routes andtrackways must have
converged at this point since ancient times for itwasthelowest
fording point oftheriver andoffered shelter for ships. The first
recorded settlement was the 7th century monastery founded by
St. Finbarr probably onthesite ofthepresent daySt. FinBarre's
Cathedral. The monastery wasoneofgreatimportance andwas
subsequently elevated tothestatus ofa Cathedral. It is likely that
anextensive secular settlement developed around themonastery.
The second phase began with theViking raids of the early 9th
century. Initially theVikings established fortified ship harbours
andin the11 th and 12th century, when they made the transition
from raiders totraders, the ship harbours formed the nucleus of
their settlements. The precise location of these settlements is
unknown, butismost likely tohave been onthe south island - the
areoofmodem South Main Street. Archaeological excavations
have only revealed scant evidence for this period, suggesting a
fairly small settlement.
Throughout Ireland alliances were forged between theurbanised
Hiberno Vikings and the rural Gaelic lords International trade
hadfostered thegrowth ofporttowns such as Dublin, Waterford
andCork. This wasthefirst period ofurbonisation in Ireland and
theports were caveted as their control guaranteed political and
economic supremacy.
The third phase began in 1169 when the Anglo-Normans
invaded Ireland. Cork's fortified settlement was besieged and
captured in 1177 and formed the core of the medieval city.
Control ofthestrategically important city became essential tothe
establishment oftheAnglo-Norman colony in south west Ireland.
UndertheAnglo-Normans Corkwas consolidated asa cathedral
city and important trading centre for the south west of Ireland.
Cork became oneaffour Royal Irish Boroughs. It wasgranted its
first royal charter in 1185 AD. and this royal patronage
reinforced its development asa nucleus for the colonisation ofthe
south west of Ireland. The Anglo-Normans were entrepreneurs
andCork rapidly grew as a trading port, increasing in size and
wealth. Other important ports in the area included Youghal ,
Waterford and Kinsale.
15
By 1200AD. the South Island wasfortifiedwith substantial stone
walls andextramural settlements developed onthe North Island,
(the suburb ofDungarvan). Onthe hilly slopes tothesouth in the
areaofBarrack Street (the suburbs ofLe Fayth) andat Shandon
tothe north, scattered settlements developed. Both North and
South Islands were walled by 1299 AD. and the line of the
ancient pathway along thecrest oftheislands was laid outasan
axial main street linking theSouth GateandNorth Galebridges.
Acentral bridge linking theislands spanned a channel flanked
byquays. Boats entered thecity bywayofa watergate defended
by two castles - the Kings Castle and Queens Ccslle - later
embodied in the city coat ofarms.
Propertyalong the side ofthe main street wasallocated in regular
units known as burgage plots. These long, narrow strips,
generally 6 - 8 metres wide, extended at right angles from the
main street tothe city walls. Substantial wooden-framed houses
stood at the street frontage, while the rearofthe plots would have
been divided bypost andwattle fences.
By the late 13th century most of the houses had been rebuilt in
stone. As the population grew the backyards were sub-divided
anda series ofalleyways laid outtoprovide access tothe new
houses, which in some cases lined the alleys all the way back to
the city walls. There were at least two parishes, Christ Church on
the South Island andStPeters onthe North Island - both onthe
sites oftheir modern counterparts.
In the suburbs the arrangement was more haphazard, with
settlements growing along the route from the bridges to the
countryside, along BarrackStreet andMallowLane, nowShandon
Street. The seven religious houses in the lands surrounding the
city provided a further focus for development.
In the middle ofthe 14th century Cork went into serious decline
- a recession which was tolast for 300years. The City became
an "exposed and embattled outpost in thehostile environment
dominated by the resurgent Irish and Gaelicised Anglo-
Normons". (1) The Black Death of1349AD. wasa severe blow
andit is recorded that "in thetime ofthis pestilence thegreater
partofCork ... went the wayof all Resh
ll
(2)
The fourth phase began about 1660. The economic upturn ofthe
mid-17th century led to Cork becoming the principal port in
Ireland for the transhipment of provisions to the Americas.
Whatever survived of thedecayed medieval city was then re-
built, retaining themedieval layout andpropertydivisions. Some
pre1700partywalls appearalso tohave survived, incorporated
into the rebuilt houses. In 1690thecity walls were damaged by
siege and later demolished towhat wasthen ground level by
16
orderoftheCity Corporation, leaving some 3 metres ofwall still
inexistence below ground.
The eorly 18th century was a period of peace and saw an
unprecedented economic boom and rapid urban expansion.
Cork's main industries included theprovisioning trade, textiles,
brewing anddistilling, while theproduction ofhigh quality glass
and silver were important crclts inthecity. Cork's population
included prominent Quakerfamilies such asthePikes andBeales,
while Huguenot refugees contributed to thecity's development
from thelate 17th century.
Cork expanded as theswamps werereclaimed, theriver chan-
nels culverted, churches andgrandpubl icbuildings erected and
thewealthy merchants built fine terraced houses, many ofwhich
survive today. The core of the city shihed eastwards while
residential areas were built to the west of the medieval area.
North andSouth Main Street werewidened inthe18th and 19th
centuries and Washington Street was cut through the old city
layout, These changes altered the streetscape but leh the
character ofthemedieval city area substantially intact. Amongst
thechurches inthearea inthe18th centurywerethose belonging
totheEstablished Church, andother Protestant churches, Roman
CatholicChurch, Huguenots andQuakers. Norecord ofan 18th
century synagogue survives buttheJewish cemetery waslocated
at Kemp Street close to the present synagogue in South Ter-
race.(3)
Asa portthecity was at its height inthenineteenth century, but
theimportance oftheprovisions tradedeclined with thedevelop-
ment of fast efficient steamships, refrigeration and other ad-
vances in transporting fresh food. The emigrant trade was
important for Cork and the adjacent port of Cobh (formerly
Queenstown), as thousands lehfor destinations such as Britain
and theUnited States.
1, Bradley, J. et a/", Urban Archaeological Survey, Cork
City, unpublished p, 18.
2. Otway-Ruthven, Al., A History of Medieval/reland,
London 1968, p, 268.
3, Note by G, Y.Goldberg.
Ch.pler 3. Historical Conle xl
CORK HISTORIC CENTRE ACTIONPLAN 17
Top: North Mall elevations
4. The Built Heritageand the
Public Realm:
Problems in Conservation
and Maintenance
HERITAGE APPRAISAL
The Central Area of Cork and much of the fringe beyond is
certainly amongst therichest concentrations of built heritage in
Ireland and possibly anywhere in these islands. Notonly is its
overall character unique, butit retains a high degreeofauthen-
ticity andintegrity. The city's long history con bereadin its plan,
building types andforms, materials, geography andeven place
orstreet names. Belowground, remains ofthe13th century town
survive. Numerous excavations have revealed thecity's origins,
development ondthe lives of its inhabitants. Above ground an
extremely lively andinventive building tradition in local stone and
brick, plaster work, painted decoration of rendered elevations,
shopfront design and enrichment, and a wide mix of uses
continues and isvalued byCorkonians and visitors alike.
18
The Fabric of the City
The physical shapeofthecity derives from its island beginnings:
upto1770Cork wasa city ofwaterways, which were gradually
filled in or covered over during the late 18th and early 19th
centuries. The city subsequently avoided many oftheravages of
thetwentieth century. StPatrick's Street waspartly destroyed in
theWar of Independence in 1920 but much of the remaining
fabric isas itwas in the nineteenth century.
With theexception ofonemajor newshopping centre, a large tax
office anda small number ofbasic multi-storey carparks, thecity
hasretained its lowandmedium rise form, interrupted only bythe
spires of thecathedral and a number of other churches. It has
retained many ofthewarehouses which supported its economy
in thelast century, togetherwith a good numberoffineeighteenth
century town houses and some fine municipal architecture.
Despite the high level of vacant floor space and somewhat
shabby environment, the physical fabric has the potential to
make a major contribution tothecultural andeconomic life ofthe
city.
Unique Qualities
European Scale.
Cork hasmany qualities themost important ofwhich isthe way
in which the medieval street pattern and plot size have been
retained. Much of thecity wasrebuilt during the18th and 19th
centuries and retains much of thecharacter and many of the
buildings from this period. As such it is an important reminder
of a critical phaseof European expansion. It isunusual tofind
a northern European city of this size so little affected by 20th
century developments.
Irish Scale
The medieval plan andtheremnants ofthemedieval wall are a
reminder of thecolonial phase of Irish history and international
links. The stone quays which line the River Lee are a particularly
fine example of craftsmanship. Cork alsoretains a number of
buildings from the18th century ofnational importance, such as
St Anne's in Shandon, St. Peter's in North Main Street, the
Elizabeth Fort, theOld Custom House (now theCrawford Art
Gallery) and the Old Market buildings in Cornmarket Street.
The Crawford Art Gallery andformer art school werecentral to
theliterary andartistic communitywhich hada marked influence
on Irish culture in the 19th and 20th centuries. The city isalso
notable for its collection of18thcenturytown houses andcontains
the earliest known surviving terrace of houses in the country
(Fenns Quay).
Chapter 4. rhe Built Heritageand the Public Realm
There aretwo exceptional types oftown house: thebowfronted
houses andthemerchants
'
houses which have doorways onthe
first floor from thetime when thestreets they were built onwere
open quays. Agoodexample is73 and 74 South Mall, which
are also built outof imported Dutch brick.
Local Scale
The riverside walks, theelegant extent of Grand Parade and
South Mall, North Mall andShandon, Emmet Place andOliver
Plunkett Street are examples of town architecture ina relatively
well preserved state which istoooften taken for granted. Cork
is known for its breweries and distilleries and many surviving
buildings make animportant contribution tothefabric ofthecity.
Many buildings survive from thegolden ageofCork architecture
of thefirst half ofthe 19th century.
Above all what makes Cork unique isthe relationship between
theformer medieval town and later additions, therelationship
between city and river, thecontinued dominance of the many
church andcathedral spires, thephysical continuity ofthebuilt
fabric and thefine glimpsed views of thesurrounding hills.
Top:
Below:
St Peters Church in North Main Street.
Many of thebuildings in the Study Areaare
in need of essential facade repairs and
shopfront improvements
Historic Building Conservation
However, despite the many qualities contributing to Cork's
unique character, much ofthe surviving built environment isin a
precarious state of preservation. The neglect of architecture
contrasts with thevalue placed onCork silver, glass andfurniture
of this period in theantique markets.
It isthreatened byfactors which include a worsening economy
and high unemployment, lack of resources, insufficient encour-
agement of conservative repair and other skills, high vacancy
rates, blighting from roador redevelopment proposals, insuffi-
cienrly broad public support for or involvement in historic
conservation, a preference for new build against adaptive reuse,
the lack of incentives torepair, inadequate primary legislation,
underdeveloped means andpowers ofintervention, weak imple-
mentation ofexisting policies orenforcement against breaches of
planning control.
Considerableeffort is made toattract inward investment, through
tax incentives, relaxation of planning standards or controls, or
other means, which together favour new build and effectively
downgrade heritage objectives ranging from preservation of
historic buildings toensuring that new development harmonises
with them.
Partly as a result, many well constructed and adaptable build-
ings, including a variety of former industrial and warehouse
buildings, houses andupper stories ofcommercial premises have
remained vacant, often derelict, while new buildings have been
constructed.
Anumber ofbuildings ofacknowledged importance are derelict
or in need of maintenance and at considerable risk. These
include St. Peter's Church, Nos. 2-5 Sheares Street (Fenn's
Quay), The Market Buildings inCorn Market Street, former mills
at Crosses Green, a good warehouse in Grattan Street and
others. Popes Quay House has recenrly undergone extensive
conservation work by the Civic Trust, but remains portially
vacant, with a poorsetting, leaving itvulnerable.
Anumber of important sites, some recently cleared, arevacant,
with Iiffie prospect of early redevelopment. Some are used as
surface car porks. These detract considerably from thefunda-
mental character andcontinuity of groups or entire streets and
include several quayside and town centre sites, with single
"missing teeth" or large frontage gaps. As thenumber of such
sites increases the city as a whole suffers from a more depressed,
underused, fragmented appearance which further undermines
confidence and efforts toregenerate or conserve.
20
The preservation and presentation ofthebuilt heritage does not
match uptothatof its counterparts elsewhere in Europe. There
are 600 listed buildings in Cork Gty, themajority of important
interiors have been surveyed bytheIrish Architectural Archive,
an extremely ambitious national survey of all buildings is in
progress and a local survey of industrial archeology has been
carried out for the Royal Irish Academy. However, planning
legislation doesnotoblige local authorities toformulate conser-
vation policies or programmes of inspection, recording, rescue
or repairgrants or enforcement.
There arenoconsistent oragreedcriteria for identifying, describ-
ing orassessing proposals for works tolisted buildings, or indeed
formal criteria for listing. While individual buildings and
monuments of acknowledged importance have received much
attention, their historic context, which comprises most ofthecity's
fabric, hasnoofficial heritage status andhasconsequently been
excluded from intervention for conservation purposes.
Area Conservation
There are noprovisions in national legislation orlocal powers for
anyform ofarea conservation andnoeffective measures in place
todealwith matters such as demolition, unsympathetic repair or
alteration, incongruous new buildings, external materials, etc.
Cork suffers considerably in this regard, as throughout thecity it
is the character of areas rather than more or less continuous
groups of buildings ofspecial architectural merit which give the
city its unique qualities.
In Cork uniformity of material and elevation within street blocks
istheexception as opposed tosay,Bath, where itistherule. The
special interest lies instead in the variations of form, detail,
material, texture andcolour, which produce anoverall harmony
and richness similar tothatof medieval towns.
Need for a Conservation Strategy
In many respects thehistoric coreencapsulates theproblems of
Cork City, an urban centre struggling to define its role. A
conservation strategy is required which can encourage a new
attitude towards conservation in Cork toreinforce thearchitec-
tural or historic importance ofthemany buildings remaining from
its greattrading past. The conservation ofsuch buildings left by
previous generations maintains a sense of identity and commu-
nity which canoften prove vital in thesuccessful regeneration of
an area.
Chapler 4. The BuiltHerilage and the PublicRealm
Archaeology
Cork City hasa comprehensive rangeofsurviving archaeologi-
cal remains from themedieval period. The survival isunusual in
Ireland because very few medieval structures are known tohave
survived above ground level although detailed survey mayreveal
the remains of some medieval walls incorporated into later
houses onNorth and South Main streets. Up to3 metres of intact
strata survive in the waterlogged levels beneath the modern
surface. These are themajor archaeological assets of thecity.
The city walls surrounding thenorth and south islands havebeen
excavated in 10different locations during the1980's and in all
cases they stood toa depth of2-3metres andhadbeentruncated
immediately belowthemodern ground surface. The 12th- 14th
centuries wasa period ofgreatprosperity in Cork when wooden
framed houses lined the main street. The foundations and
discarded occupation debris survive in successive strata and
provide us with some of the best evidence obtainable on the
development of a medieval city.
In the absence ofaboveground, visible medieval structures and
with much ofthe fabric ofthecity centre in needof re-construc-
tion, thethreat totheburied strata isvery great. For this reason
it istheburied archaeological remains on which attention must
be focused when sites are subject to redevelopment.
Cork Corporotion employs a City Archaeologist to identify,
interpret andmanagethe archaeological requirements ofthecity
andtoliaisewith developers. Under local andnational policy the
developer isrequired tofund anyexcavation necessitated byre-
development. However, thearchaeological budget may greatly
exceed the ability of the developer, particularly for a small
project, tofund it.
Planning permissions may begranted subject toarchaeological
investigations, but developers expect unfettered freedom to
proceed at the end of any site investigation period. Any
discoveries which aresufficiently important towarrantpreserva-
tion in situ are at risk, with limited measures of compulsory
protection of structures, where extensive modification of the
development would be required.
QUALITY OFTHE PUBLIC REALM
The Waterfront Areas
The city'swaterfront areas along thenorth andsouth channels of
theRiver Lee, are a major butunderdeveloped asset. Tradition-
ally many of thequays accommodated warehouses and indus-
tries which used thewateras a resource or means oftransport.
Mostofthese uses havenowgone,although someofthebuildings
remain, and the potential exists to make greater use of the
waterfronts for residential, recreational and tourist uses.
Top: Cork's Waterfront Areas showing the
North and South Channels of theRiver Lee
converging at the tip of theisland.
There are already a number of attractive residential pockets
along thequays in the study area, for example at North Moll and
Grenville Place and new apartment developments at Hanover
Street and Crosses Green. Additional residential and recrea-
tional/tourist uses canbeaccommodated in thevacant sites and
underutilised buildings adjoining thewaterfront.
The south facing waterfronts have particular potential toprovide
anattractive environment for such uses. Therearealsomany fine
landmark buildings along thewaterfront which contribute much
tothecharacter ofthearea, butsome are in needofmaintenance
and an improved setting. There are a small number of uses on
thewaterfront which neither complement or benefit from their
waterfront location, and their relocation and replacement by
other uses could be considered.
22
Traffic and parking are the principal use ofthequays at present.
Most of them will continue to carry traffic but measures are
needed to minimise the environmental effects of traffic if the
quays are to be attractive for other uses.
Retention and improvement of public access along thewater-
fronts isalsoimportant ifthe recreational role ofthese areas is to
be expanded. The environmental quality of some of the quays
needs considerable improvement. Facilities forpedestrians, such
as good quality pavements, tree planting and seating are
underprovided.
Most oftheriver crossings ere gearedtowards thecar, andare
notpleasant places for residents or visitors topauseand survey
theriver orviews ofthecity. These environmental problems need
tobe addressed ifthepotential ofthewaterfronts for additional
residential, recreational and tourist uses isto be achieved.
Streets and Pavements
Streets and public spaces in theCity Centre have suffered from
long periods of underfinancing, which has resulted in generally
poorstandards of materials, design and maintenance. Where
finance has been obtained, such as from thedesignated areas
environmental fund, some attractive paving schemes have been
implemented, for example at Douglas Street and St. Finbarr's
Cathedral. However, such funding for comprehensive schemes
isseldom available and piecemeal maintenance and reinstate-
ment iscarried outonan ad hoc basis where planning contribu-
tions follow redevelopment of sites or reinstatement monies are
obtained from statutory undertakers.
The traditional Cork paving combination of stone flagstones,
limestone kerbs and limestone setts, complemented butdid not
compete with thecharacter of the built environment. Unfortu-
nately theremnants ofthese materials thatexist are fragmentary
or in poorcondition. In some cases, new schemes have used a
variety of small unit paving materials, sometimes arranged in
coloured patterns, which do not relate well to the adjacent
buildings, ortotraditional building materials andcolours. While
thereplication oftraditional materials ona widespread basis is
unlikely to be feasible, they may give painters toways of using
modern materials in a simpler but co-ordinated fashion which
enhances thebuilt environment.
In much of the Historic Centre, footways and kerbs are con-
structed ofmass concrete orconcrete slabs, which areohenbadly
cracked and deformed, while most roadways are paved in
tarmac, with numerous patch repairs and uneven surfaces.
Chapter 4. TheBuilt Heritage and the PublicRealm
The quality ofthefloorscape, street furniture and landscaping of
many of the streets does not properly reflect or enhance the
qualityofthe buildings onthem. Assistance for thesight impaired
and handicapped has been provided in some instances, but
needs tobe extended.
The integrity of the streets, their quality and ambience is dam-
aged bya series offactors including:-
Street furniture tends tobeutilitcrion, lighting standards are
frequently outofscale and incongruous in appearancewith
theperiod buildings,
Unnecessary clutter results from overproliferation of traffic
andutility poles, traffic signals andcontrol boxes and raised
planters,
Excessive and uncoordinated traffic, directional and adver-
tising signage,
Unattractive overhead wires, particularly adjacent to herit-
age buildings,
Inadequate street planting,
Impact ofthecar, resulting in noise and air pollution.
In thecoreof theHistoric Centre, alongNorth and South Main
Streets, thelegibility ofthehistoric planis threatened bytheloss
of lanes as working routes. Some of the lanes havealready
become semi-privatised with access limited toadjoining owners,
while others suffer from poormaintenance, vandalism and anti-
social activities which leads tocalls for further closures. However,
thepresenceofthelanes contributes tomaintaining thescale and
grain ofthearea; thepattern of routes isintrinsically part ofthe
heritage.
Aco-ordinated approach isneeded todealwith these problems,
putting forward guidelines for enhancing thepublic realm in the
Historic Centre in a waywhich respects theintegrity ofthebuilt
heritage and makes thearea more attractive for people towork,
visit and live in.
Top:
Below:
GatewaytoBishop Lucey Park
Overhead wires contribute to environmental
blight in the Study Area
Public Open Space
Suitably laidout and well maintained publ icopen space is in
short supply intheCity Centre and adjoining residential areas.
Open spaces are ofthree types - formally laidoutparks, other
small parks andhardsurfaced public spaces. Bishop Lucey Park
and the more distant Fitzgerald Park are the principal formal
spaces, where a reasonable level of supervision and mainte-
nance is provided. The somewhat awkward shape of Bishop
Lucey Park and the exposure oftherearof buildings onTuckey
Street limits its effectiveness as an attractive urban space. The
parkiswell used butsuffers from anti-social behaviour bysome
members of the public.
Anumber of othersmall sites, principally former churchyards,
havein thepast beensel aside to serve local residents in The
Marsh and Shandon, for example St. Anne's Park in Shandon,
andtheformer graveyards in Shandon Street andGrattan Street.
However, thelevel ofmaintenance and supervision provided for
these parks was not adequate to allow them to function effec-
tively.
Petty vandal ism and anti-social behaviour caused continual
problems and ledtotheparks at Shandon Street andSt. Anne's,
Shandon being closed 10 thepublic, whilethe Grattan Street Park
isli ttle used bymost local residents duetoits poorcondition and
intimidation resulting from the activities of a small number of
people.
In addition tothepredominantly "soft" landscaped public parks
there area limited number ofhardsurfaced public spaces within
thecentre. Daunt Square and Farren's Quay/Shandon Street
are paved, with some tree planting, raised planters and other
features. Such spaces canprovide a focus for pedestrian activity,
act as a contrast tothenarrow street pattern within the Historic
Centre and alsoprovide attractive settings for historic buildings.
Over-use of raised planters, lamp standards, walls and other
features can however causeexcessive clutter and difficulties in
movement and maintenance of these spaces. The Action Plan
seeks to identify opportunities for additional, suitably laid out
hardlandscaped publ icspaces within thestudy area.
The limited number andqualityafpublicopen spaces inandclose
to theHistoricCentre isan inhibiting factor in attracting more
people toliveintheareoandrepresents a missed opportunity in
enhancement ofthe environment ofthearea as a whole. Aco-
ordinated management and maintenance plan is needed for
existing spaces, while a programme for creation of additional
spaces isalsorequired.
24 Chapter 4. The Built Heritageand the Public Realm
The continuity ofthebuilt form isfurther threatened bya series of
gap sites, which when redeveloped could havea major impact
on thecharacter of thearea.
These sites are fully described in theAppendices and include:-
Former Button Company Site, Pope's Quay,
Southgate (Shell) Site,
Barrack St/Frenche's QuaySites,
Bachelor's QuaySites,
Grattan Street Car Park,
Wandesford Quay, former timber yard,
North Infirmary.
Top: The Former Button Company Site at Pope's
Quay representsa major development
opportunity area on the North Channel
Urban design guidelines anddevelopment briefs are required in
ordertoensure high quality infill redevelopment of these sites.
5. Urban Development Process
COMMERCIAL OVERVIEW
This chapter examines theurban development process within the
context of Cork's City Centre by looking at current planning
policy, the property market, available development incentives
andvarious trends in the study area. By defining the parameters
within which possible solutions must beformed, this chapter will
help refine and focus the proposals setout in Section 3.
City Centre Planning Policy
The City Centre can be defined as the area between the two
channels of the River Lee east of theMardyke, plus the South
Parish andtheShandon/St. Luke's areas. Within the City Centre
there are two distinct parts - thecommercial core comprising the
Washington Street, St. Patrick's Street, GrandParade andSouth
Mall areas and the ring of districts surrounding it - the South
Parish, theMarsh area and Shandon/St. Luke's.
It is accepted that the commercial core will be dominated by
shopping and office uses - both activities generating premium
rents and thus tending to stifle other lower value uses such as
residential, industrial or storage. With theexception of certain
street frontages reserved for retail uses, there are in effect no
zoning restrictions in thecommercial core.
Planning policies for the districts surrounding the commercial
coreseektoretain the so-called lower value uses in areassuitable
for housing and non-office employment. This isachieved bythe
use of zoning controls with the specific aim of preventing land
values andrents rising touneconomic levels for these lower-value
uses.
It is recognised thatCork cannot generate sufficient office and
retail uses tofill the City Centre. Arelaxation ofcurrent controls
would result in transfer ofeconomic activity, rather than generate
new activities. Thus as onearea becomes regenerated another
will start to decline. Relaxation would also result in property
being held vacant on the expectation of a high-value major
development being attracted. In each case, thelikely result would
be long-term vacancy and/or dereliction.
The merit ofthepresent zoning strategy has been demonstrated
since itwasfirst adopted in the 1979Development Plan. Vacant
land in the City Centre hasdropped by40% - from 9.6 ha to5.6
ha - during a period when Cork hassuffered theimpact oftwo
major recessions.
The current Development Plan recognises that the attraction of
new uses isvital for thecontinued vitality ofthe City Centre. Thus
in a certain number of locations mixed development proposals
26
containing some office space will be permitted outside of the
commercial core. Developments availing ofthis zoning relaxa-
tion must match thearea of office spacewith an equal area of
Special Category Uses such as terraced houses, light industry,
international services, specialised business centres, and in cer-
tain areas hotel accommodation.
An increase in thequantity of uses in theCity Centre will create
a more vibrant atmosphere with reduced dereliction, greater
demand for property and a more robust diverse local economy
less likely tobeaffected bya downturn in anyparticular sector.
Current Market Demand for Property
In pursuing these policies, the Corporation is also reflecting
market conditions. In the existing commercial core, there is
amplevacant office spacetomeet foreseeable demand. Arecent
survey of theSouth Mall/George's Quay/South Terrace areas
estimated 66,000 square feet of office space vacant in these
areas. There are also significant amounts ofoffice space vacant
in Washington Street.
There has been no increased demand for office space in the
commercial core for thepast ten years, reflecting theconsider-
able development which took place in the 1970's and the
absence ofemployment growth in this sector. In addition three
planning permissions for major office development in the South
Mall/Grand Parade area have been allowed lapse.
A substantial relaxation of current zoning policies could seea
return tothesituation in theearly 1970'swhen office permissions
with no realistic prospect of implementation proliferated. The
resultant higher landvalues precluded theuseofthe sites forother
purposes. The Corporation hadtointervene byremoving some
of the excess property and forming Bishop lucey Park - thus
reducing the potential for long term dereliction. Such an
expensive solution would notbe available now.
Asimilar casecanbemade in relation toretailing, Since the mid
1970'sthere hasbeen a series ofmajor retail developments, both
in theCity Centre - Merchant's Quay, Paul Street - and in the
suburbs, -Wilton, Ballyvolane, andtwo at Douglas, with afurther
retail development under construction at Bandon Road.
In the period 1977 to 1988 - turnover in Cork City and
surrounding areas increased by49 m(16%) while f100rspace
rose from 1.2m sq.ft. to1.5m sq. ft, (19%). These figures donot
include theDouglas Court andMerchant's Quaycentres, both of
which were opened afterthe1988Census ofServices, the source
oftheabove figures, wastaken, Floorspace increasing aheadof
turnover is unusual in modern retailing and indicates an over
supply offloorspace.
Chapler 5. Urban Development Process
Overview of the Commercial Core
Cork City Centre has tremendous potential to evolve into a
vibrant, attractive location accommodating a widevarietyofuses
in a setting which retains an authentic, local character. The
commercial core has been substantially upgraded in the past
decade with many gap sites redeveloped and a substantial
improvement in design of buildings, as a result of the planning
policies pursued.
The prime shopping areas - St. Patrick's Street, Oliver Plunkett
Street, Paul Street and associated areas are still themajor retail
focus of the region. They drawpeople to theCity Centre and
ensure thatitremains a busy place; this istrue in theevening also,
anadvantage Cork hasovermany cities ofcomparable size. The
City Centre could also be transformed into a major tourist
magnet, using thestrengths identified above,
The commercial corecanbedivided into two zones foranalytical
purposes, an eastern zone comprising theareas to the east of
Corn Market Street/Grand Parade and including the prime
shopping areas, and the western zone (west of Corn Market
Street/Grand Parade), including most of theStudy Area.
The eastern zoneisparticularly strong because thebestshops are
there, theshoppers come in quantity, thebuildings and environ-
ments are among the best in thecity. The Historic Centre - the
"western zone" (west of Corn Market Street/Grand Parade) in
contrast is thelow budget shopping area, very rundown, with
under-used or empty upper floors. There is a street market
(second hand clothing, etc.) in Corn Market Street.
The economic and the physical health of the Historic Centre
depends on the eastern zone, it cannot be regenerated in
isolation. A fundamental objective of this Action Plan is the
reintegration oftheHistoric Centre into thecommercial life ofthe
city. The strategies adopted must ensure thatthepositive impacts
of the success of theeastern zoneare spreadwestwards.
Overall theretail sector in theCity Centre hassuffered consider-
ably since 1991 with rent levels falling in parts of St Patrick's
Street while remaining steady in Oliver Plunkett Street. North
Main Street is now considered a tertiary location. Selective
demand from major traders isfocused onthearea around Marks
and Spencer and Merchant's Quay Shopping Centre. Other
areas are currently of little interest to major traders. Market
conditions arelikely topreclude a major retail development in the
near future.
Oliver Plunkett Street is attractive tostronger local traders. North
Main Street hasseen theonly retail development in 1993, based
on a largeDunnes Stores outlet and securing around 10 small
pre-Iets, against thetrend which has seen increasing vacancies
in the area,
EB
Urban Renewal Incentives
.....---
o 50 100 150
'00
Within theparameters ofslack demand forretail use/office uses,
theneedtoattract new uses totheCity Centre, in ordertotake
uptheavailable space, isclearly demonstrated. In themiddle
1980's Central Government recognised that this problem was
evident inmost urban areasandintroduced theDesignated Area
Scheme which came into operation in 1986. The initiative
provided incentives to redevelopment/refurbishment in areas
which weredeemed to be stagnating, with property becoming
vacant and derelict due to changes in economic function or
relocation ofmajor uses. The incentives wereintended toprovide
thenecessary encouragement to property owners and develop-
ers to reassess these areas in a positive light.
The incentives allowed expenditure on new developments or
refurbishment ofexisting buildings tobesetagainsttaxliability,
In addition, for traders renting a premises, a double rent
allowance was provided againsttrading income and full rates
remission was available on the increases due for the improve-
ment or enlargement of property.
Three areas were designated in Cork's City Centre:
The major area, designated in 1986,forms a crescent which
almost encloses thecommercial coreextending from the
north of Shandon, through theMarsh/Washington Street
areas totheSouth Parish and comprises circa 120 acres.
In 1990, two further areas were designated:
an area of c. 9.3 acrescontained byUnion Quay, Copley
Street and Anglesea Street block; and
areas of c. 22 acres in the vicinity of MacCurtain Street,
St. Patrick's Quayand Anderson's Quay.
Top: Cork's City Centre Designated Areas with
Historic Centre highlighted
28
This latter designation wasintended toencourage reuse ofvacant
properly in these areas and totake advantage oftheir location
on the River lee, which was highlighted in the Corporation's
Waterfront Study. Becauseoftheattractive location andenviron-
mental quality ofthese two areas, theottraction ofnew uses i.e.,
tourism, specialised business centres, etc. , wasconsidered real-
istic.
These areas are mostly located outside thecommercial core as
major developments were already happening within ite.g., the
Merchant's Quay and Paul Street developments' having a total
worth of 48 m. This trend hascontinued since designation with
theKyrl's QuayDevelopment -7 mcompleted in late 1993and
a further 8mcommitted in other projects overthelast fewyears.
The character of Cork's Designated Areas is refl ected in the
pattern of development to date. The properties within the
Designated Areas are usually small dwellings or commercial
premises with relatively few largesites and a dispersed owner-
ship pattern. The character oftheareas makes site assembly for
major projects difficult. In some cases major projects may have
a significant disruptive effect ontheareas in question andwould
notbe appropriate.
Tables 4and5 showthedevelopment situation intheDesignated
Areas at December 31 st, 1992, interms of both floors paceand
investment.
Completed In Progress Planned
Residential 18,717 1,898 17,972
(47%) (9%) (35%)
Offices 7,108 2,609 7,852
(18%) (13%) (15%)
Commercial 11,126 3,487 11,632
(28%) (17%) (23%)
Other 2,636 14,795 13,683
(7%) (61 %) (27%)
TOTAL 39,589 20,791 51,141
Table 4
Development in the Designated Areas
(Floorspace sq. rn.]
Chapler 5. Urban Development Process
Completed In Progress Planned
Residential 9.1 (52%) 0.9 (12%) 10.7 (38%)
Offices 3.7 (21%) 1.8 (24%) 5.0 (18%)
Commercial 4.1 (24%) 1.1 (14%) 5.2 (18%)
Other 0.5 (3%) 3.8 (50%) 7.3 (26%)
TOTAL 17.4 7.6 28.2
Table 5
Development in the Designated Areas (m)
Source: Department of the Environment
Of particular note is thehigh proportion of residential develop-
ment. This was a very positive result of designation and has
promoted a strong City Centre housing market which has
widened the range of accommodation available generally.
Approximately 300 housing units havebeendeveloped todate.
The Designated Areas Scheme hasalsofostered a series of new
uses including language schools, hostels and business centres.
This is in accordance with the aims of theDevelopment Plan to
increase thenumber of uses in theCity Centre soas tomaintain
demand for spaceand diversify thelocal economy.
Comparing Cork's experience under theDesignated Areas with
other cities reveals a high proportion of residential development
andlower proportion ofoffice use. In a d d i t i o ~ Cork hasa more
balanced profile than other areas in keeping with thepolicy of
encouraging a variety of uses. Furthermore, 49%of f100rspace
and 28%of investment in Cork's Designated Areas related to
refurbishment as opposed tonew build. This isa major propor-
tion compared toother cities andagain reflects thecharacter of
Cork's Designated Areas, and the absence of large areas of
dereliction or vacancy. These hadalreadybegun to be tackled
under normal planning policies.
Refurbishment is a more labour intensive activity than new
construction. Thus it is likely to have a greater impact on
unemployment which is highest in precisely those occupations
which refurbishment activity utilises.
The current Designated Areas Scheme isduetoterminate in July,
1994. Anumber oflessons canbelearned from theexperience
of its operation overthepastseven years.
The incentives ore most beneficial todevelopers of commercial
spaceand residential spacefor rent. The allowances for owner-
occupiers ofdwellings are more limited and thus form less ofan
incentive for this type of development. This has particular
relevance for Cork where the Designated Areas ore located
mainly outside thecommercial core. Asdiscussed above, there
islittle demand for office, shopping or commercial spacedueto
recent major developments which have occurred.
In Temple Bar in Dublin 100% of qualifying expenditure is
available for tax relief ifan owner occupied dwell ing is refur-
bished. The emphasis on refurbishment would be particularly
beneficial in Cork as it retains much of its historic character but
its buildings havebeenidentified as in need of repair.
It is also a concern at present that many of the dwelling units
provided under thecurrent Designated Areas Scheme are quite
small apartments unsuited totheaccommodationoffamilies. This
is compounded by a general lack of environmental amenities
developed in conjunction with these developments. The future
attractiveness of such properties for potential investors/owner
occupiers isquestionable ifthese trends continue.
The accommodation being provided through what is in effect
public subsidyshould beencouraging owneroccupation in order
topromote social balance andalleviate theproblems associated
with more transient populations.
The Study Area . A Landuse Profile
The Historic Centre hasa varying mix of retail, office, entertain-
ment, community, employment and residential uses, typical of
many inner city areas. The north-south route running from
Shandon Street, through North and South Main Streets, to
BarrackStreet actsas a commercial spine through thestudyarea.
North Main Street istheprincipal commercial street with 85% of
all ground floors in commercial use, theremainder being vacant.
(Table 6 gives a ground floor landusebreak-down for this and
otherselected streets). Most plot sizes are small, apart from two
supermarkets and the recently opened Kyrl's Quay shopping
centre, and many businesses have been in operation for a
considerable time. Food related businesses predominate, with
clothing, pubs, jewellers and discount shops also well repre-
sented. Upper floors are largely vacant or used for storage, with
a limited number ofoffices and residential flats .
The pattern of retail uses inNorth Main Street continues into the
northern endofSouth Main Street, while theremainder ofSouth
Main Street hasa more diverse character. Large uses such as the
Beamish and Crawford Brewery, Bishop Lucey Park, and a
surface car park, take up substantial portions of the street
frontage, with some pubs and offices intervening.
29
The overall effect isfo createa much more openandfragmented
street than North Main Street.
The retail function is still strong in Shandon Street, but not as
intense as in North Main Street. Plot sizes aregenerallysmall and
food shops and retail services, such as hairdressers, predomi-
nate, although there arean increasing number ofclothing shops.
These businesses serve the adjoining housing areas, but also
receive passing tradefrom the northside of the city. There are
also a small number of residential buildings and upper floors in
residential use in thestreet.
Barrack Street isvery much a mixed use street with commercial
and residential buildings side by side. The businesses largely
serve the local residential population. Many have residential
uses on upper floors, aided bythe proximity of the University,
which hascreated 0 demand for student accommodation in the
area. In a few cases ground floor shops havebeen converted to
apartments. There ore quite a lot of vacant buildings and the
existing number of shops seems adequate to serve the local
market.
The east-west spine, running from Castle Street toDyke Parade
isquite diverse in terms ofuse, moving from almost all retail uses
in Castle Street and Liberty Street to mixed commercial and
residential uses in Sheares Street, andlarge sub-divided residen-
tial buildings onDyke Parade. There arealsoa number oflarge
institutions on this route, incl uding the Franciscan Friary, the
Mercy Hospital and U.c.C's Lee Maltings.
Washington Street which cuts through theHistoric Centre from
east fo west, has mixed retail and office uses. Retail uses are
dominant at ground floor level butthere isan increasing number
ofoffices at ground and upper floor levels, as solicitors move to
beclose totheCourthouse, benefiting from Designated Areatax
relief. The street alsohasa strong entertainment function, with a
growing number of pubs and night clubs.
Grand Parade, which is at the interface between the Historic
Centre andthecommercial coreofthecity, hasmainly retail uses
at the northern end of the street, and office uses, particularly
estate agents, at the southem end, approaching South Mall.
Upper floors, when in use, are largely offices. Tuckey Street off
Grand Parade, has a mixture of retail and office uses on the
ground floor with offices overhead.
Cornmarket Street which incorporates the somewhat run-down
street market, hasmainly retail users at ground floor level. Some
of the retail outlets sell second handgoods similar to thestreet
market. The street alsohastwo largeusers ofspace, theformer
Market building and Guy's Printing Works.
30
c:
QJ
E
.S
0)
.g
.
~
.2
~ . g
Jj
u
-.E
c:
c:
!
~
J
::>
~
....
~
c:
QJ
8
0
....
-:E
~ V) ~ 0 ~ ~ 0
North Main St 80 5 15
South Main St 61 10 3 26
Shandon St 7A 3 11 12
Barrack St 50 1 33 1 15
Cosile St 7A 4 4 18
Sheares St 25 5 5 34 2 29
Dyke Parade 5 5 69 21
Washington St 67 11 3 3 16
Cornmarket SI 60 A 4 12 20
Grattan St 11 7 73 9
GrandParade 51 33 16
Table 6
% Ground floor uses in selected streets
S/ree/Name To/a/of Premises with Comple/ely
Business onlyUpper Vacant
Premises Floors Vacant Premises
No % %
North MainSt 65 37 11
Castle St 23 17 13
Washington St 36 33 8
South Main St 30 20 27
Sheares St 33 15 30
Corn Market St 25 12 16
Grand Parade 50 28 10
Table 7
Vacancy Rates(%)
Chapter 5. Urban Development Process
Vacancy
Vacancy of entire buildings and of upperfloors isa particular
problem in thecommercially dominated streets in thestudy area.
These are largelysecondary commercial streets within theCity
Centre, and have suffered from weakdemand, exacerbated by
thepooreconomic climate. Atleast 15%ofground floors in most
ofthese streets arevacant andin some cases thesituation iseven
more serious. Sheares Street has 30% of buildings vacant,
clustered at its east end, most of which are of significant
architectural and historic value, and in poor condition; three
have been recently renovated and will be used for offices and
apartments.
Upper floor vacancy isa serious problem as isillustrated inTable
7. It isparticularly acute in North and South Main Streets, Castle
Street, Washington Street, GrandParade andCornmarket Street
- that is, those streets with the most intense retail useat ground
floor level. In some cases floors havenotbeenused for decades,
since owners who lived above their shopmoved tothesuburbs.
In a fewcases thefloors havebeenremoved andthebuildings are
just a shell above ground floor level. The problem is less acute
in streets such as Barrack Street where there isdemand for upper
floor residential units as student accommodation and this may
point toa potential market for upper floor use in otherstreets.
Many owners inNorth Main Street, Castle Street, etc., expressed
an interest in re-using their upper floors for residential purposes
buteconomic difficulties andthelack of incentives ore seenos a
major impediment.
Trends
Arecent positive development has been the opening ofthenew
Shopping Centre and multi-storey car parkat thenorthern end
ofNorth Main Street which will bring more people into thestreet.
This could act as a catalyst for economic and physical improve-
ments in North Main Street, and surrounding areas, if local
businesses andthepubl icauthorities can respond byupgrading
their premises and thepublic realm.
On the residential side, a number of new private apartment
developments have been completed alongthewaterfront, while
others at Crosses Green, Hanover Street and Pope's Quay are
under construction at present. Fewprivate family dwellings have
been constructed, despite planning permission for schemes on
vacant sites inShandon. Some small packets of local authority
housing have been constructed and its islikely thatthis trend will
continue as current public housing policy isfocusing ondevelop'
ment of small infill schemes in the inner city, ratherthan large
suburban schemes.
CORK HISTORIC CENTREACTION PLAN
REGENERATION STRATEGIES
Housing
The regeneration strategyfor the StudyAreacentres onattracting
new uses and net new economic activity to replace those which
have relocated or closed down. However it is clear that the
market will notsupport expansion in shopping and offices.
Experience in other cities has shown that housing is a major
element of area-based renewal in city centres, Research con'
ducted for the Cork Waterfront Study showed that residential
uses were dominant inwaterfront developments in Bristol, Car'
diff, leith, San Francisco and Swansea. The extent of these
developments would be broadly comparable toCork.
As population increases, demand for local services also in
creases. This attracts investment and as vacancy/dereliction
decreases, the area becomes more attractive. This hasalready
happened tosome extent in the South Parish.
It has been estimated in the U.K. that for every 1,000 people
resident in an area , 400 public and private sector jobs are
created. Increased population in the City Centre means in
creased employment, with many ofthejobs suitable forunskilled
workers. Astrong City Centre residential sector will alsoincrease
demand forlocal services, thus boosting employment. Many of
these services will be required whatever the overall economic
conditions.
Housing policy in theStudy Area needs to be developed with a
degreeofsophistication. Overreliance onparticular sub-sectors
of the market whether public housing, 'gentrified' housing or
single person apartments could stunt theprospects oftheoverall
market. Areasonable proportion ofdwellings provided should
be owner-occupied and largeenough to accommodate family
units. This will provide thebasis fora more stable population with
a longterm commitment tothe City Centre.
The existing zoning regime outside thecommercial coreattempts
tocreate theconditions tocounter population decline byprotect
ing residential uses, However, itisrecognised thatmore positive
measures, including incentives, maybe necessary tosustainthe
present effort and accelerate progress.
31
Tourism
Tourism isanother vehicle which could be used tofoster regen-
eration in theStudy Area. Cork itself isan attractive city setin a
region ofoutstanding beauty, a region which is themost visited
partofIreland. Tourism strategy should seek todevelop thecity's
role both as a visitor destination and also as a basefrom which
toexplore Blarney, West Cork, Kinsale, Youghal, Cobh andthe
surrounding countryside.
The National Development Plan aims toincrease tourism revenue
by50%andtoimprove theseasonality profile. The Plan quotes
studies showing that 40%of tourists visiting Ireland are influ-
enced in their choice ofholiday bycultural andheritage factors.
The sub-reqionol submission toGovernment in preparation for
the National Development Plan (1994-1999) lays particular
emphasis on the development of tourism. Urban tourism is
proposed as more sustainable in terms of mass markets.
The submission in stressing the potential of city based tourism
acknowledges the degradation ofthephysical environment as a
constraint and sees a needfor renewal in the historic core, The
tourism development objectives proposed for the subregion
involve improved presentation of theheritage, theencourage-
ment of special interest activity, diversification and establishing
linkages between attractions.
National and subregional objectives for tourism shape the
detailed approach to be taken in Cork City. Appropriate
measures in the Action Plan will bring benefits throughoutthe city
by improving demand for accommodation and other services.
However opportunities can be created to capture part of this
demand within theHistoric Centre,giving benefits innewuses for
existing buildings through expansion ofspecialised shopping for
example and the location ofaccommodation incharacter build-
ings. The Nyhaven hotel in Copenhagen is an outstanding
international example of successful waterfront developments in
European and American cities.
Lead Industrial Sectors
The other major element of a renewal strategy involves the
attraction ofinternationallytraded services andother expanding
modern industrialsectors such as electronics totheCity Centre.
This ispartoftheinitiative of"Broadening Lead locations" in the
overall strategic plan for the Greater Cork Area.
32
Product Improvement and Marketing
The success ofa renewal strategy basedonhousing, tourismand
leading industrial sectors depends on two important factors,
namely, thecondition ofthe physical environment and market-
ing.
Unless thephysical environment canbe substantially improved,
therangeofhousing whic;h canbeattracted tothe City Centre will
tend to belimited tolocal authority tenants, small households in
rented accommodation, the elderly and deprived groups in
sheltered housing. Obviously if famil ies are to be encouraged
safeenvironments for young children are a pre-condition.
However even if the right physical conditions are achieved the
creation of additional sub-sectors will require marketing. The
expansion oftherangeofhousing through theDesignated Area
Scheme has been encouraging. A wider range in terms of
incomeandtenure could betargeted iftraffic calming measures,
specific parking provision, extensions of pedestrian priority
areas and other environmental measures are "packaged" with
the other attractions of the City Centre as a living area, for
example its concentration of social and cultural facilities.
In relation totourism, ifCork istobemarketed in terms ofheritage
andculture, greaterattention will have tobegiven toarchitectural
conservation andthecareand maintenance ofthepublic realm.
The Regional Tourist Organisation already supports the Corpo-
ration's efforts to improve shopfronts butthere is a need to set
standards bath in relation toalterations toexisting buildings and
theredevelopment ofsites ina manner which harmonises with the
city's architectural traditions. Pastiche is probably at least as
damaging as other inappropriate development :what isrequired
isdevelopment which issensitive tolocation, scale, detail anduse
of materials.
Consultation with tourism interests during the course ofthe study
revealed a widespread view that themarketing ofthecity lacks
coherence. The proposal of the Chamber of Commerce to
employ a co-ordinator for tourism development is therefore
welcome.
An important ingredient inmarketing thecity is feedback from
current visitors. Attention is drawn to the detailed surveys
undertaken byLothian and Edinburgh Enterprise limited which
are an vital input to development policy in one of the most
successful tourist centres in theU.K.
Chapler s. Urban Development Pracess
The concept of urban tourism is relatively newin Irish tourism
promotion. In developing theconcept inCork, the city's early
Christian, Viking andNorman origins are clearly ofinterest and
its subsequent development as an important trading port inthe
18th and 19th centuries, combining numerous cultural strands,
forms thebasisof its interest for visitors. In national marketing
strategy for cultural and heritage tourism, Cork might be pre-
sented as one of a group of south coast towns that includes
Waterford, Youghal and Kinsale shaped by similar influences
and traditions.
Environmental improvement and proper marketing are also
preconditions for the success of initiatives to attract leading
industrial sectors totheCity Centre and theHistoric Core, The
National Micro-electronics Research Centre has set a headline
for this sector but nevertheless efforts must be madetocreatethe
environmental conditions which will attract key enterprises and
tomarket successfully theHistoric Centre as a location.
6. Movement and Networks
Transport Infrastructure
The existing/proposed transport network serving theCork City
area is shown below. The framework is fairly complex and
largely dictated by the configuration of the River Lee which
bifurcates into separate channels running in a west-east direction
through thecity, whilsta series ofbridges provide for north-south
movements across the river.
Roads
Ata strategic level, the City Centre isserved bya series ofradial
highway routes linking Ballincollig, Macroom, Killarney, and
areasofWest Cork from thewest; Blarney, Mallow, limerick and
Dublin from thenorth; Midleton, Youghal and Waterford from
theeast; andtheAirport, Carrigaline andKinsale from thesouth.
Asystem oflocal distributor roads serve movements between the
suburbs and City Centre as follows:
Western Road, College Road and Glasheen Road serving
theconcentration ofsuburban traffic activity drawn through the
Historic Centre from theBishopstown andGlasheen areastothe
south west;
Above: Traffic congestion on South Main Street at
peak hour
TogherRoad, Pouladuff Road, South Douglas Road, Doug-
las Road, Blackrock Road and Ballinlough Road serving the
Togher, Douglas andBlackrock areastothesouth andsouth east;
Summer Hill North/Ballyhooly New Road, and Lower
Glanmire Road serving theMontenotte and Glanmire areas to
theeastand north east; and,
Watercourse Road, Gerald Griffin Street, Blarney Street and
North Mall/Sunday's Well Road, serving the Blackpool,
Gurranabraher, Hollyhill and Churchfield suburbs to thenorth
and north west.
The Historic Centre is focused on a road pattern defined by
Shandon Street, North Main Street, South Main Street and
Barrack Street, continued out towards Evergreen Street and
Douglas Street, andforming partofa north-south spine extend-
ing through thearea. Lancaster Quay/Washington Street and
Mardyke Walk/Liberty Street/Castle Street provide east-west
linkages through thearea, whilst Corn Market Street andGrand
Parade define theeastern boundary.
The area of interest extends outtoincorporate thearea defined
byGrattan Street and Grenville Place/Bachelor's Quayon the
west side of the old City wall. The principal shopping and
commercial streets of the City Centre are defined by Grand
Parade, South Mall, St Patrick's Street and MacCurtain Street,
together with thenetwork of adjacent pedestrian streets.
34
Buses
A comprehensive network of bus routes is operated by Bus
Eireann serving movements from theouter suburbs towards the
City Centre. 9main routes areestablished under frequent service
conditions, with anadditional 3 routes at limited times. Services
are confined to radial patterns of operation through the City
Centre. The mainroutes ofinterest operate along Western Rood
andStPatrick'sStreet, together with routings along lavitt's Quay,
and viaSouth Main Street and Bishop Street.
Rail
Rail operations ore focussed on Kent Station, located on the
eastern sideofthecity, adjacent tolower Glanmire Road. This
provides forcoreservices between Dublin andCork, viaKildare,
limerick Junction andMallow, andTralee andCork viaMallow
and Killarney, with local shuttle suburban services inoperation
between Cobh and Cork.
Traffic Operations
Nearly 50%ofwork journeys inthe Cork area areconducted by
car. City Centre traffic levels are correspondingly high, with a
substantial element attributed tothrough movements. As such,
considerable pressure isimposedonthecentral arearood system
andradial approach routes, tothe detriment ofthelocal environ-
ment and City/Historic Centre activities.
Anextensiveonewaysystemhasbeen developed throughout the
central area of thecity, in reaction totraffic congestion arising
from theeffects of thethrough traffic.
The system has been successful in maintaining traffic flows, but
as traffic levels have increased, has become complex and
restrictive, constraining continuity ofrouting through thecity. As
such, it has severed pedestrian movements and produced an
uncomfortable relationship with adjacent land uses.
These factors have contributed totrafficproblems intheHistoric
Centre, and have inhibited local access movements through the
area. The most notable effect is the level of traffic at present
obliged tousetheWestern Road/Mardyke route onthewestern
approach to the city, which dominates the area and creates
severance between the north and south sides of the corridor.
Congestion isconcentrated attheWashington Street/St Patrick's
Street/Grand Parade junction, bringing traffic pollution and
nuisance into thecentral area and causing further separation
between theHistoric Centre and themain precincts of the city.
Chapter 6. Movement and Networks
Whilst the present trafficmanagement arrangements have played
animportant role in 'keeping thecty moving', theneed fora more
comprehensive approach is recognised. As such, the system
requires overhaul and theopportunity for appraisal of theCity
Centre traffic network is afforded in the context of the lUTS
proposals andcurrent study programme.
HighwayDevelopment
The programme of highway improvements advanced by lUTS
and developed bythelocal authority will serve to address the
traffic issues. Whilst theoriginal study objectives were strategic,
themeasures comprise a combination of primary bypass routes
and local area relief schemes.
Strategic Proposals
The principal strategic schemes and resultant impacts are as
follows:
opening of South Ring Road from Bishopstown area to
Kinsale Road andSouth City link (expected byearly 19951, and
potential routing of west-east through traffic towards lower
Glanmire Road, via South City link (now complete), bringing
associated relief totheCity Centre andWestern Road;
completion of Blackpool Bypass to the Mallow Road (by
1996/97) and opportunity to limit traffic activity on local ap-
proaches from thenorth, most notably viaGerald Griffin Street
and Shandon Street;
longer term extension ofSouth Ring Road towards east,and
new Dunkettle interchange via new tunnel connection (by end
19971, affording greater use ofSouth Ring Road, and potential
relief to lower Glanmire Road, including opportunity to restore
2-way routing viaMacCurtain Street, lower Glanmire Road and
Horgan's Quay.
Thevarious proposals oredeemed toserve the diversion ofmajor
through movements, butit isimportant that supportive junction
and linkage measures are developed to encourage maximum
continuity of routing around thecity centre. In this regard, it is
important to address present congestion at the intersection
between the South City link and Old Station Rood, and to
establ ish connection between thenew strategic links, most nota-
bly between theSouth City linkandBlackpool Bypass, andalso
towards lower Glanmire Road/Horgan's Quay.
CORK HI STORICCENTRE ACTION PlAN
KEY
Existi ng .v.ain Highway Routes
-- ElCi sting Railway line
Proposed Rail Extension
lUTS H;ghway Proposals
_ A5 Ccoseueed
_11.11 UnderConstnJction/Fulure
e KeyInterthonges
Grattan Street Scheme
The strategic proposals arecomplimented bythedevelopment of
local schemes which areofdirect significance tothe current study.
Awest-north relief route isproposed through the Grattan Street
area, effecting a route from Western Road tothe Blackpool By-
pass, via Lavitt's Quay. This will provide relief from local through
traffic intheCityCentre andalong StPatrick's Street in particular.
The scheme passes directly through the study area and has
proved extremely contentious tothelocal community inenviron-
mental terms. The previously developed scheme involved demo-
lition ofhistoric buildings andseverance tothelocal community.
The wide carriagewaysection andsweeping alignment made the
route unduly attractive tothrough traffic at the potential expense
ofdiversion tothenewstrategic routes.
Such was the reaction totheproposals thata committment has
been given byCork Corporation nottopursue further widening/
demolition inGrattan Street.
Whilst the concept of the route is supported, a more sensitive
approach totheroute alignment and design treatment isneces-
sary to ameliorate the environmental impacts. As such, the
developmentofa satisfactorysolution isviewed asa fundamental
ingredient of theAction Plan.
3S
TO
,"""..
V) =
~ ,
~ i
~ =
=< ,
~ j
f
LOUGH
MAHON
E9
South Parish Bypass
The recent construction oftheSouth Parish Bypass atGreenmount
hasprovided an important linkage between South Douglas Road
and Pouladuff Road, serving to divert troffic from Evergreen
Street. Accordingly, this will provide relief tothe south side ofthe
study area byremoving traffic from Barrack Street.
It isrecommended thatfurther attention begiven tothe effects of
this route inthe context ofthe HistoricCentre, thus toexploitthe
opportunity for further relief to theWestern Road corridor, in
potential routing between South City Link and Glasheen Road/
College Road.
Crosses Green Route
In the longer term, the proposal for a new bridgecrossing inthe
Crosses Green area,will afford a west-south connection between
Sharman Crawford Street and Lancaster Quay. This will afford
relief to the City/Historic Centre, and in conjunction with the
South Parish Bypass, will provide for the development of local
routing under two-way operation viaGeorge's QuayandSouth
Terrace, in turn bringing anopportunity torestore 2-way routing
along GrandParade and South Mall.
Top: Transport Proposals in Corkshowing Study
Area highlighted
36
The scheme serves to compliment theGrattan Street scheme in
pulling further traffic awayfrom theintersection between Wash-
ington Street and Grand Parade. It addresses the serious
queuing problems along Washington Street onapproach tothe
right turn at thejunction, which isnotably more severe than the
left turn into St Patrick's Street. As such, the Crosses Green
scheme warrants detailed attention, notwithstanding the need to
resolve theimpacts oftheGrattan Street route andtheopportu-
nities afforded bytheSouth Parish Bypass route.
Public Transport
Transport policy has sought to enhance the level of publ ic
transport provision in lieuoftheprivate car, as endorsed within
theDevelopment Plan and embodied with theLUTS recommen-
dations.
Discussions with the bus company and review of existing bus
operations have shown theWestern Road services tobe themost
profitable, inrouting between Bishopstown andMayfield, viaSt
Patrick's Street. The Company iskeen toexpand bus priorities
and supports the development of local shuttle services where
possible, particularly in a north-south direction, whilst further
interest is expressed in theoperation of small vehicle Hoppa/
Nippa mini bus services.
Consideration hasalsobeen given tothedevelopment of park-
and-ride proposals in support of City Centre services, and
attention was drawn toa possible site at StFinbars Hospital in
Douglas Road, toassist thedevelopment of north-south services
and potential interaction with main haul routes.
Bus priority measures are poorly developed although a further
buslane has beenrecently introduced along Western Road, in
advance of the junction with Mardyke Walk. As such, it isof
limited benefit as, through lack ofroadspace, itdoes notextend
through themore congested areas, via Court House Street and
Washington Street, towards the junction with Grand Parade/
Patrick Street, which represents themajor focus oftraffic conges-
tion inthearea.
Development ofrail operations hasfocussed ontheexpansion of
local commuter services. An abandoned railway route runs
westwards beyond the station along Alfred Streetlowards thecity
centre. The LUTS programme hasidentifi edpotential toresurrect
theline, increating a spurfrom theexisting Kent station toa new
suburban station at Brian Boru Street, thus providing an oppor-
tunity to enhance rail accessibility towards thecentral area, in
support of employment and shopping activities. Feasibility
studies are currently being conducted under a consultancy
appointment to advance the proposals on behalf of the rail
operator.
Chapler 6. Movemenl and Networks
Pedestrian Routing
The LUTS programme hasshown thatover25%ofjourneytowork
trips are made onfoot, yetpedestrian routing through thecity is
insevere conflict with vehicular movements, requiring attention
totraffic signal phasing andtorefuge protection at junctions and
crossing points.
General footway provision andprotective measures alsowarrant
attention. Special surfacing provision for thedisabled is being
introduced at crossing locations, but is not widely developed,
whilst theneutral colour employed does not assist thepartially
sighted.
Amenity routing isnotwell developed andmovements along the
riverside arenotencouraged, duetoa lack ofadequate footway
provision, most notably around the study area and along the
Bachelor's Quayfrontage.
The pedestrian environment in theshopping areasoftheHistoric
Centre isalso poor, most notably in North andSouth Main Streets
and Corn Market Street. Successful pedestrianisation schemes
have been developed in thenetwork ofside streets connected to
StPatrick's Street in the City Centre, andthe potential todevelop
similar east-west linkages into thehistoric area viaCastle Street,
Liberty Street and Dyke Parade should be exploited.
Similarly, the amenity value of the Mardyke Walk, which al-
though fairly heavily trafficked, isvery wide andaffords oppor-
tunity as a major pedestrian and cyclist spine.
Cycle Routing
Cycle activities account for about5%ofjourney towork patterns
in Cork. Other than the location of cycle stands, no special
measures for cyclists are established.
The sentiments of the Development Plan are recognised in
conjunction with theneed todevelop innovative proposals. The
provision of dedicated cycle ways is not supported by the
Consultants however, through experience of lack of use and
parking abuse.
Encouragement should be directed tothedevelopment of cycle
routes through less intensive traffic areas, in association with
traffic calming and environmental improvement measures, and
provision of cycle lock-up facilities andfurther cycle stands.
CORK HISTORIC CENTREACTION PLAN 37
Parking Management
Parking provision in Cork iseffected bycombination ofstructured
and surface level offstreet parking facilities under long/short-
stayoperation, togetherwith on-streetfaci lities, under short term
disc control system.
Discussions with local interest groups have shown parking
provision to be an issue of major concern, with continuing
demand foron-street facilities to serve shopping/trading func-
tions. In this instance, distinction has10 bedrown between short
term shopper demand at the expense of the shop-owner's
requirements.
Attention isalsodirected toward thedevelopment of pork-end-
ride proposals, and whilst thediversity of routing to/from the
outlying areas makes it difficult to establish an economically
successful system, opportunity may ariseinthecontext ofdedi-
cated City Centre bus shuttle services along single fixedroutes.
In this regard, the experience from previous park-and-ride
measures introduced on a temparary basis in utilisingbypass
construction worksites during theTall Ships festival in 1991,may
provideguidance for future opportunities.
Top: Pedestrian crossings at Northgate Bridge will
need to be improved to facilitate movement
along the Historic Spine route
LorryManagement
Heavy goods vehicle routing through theCity Centre isofseriaus
concern, andtheintroduction oflorry routing and management
measures warrant seriaus attention. little restriction exists at
present andattempts tolimit delivery timesandvehicle sizeshove
proved difficult, although measures introduced under thepedes-
trianisation programmes hove beenwell supported. Schemes
should therefore be developed under a consensus view in
consideration of local patterns of delivery, and thewider net
working requirements ofthelarger operators. Particular routing
characteristics will require examination, specifically withregard
to local goods vehicle movements associated with thebreweries
and major department/retail stores established in Cork.
Thehighway schemes being implemented, providefor
theremoval ofthrough-traffic, andthus theopportunity10 impose
a strict routing regime is afforded to compliment the bypass
measures. At the same time, attention should be drawn tothe
limitation ofcentral area lorryactivity, bypotential restriction of
servicing periods, encouragement to usesmaller vehicles, and
provision of physical restrictions, as part of traffic calming
measures.
It is recognised that the supporting legislative framework will
need to be explored and developed in this regard, whilst a
dialogue with trader groups, major and suppliers in the
City Centre will needto be establ ished.
38
Traffic Modelling and Assessment
General traffic modelling capability within the Corporation is
constrained. Staff resources in the Traffic Section of the city
Engineer's Department are also limited and severely stretched,
inhibiting development oftraffic arrangements inthecity. In the
absence ofan interactive traffic model, much dependence isput
on the use of manual assignment and assessment techniques,
which are time consuming and inefficient.
Assuch, potential traffic improvement opportunities may not be
advanced or delayed, with a lack of capacity toconfirm traffic
implications or toopti mise andprioritiseoptions. In thiscontext,
particular attention is drawn to the need for dynamic traffic
assessment tools, responsive to the changing nature of traffic
patterns, and attentive to junction capacity and interaction
effects, appropriate tourban traffic conditions.
Chapter 6. Movement and Networks
concentration of congestion at the gateway to the central
area at junction ofWashington Street andStPatrick's Street/
GrandParade;
opportunity toestablish traffic plan for City Centre in con-
junction with diversionary routing afforded byLUTS propos-
als;
needtoreinforce routing to new routes, to resolve connec-
tions between strategic links, andtooptimise network capac-
ity byimproved junction arrangements;
need to advance local relief routing via Grattan Street/
Bachelors Quayand Crosses Green;
need toresolve environmental impocts of traffic in historic
area with particular attention toGrattan Street scheme;
inefficient use of Mardyke Walk and Western Rood; and
opportunities for amenity routing;
poor pedestrian environment, lock of pedestrian/cycle fa-
cilities and needtoenhance public transport services;
CorkCorporation areacutely awareofthese limitations andhave
embarkedon0 programme toupgrade traffic hardware, through
improvement oftraffic signal installations as partofonexpand-
ing ATe system within thecity. Attention isalso being paidto
establishment of integrated signal operation under SCOOTI
SCATS systems, whilst a close liaison is being developed with
Cologne, inGermany (Cork's twin city] toexamine potential for
interaction regarding traffic system technology.
Accordingly, theneed for 0 robust traffic assessment framework
isessential under development ofa responsive traffic modelling
approach, which is 'user friendly' and readily accessible, to
provide a means of testing alternative traffic strategies, in
conjunction with efficient signal system operations, toensure an
optimum utilisation of the network.
nuisance and impact of largeheavy goods vehicles routing

through the central area, the opportunities to divert to
strategic routes and need to resolve local delivery opera-
tions;
absence ofcentral areatraffic modelling capabilityandneed
toestablish assessment framework andsupportive resources,
for the testing of alternative routing strategies and for
optimisation of network capacity.
Summary
In summary themain traffic issues affecting theHistoric Centrel
central area are identified as follows:
high levels oftraffic activity onapproach toCity Centre and
urgent needfor diversion ofthrough traffic from central area;
routing difficulties with one-way system, creation of sever-
ance and traffic barrier effects;
discontinuity of routing through Historic Centre, erosion of
high street character and impact onadjacent land-uses;
These issues provide thebasis for review and ore addressed in
development ofthetransport programme within thestudy area.
40
7. Reintegration of the Study
Area into the Mainstream of
the Life of the City in
Economic, Commercial and
Social Terms, ina Manner
which is Sustainable
Top: The Mardyke, viewed from the westwith
theHistoric Centre in the background.
It is well recognised that successful cities tend to be equally
attractive tolocal people, visitors, international businessmen and
investors. The quality of the environment and its improvement
embraces a series of issues, notall ofthem d i r e c ~ y physical. It
istherefore important torecognise thatother factors will needto
be considered, including image, vision, perceived quality and
dynamism.
The general issue of "positive image" is fundamental to all
aspects of theregeneration ofCork, andisaddressed throughout
thereport. If Cork istoachieve its full potential itmust havean
attractive andlively City Centre. Economic initiatives are partof
thestrategy, as are environmental initiatives.
Aseries of opportunities and projects are setout below. These
include a rangeofshort andlong term projects basedboth within
theHistoric Centre and along its activity spines.
42
The Need for a Tourism Review
It isrecognised thatCork sits ina region ofoutstanding natural
beauty. It hasa great potential for tourism which treats thecity
ofCork as both a visitor destination anda tourism base. The city
isnot performing as successfully as it could and has not devel-
oped its attractions sufficiently.
Acomprehensive review of Cork's tourism potential isneeded.
The review would examine the strengths and weaknesses of
Cork's tourism position in relation to the fundamental criteria
identified. In particular anexamination oftherole andeconomic
impact of thecity's investment infestivals, events and the arts is
critical to the formulation of an arts and cultural industries
strategy for the future. The ability of the city to cater for the
increasing discretionary business tourism sector will require a
comprehensive auditof the present infrastructure.
Lothian and Edinburgh Enterprise Limited (LEEL) an offshoot of
theformer Scottish Development Agency demonstrates aneffec-
tive way forward for Cork. The agency has as its remit the
promotion oftourism development inEdinburgh which produces
an annual income of480 million. LEEL recognises theinterde-
pendence between tourism andsocio-economicdevelopment in
its strategy, fostering small scale economic activities to take
advantage ofthecaptive tourist market. In addition theArts and
Cultural programme, and business tourism are integral to the
approach with comprehensive development strategies in place to
build on past successes.
It isrecommended thatCork Corporation, working alongside the
Regional Tourism Organisation and supported by the City
Enterprise Board should commission theReview as a matter of
urgency. Many other competing cities have hadtheir strategies
in place for some years now and unless Cork treats this as a
matter ofpriority, itwill belosing outtoother centres in thefuture.
In addition thefollowing should be examined and assessed:
The vitality ofthetourist-related commercial economy ofthe
City Centre, including all types of retail and service busi-
nesses, andtheoverall level oftradeandeconomic perform-
ance, including job creation and revenue generation. The
proportional value ofthetourist trade tothelocal economy
must be identified;
Cost/benefit analysis (not narrowly economicbutalso envi-
ronmental and sociol] ofthetourist tradeontheCity Centre
(including an assessment of the impact of various market
segments ego coach parties, independent travellers, day
trips, conference delegates etc]:
Chapler 7. Reintegration of the Study Areo
The impact of commercial property developments which
have been undertaken, in terms of attracting visitors and
encouragingtheestablishment oftourism related andother
businesses;
Proposals for broadening the base of the local economy,
building onexisting examples ofarea regeneration such as
theTriskel Arts Centre development strategy and the North
Lee Development Company's initiatives;
Impaclofnewinitiatives establ ished bytheRegionalTourism
Organisation for encouraging tourism tothebenefit of the
local economy andtheimprovement oftheenvironment, and
in balance with local interests;
Methods of managing tourism to maximiseits benefits for
Cork City (this could include an examination ofthe relation-
ship between theairport, ferryport and railway station with
particular regard toaccess tothecity);
Lessons learned which can be implemented throughout the
EU in similar cities.
Proposals should be made in theReview for:
Improving thecommercial economy of theCity Centre by
broadening its base or by other appropriate means. This
includes thestimulation ofsmall scale economic activities to
support tourism activities;
Sharpening thelocal economic benefits oftourism, including
encouragement of local suppliers tothetourist industry;
Improving themanagement andintegration oftourists within
theCity Centre;
Development ofnew tourist attractions andaccommodation
thatwill attract the"grown-up" tourist tosrend time in the
city.
The resultsofthestudyshould bemanagement guidelines both for
use in theCity Centre and, with appropriate adaptation, foruse
by those EU member states or potential member states with
regional capitals or other medium sized historic cities.
CORKHISTORIC CENTRE ACTION PLAN
Top: Emmett Place, an important arts andcultural
focus inthe City Centre
43
TOURISM DEVELOPMENT STRATEGY
Existing attractions for tourists orespreadthroughout thecitywith
Emmet Place containing theoperahouse andartgallery forming
themost active focus. The main area for tourist accommodation
lies tothe west along theMardyke andWestern Road, which also
links toUniversity College, Fitzgerald Pork and theCork Public
Museum. The twin anchors of the Mardyke and Emmet Place
establish thepotential forovisitor andleisure spine running east/
west through theHistoric Centre.
The tourism development strategy for the Historic Centre should
seek toreinforce this predominant east/west axisbyconcentrat-
ing new visitor attractions along the axis in such a way as to
complement existing activities. This includes :
The upgrading ofthearea surrounding thenew hotel at the
'point' of the island, including provision of pleasure boot
access tothe harbour as envisaged in theDevelopment Plan;
Enhancement of all the main arrival points with upgrading
andnew facilities , particularly the ferry and railway stations
including the relocation oftheCobh/Youghal roil shuttle to
the junction of Alfred and Lower Glanmire Road, and
providing a pedestrian-friendly means ofaccess through to
the existing Kent Station;
Creation ofa major tourism focus at the junction oftheeast/
west and north/south axes as discussed later;
Improvement of pedestrian/cyclist and tourist bus move-
ments to the west by reinstating the historic Mardyke
promenade and reducing trafficalong Sheares Street;
The upgrading oftheMardyke with extensive environmental
improvement andtheencouragement ofnewdevelopment of
hotels and guest houses;
Promotion of thefurther development of small scale tourist
accommodation and visitor attractions along this route;
Enhancement of thequality of public spacein Emmet Place
and Paul Street in recognition of their role in attracting
international tourism;
Promotion ofthelater introduction afaneast/westtaurist bus
shuttle with the potential for park-and-ride facilities at the
ends;
Enhancement afthearea around StFinbarr' sCathedral and
Shandon historic precincts by strengthening af pedestrian
linkages with the centre.
44 Chapter 7. Reintegration of the Study Area
E9
. ~ - -
o 50 100 150
'00
The Green Link
This projectfocuses ontheextension of thePaul Street pedestria-
nisation scheme to provide a tourism development link from
Emmet Place to theMardykeWalk. This requires thefollowing
actions:
establishment of a pedestrian priority route along Castle
Street throughto thejunction of Liberty Street and Grattan
Street, including environmental measures and supportive
traffic measures;
reduction of traffic along Sheares Street by introduction of
two-way routing along Washington Street (as outlined in
Chapter8) and theintroduction of trafficcalming measures
to reduce impactof local traffic movements;
reinstatment of the historical Mardyke promenade by the
introduction of measures to reduce through traffic from
MardykeStreet westwards and environmental treatments to
restore thequalityof theWalk;
introduction of eastbound bus priority route extending from
theBandfield ParkalongDyke Parade andSheares Street to
Grattan Street and back on to Washington Street;
Top: Activity Spines showing Focal Points.
promote thedevelopment of furthertouristaccommodation
andattractions alongtheGreen Link, includingtheintroduc-
tion of new restaurants, leisure and cultural activities and
guesthouses;
refurbishment of historic buildings such as "Fenn's Quay"
and the carrying out of environmental improvements to
enhance thearea;
promotion of theimprovement of thesheares Street frontage
of the Mercy Hospital by the introduction of compatible
hospital activities or a "live edge" alongthis faceaspart of
the hospital redevelopment programme;
introduction of an environmental improvement programme
along this Link to include grounding of overhead wires,
removal of street clutter; improved street furniture; interpre-
tiveanddirectional signage; surface repairsand hard and
soft landscaping.
The Green Link isseen asthefirstphase of aneffective east/west
tourist trail. With the introduction of the relocated rail shuttle
station at thestartofLowerGlanmireRoad thetrail couldlaterbe
formally extended fromDaunt Square along St Patrick's Street
and MacCurtain Street to Kent Station. This would demand the
resolution of the"hinge"of Castle Street, Cornmaket, Paul Street,
StPatrick Street andGrandParade tomaximise theeffectiveness
of thecross-city link.
SOCIO-ECONOMIC DEVELOPMENT STRATEGY
The Cork City Development Plan identifies strong concentrations
of unemployment in the North and South sides which has
increased in recent years. The Historic Centre is at theheartof
the North/South spine running alang Gerald Griffin Street,
Shandon Street, North and South Main Streets and Barrack
Street which links these areas of deprivation.
This spine represents thesingle most important generator oflocal
economic activity in that it offers the potential for small scale
socio-economic development at the"grass roots"level. The area
needs reinforcement of its role as a local main street, serving the
local community in parallel toStPatrick's Street, which serves the
regional community.
The socio-economic development strategy should seek to rein-
force the north-south community axisandtostimulate theHistoric
Centre by:
Directing effort tosmall scale economic activitieslocated in
theinterface between thehigh street shopping frontage and
the residential component. These include backland, lanes
and redundant warehouse buildings;
Reuse of redundant shopping frontage for nonshopping
activities, such as tourist uses or even a return toresidential
use;
Promotion of themed quarters which reinforce the market
place for specific goods and services;
Introduction of business support schemes whichassist small
business development;
Preparation ofa vacant buildingregister tomatch available
spacealong the axis with small business needs;
Building onthework ofVocational Training schemes in the
city tomatch educational programmes with business needs;
Preparation ofa directoryoflocal economic activities includ-
ing newsletters, promotional literature, etc;
Facilitating north/south movement of pedestrians, cyclists
and publ ictransport vehicles.
45
TheHistoric Spine Programme
This programme of projects and services focuses on Shandon
Street from its junction with Cathedral Road through North Main
Street, South MainStreet and Barrack Street toits junction with
Noonan Road, and proposes thereinstatement ofthe traditional
main street quality andperformance oftheroute bythefollowing
actions:
introducing two-way routing of traffic along the length of
these roads;
restricting heavy goods andcommuting through traffic bythe
introduction of "gateway" controls at themain entry points
tothestreets;
introducing north-south bus shuttle service toserve thelocal
community;
facilitating short stay parking along theroute bytheintroduc-
tion ofrestricted parking permits tobeused solely along this
route, and backed up byrigorous enforcement measures;
introducing lorry management procedures relating to on-
street del iveries, refuse removal and service vehicles;
facil itating pedestrian andcycl ist movement along theroute
with particular emphasis onpedestrian crossings and meas-
ures for disabled persons;
establishi ng environmental improvement measures along
the route includinggrounding ofoverhead wires; removal of
street clutter; improved streetfurniture and signage; surface
renewal and landscaping;
promoting the useofvacant upperfloors for residential and
employment purposes; and,
promoting the socio-economic development strategy.
46
STRATEGIC ROLE OF THE HISTORIC CENTRE
There is a needto promote the ideaof an integrated strategy
which would form thebasis of the "vision" ofthecity ofCork in
thetwenty first century, andwould serve todefine therole ofthe
Historic Centre. The strategy would needtodefine thearea of
focus and reinforce its linkages toother established locations.
Any attemptto reintegrate theStudyArea into the mainstream life
of thecity ishowever dependent on defining a new role for the
Historic Centre tocomplement thatofthemain City Centre and
adjacent areas. The role of theHistoric Centre in thecontext of
Cork haschanged in recent yearswith thepressures ofsuburban
living andshopping. This hasledtoa gradual decl ineofthearea
as a shoppingand residential precinct.
The pressing problems of unemployment must beat theforefront
ofthenewvision which must recognise theimperative tocreate
sustainable jobs. Funding for theHistoric CentreAction Plan must
occur within thecontext of the National Plan which has been
submitted for EU funding, particularly within theurban renewal
sub-programme.
Tourism isseen as an important tool ofeconomic regeneration in
many of the post-industrial cities inEurope. The importance of
tourism in presenting a positive image of a city can create the
environment for inward investment andrelocation decisions over
and abovetheimpact of tourist revenue.
Defining a New Role for the Historic Centre
The Historic Centre is well located at the "cross-roads" of the
North/South Community Spine andtheEast/West Visitor Spine
which clearlydefines its importanceasan integrator. Thisimpl ies
that if effort is directed to strategies and measures within the
Historic Centre which reinforce its role and performance, the
Centre will have a profound effect on both socio-economic and
tourism development along its spines.
Against this background, theHistoric Centre hasa real role to
playinthepromotion ofsocial integration within Cork. This isthe
location where most citizens interacton a day-to-day orweek-to-
week basis. Unlike theperipheral shopping centres, access tothe
city centre isrelatively easyfor persons without access toprivate
transport. Datacollected for theLUTS Review shows therelative
importance ofalternatives tothemotor corfor journeys towork
or school in the city - 26%are on foot, 12%rely on publ ic
transport while 46% use the motor car. Pedestrian surveys
completed recently for theHistoric Centre Action Plan at various
locations in theCityCentre confirmtheimportanceofalternatives
tothemotor car .
Chapter 7. Reintegration of the Study Area
The Historic Centre is also more likely toaccommodate a mixed
residential population than thesuburbs which tend tohave been
designed with certain social groups in mind. The range of
premises available ismore suitable for the non-standard family
households which are becoming an increasing proportion ofthe
population.
The Historic Centre thus performs an important function in
binding diverse ports ofthe city together andproviding a location
wherepersons from different socio-economic backgrounds can
interact onan equal footing. This function should be protected
and encouraged. The achievement ofthis objective requires the
continued improvement of thephysical environment of theCity
Centre toattract Cork's citizens. The issues of the impacts of
traffic, vacant andderel ict property, access andthequalityofthe
public realm need to be addressed. In addition there must be
sufficient attractions or 'magnets' in theHistoric Centre toenable
it to perform this function.
The future role of the Historic Centre is therefore defined as
follows:
The focus for co-ordinating socio-economic and
tourism initiafives;
Aseedbed forsmall scaleeconomicactivity andthe
market outlet for these activities;
The location of high profile demonstration projects
which address issues generictotheCity Centre and
wider area;
Providing a total living environment with access to
effective openspaceprovision, mixed useactivities
andcommunity services;
The application of0 setof fundamental urban
design principles, which reinforce urban quality;
Setting standards forenvironmental improvement
andconservation of existing fabric;
Reinforcing local heritage.
This role provides a framework for theidentification ofa range
of opportunities for action along theaxes.
CORK HISTORI CCENTRE ACTION PLAN 47
8. Resolving the Problems
Related to the Environmental
Impact of Traffic
The schemes defined as partof thelUTS programme provide a
very sound framework for the resolution ofthetraffic problems in
thecity, and offer particular opportunities in thecontext of the
Historic Centre.
Given the level ofinvestment committed tothe highway improve-
ment programme, it is imperative that supportive measures be
developed toreinforce routing tothenew bypass andring roads,
whilst linkages beestablished between thenew routes toprovide
for continuity of routing. Corresponding town centre measures
should be established in accordance with expected Iraffic relief,
such tolimit thecreation ofan alternative setofproblems and to
exploit land-use, amenity and commercial opportunities.
lessons may be drawn from thecurrent Bypass Demonstration
Project commissioned bythe Department oftransport IUK) which
highlights the need for concurrent attention to town centres in
parallel with theintroduction of bypass relief routes. This hasa
distinct analogy with theproject in Cork, and attention isdrawn
totheneed tointroduce calming measures todiscourage contin-
uedrouting through the City Centre, and toconsolidate environ-
mental benefits.
Above: Castle Street represents an opportunity to
extend the Paul Street pedestrian scheme
into the Historic Centre
Historic Centre Programme
The programme ofmeasures fortheHistoric Centre is therefore
conceived in the context ofa broadertraffic plan, toestablish a
framework for regeneration ofthearea. The health ofthestudy
area is thus dependent on the wider vision for theCity Centre.
The initial focus wi ll be directed towards the resolution of the
Western Road corridor as itenters the CityCentre, thus toaddress
theopportunities afforded bythepotential relief oftraffic diverted
to the South Ring Road and the potential to re-establish the
amenity of the Mardyke.
Particular attention will bepaidtotheresolution ofthe west-north
relief routing via Grattan Street and Bachelor's Quay thus to
establish an environmentally acceptable solution which relieves
potential severanceeffects, yetdevelops an effective traffic route
at appropriate capacity, which is not attractive to strategic
through-movements. Concurrently, efforts will be concentrated
toprovide anenhanced waterfront route along Bachelor's Quay
and lavitt's Quay, consistent with the environmental opportuni-
ties and traffic objectives.
The opportunities in the Historic Centre may beconsolidated by
further attention to the existing South Parish Bypass and pro-
posed Crosses Green route.
Chapter 8. Resolving the Problemsof Troffic 48
- - - - - - - - - - - - - - - - - - - - - -------- - -----
The potential reliefaffordedtotheShandon Street/Main Street/
Barrack Street corridor provides for re-establishment of continu-
ous routing in a north-south direction, within a calmer traffic
environment and improved context for pedestrians, local access
and shopping activities.
Inturn, thepotential isextended to provide for integration with
the City Centre. The relief from through traffic provides an
improved traffic/ pedestrian environment for enhancement of the
prime retail spine along St. Patrick's Street continuinq into
MacCurtain Street, and of the commercial spine along Grand
Parade and South Mall.
Inthecontext of thewider trafficopportunities, theprinciple has
been to concentrate main traffic routing along the south of the
river via Bachelor's Quay, Lavitt's Quay andMerchant's Quay,
withacalmer trafficenvironment alongthesunnier north side via
NorthMall, Pope's Quay, Camden Place andSt. Patrick's Quay,
consistent with urbandesign objectives.
The proposed measures will bedeveloped inconjunction withthe
programme of infrastructure and drainageimprovements, and
expansion of theautomatic trafficcontrol system, planned for the
local area.
Dynamic Traffic Management
In traffic terms, there is an increasing recognition that cities
operatein differentwaysat differenttimes of the day, week and
year, and that static solutions, such aspurepedestrianisation or
rigid traffic routing and control, are not effective in recognising
thisdynamic.
At present the Garda Siochana exercise overall authority on
trafficcontrol in thecityandonpotential changes tothesystem.
The intention isto develop a responsive trafficsystem thatcould
be managed more effectively by Cork Corporation working
alongside theGarda Siochana. The purpose thus istodevelop
a system whichwouldbe moreresponsive tochange andcould
be managed on a flexiblebasis.
Traffic modelling capability requires urgent attention in this
context, in recognition of the limited resources heldwithin the
Corporation. Accordingly, theintention isto establish a traffic
assessment framework aspart of an initial programme of work,
in refinement of thescheme proposals and asa basis for wider
development in thecentral area.
Key Issues
The proposed transport measures provide an opportunity to
establish a revised traffic plan for the City Centre. A new
approachisthus defined to incorporate thefollowing:
optimisation of diversion of through trafficmovements tonew
bypass routes including introduction of lorry routing and
management measures andattention toservice anddelivery
operations in the CityCentre;
optimisation of network capacity through improved junction
arrangements, including development of dynamic traffic
management measures and assessment capability in re-
sponse to changing trafficpatterns;
incremental development of central areatraffic schemes by
gradual resurrection of two-way routing and reduction of
severance;
introduction of trafficcalming measures and improvements
topedestrian environment to include enhancement of river-
sidewalkwayto include facilities for tourist coach parking.
OVERALL TRAFFIC FRAMEWORK
An overall trafficstrategy for thecitymaythus beestablished as
partof anincremental approach. The mainelements areoutlined
belowin reference to development of the LUTS proposals and
other related schemes.
South Ring Road Strategy - Stage 1
Completion of theSouth Ring Road fromBishopstown towards
South City Link; improved junction arrangements to encourage
diversion to the newroute and longer term completion of the
MelbournLink Road; in turn, affording relief to Western Road,
Model Farm Road and Bandon Road.
South City Link
Elimination of trafficdelays alongSouth CityLinkby attention to
junction arrangement/local routing at intersection with Old
Station Road; attention to routing continuity fromSouth CityLink
towards Blackpool Bypass andLower GlanmireRoad/Horgan's
Quay; inturn, providingfor maximumdiversion of traffictoSouth
City Link from local routes;
CORK HISTORIC C:NTREACTION PLAN 49
50
Blackpool Bypass Strategy
Completion of Blackpool Bypass and development of linkage
with new Mallow Road and North Ring Road, providing relief to
GeraldGriffin Street/Shandon Street and Watercourse Road/
John Street Upper corridors;
Mardyke/Western Road Strategy
Afforded by the partial completion of the South Ring Road
towardsSouth City link andexpected traffic relief along Western
Road; inturn, providing for thepotential reintroduction of two-
way routing in Western Road and the opportunity toestablish
amenity routing along Mardyke Walk via liberty Street and
Castle Street;
Grattan Street/Bachelors QuayStrategy
Establishment ofwest-north routing between WesternRoad and
Blackpool Bypass viaa Iwo-wayoperationalongGrattanStreet,
BachelorsQuayandLavitt'sQuay; inturn, affordingopportunity
for an improved pedestrianenvironmentiniheGrenville Place/
Mercy Hospital area and relief to traffic levels in St. Patrick's
Street;
Shandon Street - Main Street - BarrackStreet Strategy
Reintroduction oftwo-way routing along thenorth/southhistoric
spine and improvement to pedestrian/ traffic environment ond
local bus operations, afforded by relief 10 Shandon Street on
completion of the Blackpool Bypass, and to Barrack Street
foll owing recent construction of the South Pari sh Bypass and
fut ure implementalionof the CrossesGreenStrategy;
Pope's QuayStrategy
Development of two-way routing along Forren's Quay and
Pope's Quay between Nort hgate Bridge and Opera House
Bridge; afforded bycompletionof the BlackpoolBypassnetwork
and consolidationoflinkages via Lavitt 's Quayand Merchant 's
Quay;
Crosses Green Strategy
Construction of a new bridge crossing effecting connection
between LancasterQuayandBishopStreetvia Sharman Crawford
Street/Wandesford Quay; potential interaction with the South
Parish Bypass and establishment of west-south rel ief routing
betweenWestern Road andSouth City Link; in turn, providingfor
there-establ ishment of two-way routing via South Terrace and
George's Quay and relief to Douglas Street, Evergreen Street
and Barrack Street;
Chapter s . Resolving the Problems of Troffic
Central AreaStrateg>
Enhancement of the traffic/pedestrian environment and local
bus operotionsinSt Patrick's Street afforded byGrattan Street/
BachelorsQuayStrategy; reinforcement ofthepedestriancorri-
doralong Castle Street/Paul Streel andEmmet Place affordedby
Mardyke/Westem Road Strategy and Grattan Street Strategy;
and, the introduction of two-way routi ngand improved traffic/
pedestrianenvironment andlocal busoperations in South Mall
andGrand Paradeoncompletion oftheCrossesGreen Strategy;
South Ring Road Strategy - Stage 11
Completion ofthe SouthRing Road from SouthCity linkRoad to
Dunkettle Interchange, affording further relief totraffic in West-
ern Road and rel ief to through movements in Lower Glanmire
Rood, Horgans Quays and MacCurtainStreet;
MacCurtain Street/G/anmireRoad Strategy
Afforded byfinal completion of the South Ring Road to east;
providing for potential reintroduction of main 2-way traffic
routi ng along Horgans Quay and Lower Glanmire Road, be-
tween Railway Street andWaterStreet , andalong MacCurtain
Street; in turn, providing for improved envi ronment for local
traffic, pedestrian and bus movements in Lower Glanmire Rood
and MacCurtain Street;
Public Transport Strategies
Possible development of a rail extension and 0 new station at
AlfredStreet/BrianBoru Street and interface between local raill
busservices, wi th further development of local busoperations,
bus priority measures, city shuttle services and park-and-ride
facilities;
Traffic Management Strategies
Establ ishment oflorry management policies inaccordance with
legisl ative procedures, andthedevelopment oflorry routing via
strategic roods inconjunction withdelivery/servicing controls in
central areas;
Continueddevelopmentofparking management incentral area,
inresolutionofon:slreet/off-street faciliti es,shopper/shop-owner
demands, commuter requirements, limited/long stay controls
and enforcement parameters;
Establ ishmentofa troffic controlframework bytheconsolidation
of signal arrangements and development of SCOOT/SCAT
controls, togetherwilhthe developmentofcentralarea modell ing
capabilities.
ACTION AREA STRATEGY
Proposals for thestudy area are established in the context ofthe
overall traffic strategy sodefined. The measures are focused on
the development of thefollowing:
western corridor West-North relief roads schedule covering
Western Road, lancaster Quay, Mardyke, Grattan
Street and lavitt's Quay;
West-South relief roads scheme concentrated onCrosses
Green;
Historic spine route scheme inShandon Street, Main Street
and Barrack Street;
Eastern corridor schedule inMac Curtain Street, Penrose
Quayand lowerGlanmire Road.
These schemes would be introduced in conjunction with wider
measures in the City Centre, together with the introduction of
selective public transport measures and establishment of a
dynamic traffic management programme.
Top: The City Centre, showing levels of traffic
andpedestrian activity.
Sl
Traffic Assessment Framework
A core traffic assessment framework would be initially estab-
lished to provide advancement of the Action Area proposals.
This would provide the basis for development of an overall
modelling capobility for the central area of the city. The
framework would in thefirst instance be focused ontheHistoric
Centre, andwould build on the trafficstudiesconducted under
thecurrent programme, to incorporate thefollowing:
purchase ofappropriate traffic assessment package;
establishment of local network and development of traffic
figures, in reference toAction Area proposals;
development and calibration of traffic model ;
development oftraffic assignments, turning movements and
capacity implications;
testingandrefinement ofscheme proposals andoptimisation
of network capocity.
Alocal modelling framework will thus beestablished, as a basis
forwider development inthe central area of thecity.
Western Corridor/Grattan Street Scheme
These measures have concentrated on the development of an
effective yetsensitive approach towest-north routing through the
area, inconjunction with anenhanced pedestrian environment.
The main elements of the scheme are described as follows:
introduction oftwo-way working viaWestern Road, lancas-
terQuayandWashington Street;
introduction of two-way routing of traffic movements from
Mardyke Walk, Mardyke Street and Sheares Street serving
westlo north movements fromWestern Road towards Grattan
Street, with return movement for local access and amenity
traffic;
establishment of two-way operation of west/north traffic
movements along Grattan Street with one-way routing via
Court house Street into lancaster Quay;
revision tolayout andsignal arrangements at Bandfield and
Courthouse Street junctions and realignment of Sheares
Street in vicinity of Fenn's Quay towards junction with
Grattan Street;
52
location of selective pedestrian crossing points in Sheares
Street and Grallan Street tominimise theimpact ofthrough
traffic;
establishment of further pedestrian bridge across the river,
spanning between Corn Market Street andthefootpath tothe
Shandon Centre;
establishment of a foot-street zone between Emmet Place,
Paul Street, Castle Street, Liberty Street towards Sheares
Street, continuing the amenity spine alongside the traffic
route viaSheares Street and Mardyke Walk;
improvement of the pedestrian environment, together with
selective bus routing inMardyke Walk extending through to
St. Patrick's Street;
potential introduction of a City Centre/tourist shullle bus
service along Mardyke Walk, Sheares Street, Washington
Street, St. Patrick's Street andMacCurtain Street/St. Patrick's
Quay, to/fromtherailway station, in conjunction with park-
and-ride facilities at either end.
Marsh Environmental Cell Scheme
This project focuses onthearea bounded byWashington Street,
Grenville Place/Woods Street, theNorth Channel andGrallan
Street and involves:
development of riverside walkway over thesection fronting
Bachelor's Quay, together with a corresponding footway
improvement along Grenville Place/Prospect Row towards
Sheares Street andalong thesouth side ofthe road around
corner opposite St. Vincent's Bridge;
area basedtraffic calming scheme based onlimiting internal
traffic to 20 miles per hour;
introduction of road narrowings, change of surface and
signage at the entry points to the area to reinforce this
principle;
closure of the Grenville Place end of Henry Street and
creation of a new entrance court to existing and proposed
hospital buildings;
closure oftheGrallan Street endof Henry Street tothrough
traffic and thecreation of a shared surface playstreet.
Chapter e. Resolving the Problems of Traffic
Bachelor's Quay/Lavi"'s Quay Scheme
This scheme forms partofthewest-north routing between West-
ernRoad andBlackpool Bypass, andopportunity isderived from
thegenerous carriageway width developed along Lavitt's Quay
toestablish an improved urban design concept, as follows:
development ofa two-way boulevard route along Bachelors
Quay and lnvitt's Quaywith protected 2-lane routing for
through traffic, with separate accommodation for turning
trafficandtourist coach parking, and enhanced pedestrian
crossing facilities;
establishment ofa widening line between Grallan Street and
Northgate Bridge involving partial demolition ofthe existing
Lucas building and relocation toanother site;
retention of theorthogonal roadpallern at Grallan Street/
Bachelor's Quay junction without demolition of existing
warehouse building;
improvement to the junction arrangements at Northgate
Bridge including provision of enhanced signal controls;
provision for an improved footpath along the riverside
walkway including tree planting and enhanced pavement
treatments;
development ofanappropriate junction layout at theOpera
House Bridge intersection between Blackpool Bypass and
Merchant's Quay, to include the closure of Emmet Place.
concurrent introduction of two-way routing along Pope's
Quay and introduction of traffic calming/environmental
improvement measures.
Crosses Green Scheme
The construction ofa new bridge crossing intheCrosses Green
areaprovides forawest-south rel ief route inavoidanceofthe City
Centre and historic area. The sequence of events proposed is:
establishment of new bridge crossing on thesouth sideof
Lancaster Quay from new signal controlled intersection
opposite Wood Street;
development oftwo-way routing in 12m corridor (inclusive
of carriageway and footways) alongside river, via
Wandesford QuayandCrosses Green Quay, towards new
intersection with Proby's Quay;
scheme tofollow City Engineer's proposal involvingdemo-
lition ofbuildings adjacent toriverwhilst retaining theterrace
buildings in Proby's Quay;
Sharman Crawford Street tobe retained as onewayroute,
providing option for limitation ofturning movements at new
Crosses Green/Proby's Quay junction;
provision of tourist bus parking along thewaterfront;
attention towidth constraints in relation to existing school
building in Sullivan's Quay;
establishment of two-way routing from Anglesea Street via
South Terrace, George's Quay, Sullivan's QuayandBishop
Street into Western Road;
attention tojunctionarrangements viaSouth Terrace, Copley
Street and Anglesea Street.
Historic Spine Scheme
Shandon Street/Main Street/BarrackStreet
Acomplimentary stagecanbeinitiatedina north-south direction
upon completion oftheBlackpool Bypass linkage totheMallow
Road, to reinforce diversionary routing and to incorporate the
following:
establishment ofgateway controls into Shandon Street from
thenorth at the junction with Cathedral Road;
establishment of gateway controls at the southern end of
South Main Street inconjunction with the existing bridge
crossing;
establishment of 2-way routing via Shandon Street and
North and South Main Streets, in conjunction with traffic
calming and environmental improvement measures;
introduction of north-south bus shuttle service.
The measures may be expanded toaccord with and strengthen
the anticipated relieffrom the South Parish Bypass atGreenmount
and the introduction oftwo-way routing between South Terrace
andWestern Road/College Road viatheCrosses Green propos-
als. As such, it will be possible to extend the measures into
Barrack Street and Douglas Street/Evergreen Street, as follows:
establishment of gateway controls into Barrack Street from
the junction with Pouladuff Road, and into Douglas Street
and Evergreen Street from the junctions with Summer Hill
South;
53
extension of the 2-way routing via Shandon Street and
North & South Main Streets through Barrack Street and
Douglas Street/Evergreen Street;
extension oftraffic calming andenvironmental improvement
measures tosuit.
CityCentre Proposals
Improvements to the environment in the central area can be
established in thecontext ofthe traffi c improvements toreinforce
relief routing along Grattan Street/Lavitt's Quay, toincorporate
the following:
introduction of traffic calming/environmental measures in
Daunt Square to control entry into St. Patrick's Street from
Washington Street/Grand Parade;
establishment ofgateway controls at entrance toSt. Patrick's
Street from the north at junction with Merchant's Quay;
maintenance of 2-way traffic movements, and introduction
of traffic calming and environmental improvements, includ-
ing restriction to essential users and bus services, and
limitation onservicing activities.
reinforcement of pedestrian facilities along Emmet Place/
Paul Street establ ished as continuation ofwest-east amenity
routing viaMardyke and Castle Street corridor;
establishment of gateway controls into Corn Market Street
from Coal Quay, andtheintroduction ofaccess restriction to
discourage through routing.
Dynamic Traffic Management Proposals
Apilot project which isbeing funded bytheEU as partoftheCork
Urban Pilot Project, isproposed tofocus onthenorth/south spine
running from Shandon Street, through North and South Main
Street to Barrack Street which will consider the effects of the
introduction ofalternative routes andpedestrian strategies within
the street at different times ofthedayor periods oftheweek/year.
The project will be developed in conjunction with the develop-
ment of the traffic modelling framework, and introduction of
SCOOT/SCAT traffic signal control measures toincorporate the
following:
examination ofpotential traffic network andcapacity impli-
cations in association with coretraffic assessment studies;
54
establishment ofeffective signal arrangements os0 basisfor
controlling alternative turning conditions otrnoin entry junc-
tions;
testing ofalternative gatewaycontrols/treatments andtraffic
calming measures;
examination of procedural/legislative powers andrequire-
ments;
examination ofimpact ontraffic and pedestrian activities in
local streets;
testing of north/south bus shuttle operations;
examination of impacton trading and servicing issues;
assessment of environmental effects.
The project will bemonitored throughout theduration ofthe study
togouge theeffectiveness of themeasures and the response of
local traders' associations to increased benefits. This would
establish the basis for introduction of controlled traffic/pedes-
trian zones along theHistoric Spine Route, and in St Patrick's
Street and MacCurtain Street.
Continued Development Strategy
The measures developed under theAction AreaStrategy provide
for extension oftransport calming and environmental improve-
ments into South Moll/Grand Parade and MacCurtain Street/
lowerGlanmire Rood, under onextended funding .programme.
South Moll/Grand Parade Scheme
More extensive measures conbeimplemented in the central area
to encourage diversion to the Crosses Green link via South
Terrace and Gearge'sQuay, to incorporate thefollowing:
establishment of gateway controls into South Moll from
Anglesea Street;
extension ofgateway controls into thecentral area from the
westviaWashington Street, tothe junction with Court House
Street;
introduction of2-way routing along South Moll through into
Grand Paradeand calming of traffic activities.
Chapter e. Resolving the Problemsof Troffic
MacCurtain Street/G/anmire Rood Scheme
The completion of thecity bypass via construction of theSouth
Ring Rood and tunnel crossing towards the Dunkettle inter-
change, andeffecting of0 connection between lower Glanmire
Rood and the future Mallow Rood viatheNorth Ring Rood, will
provide for relief ofthrough traffic along lowerGlanmire Rood,
MacCurtain Street andHorgan's Quay/Penrose Quay. Assuch
the City Centre proposals defined before may be extended to
incorporate thefollowing:
establishment oftwo-way routing along Horgan' sQuayand
Pemose Quaybetween lower Glanmire Rood and Opera
House Bridge;
establishment oftwo-routing along thecontinued section of
lowerGlanmireand MacCurtain Street andviaBridge Street
into Merchant's Quayand St. Patrick's Street;
establish gateway controls at the entrance to MacCurtain
Street from theeast at Brian Boru Street and introduction of
trafficcalming measures and environmental improvements
in MacCurtain Street;
extension of east-west bus shuttle service via MacCurtain
Street;
re-establishment of railway line from Kent Station to0 new
station at Alfred Street for extension of rail shuttle services
from Cork;
direction of City Centre bus shuttle services to link into the
new station,
Conclusion
The traffic measures define a broadstrategy for therevitalisation
ofthe Historic Centre andfor integration with thecentral precinct
ofthecity. Aframework for thedevelopment of environmental
improvements and conservation measures isestablished inturn
providing opportunity tosupport local shopping andcommercial
activities.
9. Regenerate the Historic Parts
of the City
Defining a NewApproach
The commercial overviewoftheproperty development market in
Cork City concludes that a development led approach to the
regeneration of the Historic Centre is unl ikely in the short to
medium term.
It is now widely accepted that theregeneration process must be
largely led bydeveloping infill sites and stimulating re-occupa-
tion of existing housing in the City Centre. This will serve to
promote local economic activity, in particular local shopping,
make effective use of thevacant floors paceabove shops in the
study area, and sustain thesensitive refurbishment and mainte-
nanceof building fabric.
People are less likely tobe attracted backinto thecity ifitoffers
a poorpublic realm. City living if itistobe successful needs high
qual ity streets, publ icparks, improved public spacedesign and
management standards, safety and security, mobil ity and wide
choice in goods and services.
An effective publ icrealm strategy isessential todeliver thehigh
quality European living environment demanded by the urban
dweller andother city users. Proposals should therefore include
thefollowing measures:
Formulation ofgeneral street design principles applicable to
the public realm throughout historic areas;
Above:The market buildings inCorn Market Street
design guidelines for affordable street furniture, lighting
standards, signage, surface treatments, soft landscaping
and mobility requirements;
priority for environmental improvements along the north/
south and east/west axes with particular emphasis placed
ongateways tothe city; the bridges; at crossroads andat the
junction of theaxes;
provision of linked publ ic spaces along these axes which
reinforce their particular qualities of place and provide a
rangeofamenities for all age groups and incomes;
an effective management for the Market Place, main
shopping streets and public openspaces;
an arts programme toanimate thepubl icrealm with visual
and performing media, festivities and events;
area basedpublic realm strategies toreinforce local identity,
establish linkages toother areas and improve theinterface
between the community and the car.
S6
PUBLIC REALM STRATEGY
Clearly a newapproach tothedesign and management ofthe
public realm needs to be defined to provide a clear and
unambiguous strategy for improvement of theroads and foot-
paths intheCity Centre. Atpresent thead hoc approach touse
ofsurfacing materials andtheimposition oftraffic measures and
service related infrastructure have contributed totheerosion of
urban quality in the Historic Centre. Signs, posts, bollards,
coloured andtextured paving are placed with little or noregard
tothesurrounding buildings or tothevisual contribution of the
overall streetscape. They give the Historic Centre an artificial
identity instead ofallowing its own personality toshine through.
Amajor issue in the Historic Centre isthe maintenance of the
footpaths in particular when new underground services are
installed and inappropriate "patching" occurs.
The following key principles will need to be recognised in
developing a public realm strategy:
Conservation and urban quality;
Traffic and pedestrian safety;
Use bypeople with disability;
Practical requirements of maintenance.
The approach adopted in Edinburgh shows that by use of a
limited range of materials and street furniture a high quality
urban environment can be achieved.
It is proposed that this type of approach is adopted and it is
recommended thatthe Historic Centre Action Plan becomes the
vehicle to articulate a City Centre wide public realm strategy,
demonstrating good design and management practice and
forming thebasis of a Design Manual toguide statutory under-
takers, developers, building owners and the Cork Corporation.
The basis for theapproach lies inthefollowing programme of
action:
Reduce street clutter byremoval ofall unnecessary signs and
posts by:
Undergrounding ofoverhead cables;
Fixing street lighting tobuildings;
Rationalising use ofcolumns bycombining with other func-
tions e.g., lighting, traffic signals, directional signage, ele;
Relocating traffic signal boxes and public phone booths to
less intrusive positions;
Chapler 9 . Resenerale the Historic Paris of Ihe City
Reducing the impact of statutory signage by affixing to
buildings, bollards, ele;
Avoiding unnecessary use ofbollards;
Develop appropriate pedestrian direction signage to com-
pliment thearchitectural features.
Respect and enhance the historic fabric by:
Maintaining the original scale and quality of the historic
street byappropriate use of materials;
Avoiding use of roadmarkings in favour of appropriate
signage;
Establishing special zones tocontrol parking, waiting and
loading;
Developing appropriate measures for disabled persons;
Facilitating pedestrian crossings at junctions, by use of
pedestrian crossovers;
Signalling entrances to historic lanes and key heritage
buildings bychange of surfaces, ete;
Encouraging the use of the Irish language in all signage,
shopfronts and heritage attractions.
Facilitate the use of the streets by pedestrians, including
disabled persons by:
limiting traffic speeds bytheestablishment ofspecial zones,
traffic calming measures and better enforcement;
Providing signals to the motorist that priority is given to
pedestrians. This could be in the form of carriageway
narrowings, changes in level and surface, and special
signage;
Introducing special pedestrian signage and street furniture;
Using dynamic trafficmanagement techniques tolimit par-
ticular types ofvehicles at certain times oftheday, week and
year;
Introducing pedestrian crossovers toside streets tofacilitate
at gradecrossings bypedestrians and disabled persons.
Limiting the use of materials andstreet furniture in the City
Centre byadopting high quality simple continuous themes
that facilitate maintenance andrepair. This includes:
High quality smooth concrete Ragstone paviors laid onlean
mix concrete with staggered joints toall footpaths;
Limestone kerbs along all primary routes intheCity Centre;
Limestone setts todished channels inroads where continuous
surfacing is required;
Limestone setts used as continuous vehicle surfaces along the
historic spine roads;
Limestone setts used onrumble strips, pedestrian crossovers,
signalling of entrances to historic precincts, in advance of
pedestriancrossings and at gateways tothehistoric spine;
Black standard bollards tobeused toprovide protection for
thepedestrian from thecar, inparticular along continuous
surfaced streets, at pedestrian crossovers andat "gateways"i
All railings, bollards, sign/lamp posts, treeguards, etc., tobe
simple black painted only.
57
Histo.ric Spine Project
Following theprinciples ofthe Historic Spine Programme outlined
in Chapter 7, it is proposed that the route extending from
Shandon Street through North and South Main Street toBarrack
Street be seen as a special amenity zone requiring particular
environmental treatment. This zoneextends totheprimary roads
and historic lanes extending from this route with particular
emphasis placed onthose in theHistoric Centre, andthose linking
thehistoric precincts.
North/South Main Street
This involves a comprehensive environmental improvementstrat-
egy for the route to provide a high quality "historic street"
extending from Northgate to Southgate bridges and along
Liberty and Castle Streets.
This should be complemented by a programme of shopfront
refurbishment andrepair ofbuildings along theroute bythelocal
shopowners. Proposals include:
Full replacement of the kerbs with dished channels and
resurfacing of these roads with limestone setts to provide a
continuous 'cobbled' street;
Full replacement of footpaths with high quality concrete
flagstones with bollards toprovide protection topedestrians;
Special surface details totheentrance tothechurch inLiberty
Street; StPeters Church in North Main Street;at theentrances
to the historic lanes; and at the main "gateways" and
junctions totheStreet;
Replacement of signage, lighting and street furn iture in
accordance with thepublic realm strategy outlined above.
Shandon Street
This scheme focuses onkey points along theroute, with emphasis
on entry points totheStreet, linkages tohistoric precincts, and
ensuring pedestrian ease of access along its length. Proposals
include:
Resurfacing of the Farren's Quay junction at the base of
Shandon Street to provide a continuous "cobbled" square
with dished channels, bollards and new tree planting;
Top: Continuous 'cobbled' street surfacing
envisagedfor North and South Main Streets
Introduction of cobbled pedestrian crossovers along all
roads leading into Shandon Street to facilitate pedestrian
movements at grade;
58
Left:
EB
Chapter 9. Regenerate the Historic Ports of the City
Development of the Historic Spine.
Proposals include resurfacing
North and South Main Streets,
including LibertyStreet and Castle
Street, as a traditional "cobbled"
street. The Plan also shows the
medievallaneways in the Historic
Centre which are dealt with later in
the "Laneways Strategy".
EB
BARRACK STREET
GATEWAY
59
Left: Shandon Street Improvement
Scheme. Proposals include
development of a "gateway" at
North Cathedral and the creation
of a new public square at
Farren's Quay. The scheme also
allows for the resurfacing of
Church Street and Dominick Street
to link through to the Shandon
Historic Jl(ecinct. The focal point
at the junction of Church Street
and Shandon Street is reinforced
with an environmental
improvement programme.
Below:The Barrack Street Improvement
Scheme showing the development
of Fort Square and the extension
of the resurfacing scheme down
Fort Street and Keyser's Hill
Steps. A "gateway" scheme is
also proposed at the junction of
Barrack Street and Noonan Road.
EB
60
Extension of the paving scheme in the Shandon historic
precinct toincl ude both Church Street and Dominick Street
thus reinforcing linkages with Shandon Street. Thisincludes
removal ofoverhead wires along these routes;
Special attention given tosurface treatment at the junction of
Church Street andShandon Streetwith environmental scheme
extended up Cattle Market Avenue to the junction of Fair
Street. This isan importantfocal point in Shandon, providing
goodviews toand from thefront of theChurch.
Barrack Street
This involves a similar approach tothat proposed in Shandon
Street and includes:
Widening of footpath along the western side of lower
Barrack Street with the provision of new tree planting,
improved lighting and signage;
Introduction of lower order "gateway" at the junction of
Barrack Street and Evergreen Street bymeans ofpedestrian
crossover, special signage and street furniture;
Relocation of thefuel yardon thecorner of Fort Street and
exposure of thewalls of Elizabeth Fort. This provides the
opportunity tocreate a new public squareat this point with
continuous cobbled surface extending across Barrack Street.
This includes theprovision ofnewlighting, heritage signage,
street furniture and tree planting;
Extension of cobbled surface down Fort Street, along the
exposed walls of the Fort, to the steps behind St Finbarr's
Cathedral,leading down toProby's Quay. Efforts should be
directed to landscaping the open space in front of the
housing scheme on Fort Street;
Special improvements tothepedestrian route upKeyser'sHill
steps to the Fort entrance to include improved lighting,
signageand resurfacing;
Pedestrian crossovers toall side streets leading off Barrack
Street.
Chapter O. Regenerate the Historic Parts of the City
GATEWAYS STRATEGY
Akey ingredientofthe Plan isfheeffective management oftraffic
along thehistoric spine. The concept ofsignalling entry points to
the spineistherefore paramount tothesuccess of anydynamic
traffic management approach.
The 'gateways' strategy focuses onthe former historicgateways
tothemedieval centre andonthejunctions at Cathedral Road in
thenorth, andNoonan Road inthesouth. This involves reducing
through traffic, in porticular heavy goods vehicles and makes
clear that the motorist is entering a different realm requiring
greaterrecognition of thepedestrian and cyclist.
An opportunity exists at theNorthgate andSouthgate bridges to
recreate the historic gateways and providea clearstatement of
thecity's heritage, in a newidiom compatible with the overall
objectives for thestudy area. The following programme ofaction
is proposed.
Northgote Project
This scheme focuses onNorthgate bridge andthesites oneither
side of North Main Street that are realised as a result of the
amended highways alignment along Bachelor's Quay/Kyrl's
Quayand includes:
installation of revised trafficscheme along Kyrl's Quayand
Popes Quaywith improved pedestrian crossings;
introduction of hard landscaping scheme at the entry to
North Main Street including public art features, signage,
lighting and street furniture;
carrying outan archaealogical excavation on the site ofthe
former City Wall andNorth Gate, andcomplete a feasibility
study for the integration of any remains into a future
structure;
re-establishment oftheNorthgate os a symbolic "gateway"
at thetopof North Main Street.
It is proposed that the Northgate Project be the subject of an
intemational architectural competition to provide high profile
flanking buildings onlandowned byCork Corporation which is
surplus to requirements with the introduction of the new traffic
scheme.
-
Shandon Street Gateway Project
This project focuses on the radial junction of Shandon Street,
Cathedral Street, Gerald Griffin Street and Mary's Road, and
includes:
Southgate Project
introduction of 'gateway' scheme for Shandon Street at the

junction of Cathedral Road bymeans of carriageway nar-
rowing, pedestrian crossover; and special signage indicat-
ing the entrance to a 'special zone', restricting through-
routing byheavy goods vehicles. The potential of erecting
gateway pillars to signal the entry point should also be
investigated;
examining thepotential for rationalisation ofthejunction by
introduction of a signalised roundabout with a public art
feature in the middle of the space on the axis of the
Cathedral;
improved pedestrian crossings by introduction of traffic
islands and pedestrian signals.
This scheme extends from thebaseofBarrack Street toSouthgate
Bridge and embraces theSullivan's Quay/Frenches Quayjunc-
tion and thestart of Evergreen Street and includes:
Barrack Street Gateway Project
This project focuses onthejunction ofBarrack Street andNoonan
Road and includes:
introductionofa revised traffic scheme with two waytraffic
along Sullivan's Quay and South Main Street including
improved pedestrian crossings at junctions;
establishment of linear tree planting along Frenches Quay
andthe lower section ofBarrack Street with pedestrian route
improvements to facilitate tourism development trail to the
Fort and StFinbarr's Cathedral;
Introduction of"gateway"at thejunction with Noonan Road

bymeans of carriageway narrowing, pedestrian crossover
and signage stating entrance toa "special zone" torestrict
through routing byheavy goodsvehicles;
improved pedestrian crossings by introduction of traffic
islands and pedestrian signals;
establishment of pocket parkonvacant land at thejunction
of Sullivans QuayandSouthgate bridge toinclude landscap
ing and public art provisions;
promotion of a second "gateway" building project at
Southgate for incorporation in development of the Shell
garage site and at theentrance totheBrewery complex;
examination of the feasibility of rebuilding along the
brewery woteriront to provide enclosure tothecomplex.
Top: The Northgate Project, showing indicative
scheme for recreating the historic gateway.
infill housing development on thevacant land around the
junction to include theintroduction of corner shops.
The gateway strategy isseen as being supportive totheDynamic
Traffic Management Strategy outlined in Chapter 8. In combin-
ing effective signal and traffic management controls with the
'gateway' concept, theHistoric Spine canbeeffectivelymanaged
at different times of theday, week and year in different ways,
according tothedemands ofthestreet.
Funding through theEU Urban Pilot Project has been received
which will enable a demonstration project at Northgate Bridge to
beundertaken, monitored andmodified in response tochanging
patterns of activity.
62
LANEWAYS STRATEGY
The historiclaneways of Cork play a major role indefining the
character oftheHistoric Centre. Many ofthese lanes have fallen
into disuse and are currently contributing totheenvironmental
blight inthearea. In order10 c 1 e a ~ y define thepublic realm and
theresponsibility forthemaintenance ofthese lanes the following
strategy is proposed.
Pedestrian Lanes
These provide cross block linkages to shoppers and the local
community and steps should be undertaken to ensure their
positive functioning byimproving public safety, regular mainte-
nanceand continuous treatment including:
Increasing private access off the lane to residential/work
places aboveshops;
Introduction of mid-block courtyards with good private
access toprovide improved public safety;
Signalling of the entrances to the lanes, key changes of
surfacing, signage and parking restrictions at entrances;
Improved surfacing and public lighting along thelength of
thelanes;
Targeting derelict sites along thelanes to bring these back
into positive use.
The following lanes fall into this category:-
St. Peter's Avenue is an important cross route linking Kyle
Street through to the Marsh Areaalong SI. Peter's Church
Yard. Effort needs tobedirected torehabilitating thederelict
houses along this route and improving public safety by
providing mirrors at thelink inthelane. Further effort should
be directed to opening up thewindows on the side of the
church to provide additional overlooking of thelane.
Portney's Lane links Cornmarket toNorth Main Street. Effort
should be directed towards infilling the vacant sites to
provide additional residential/workplace accommodation.
Co/eman's Lane links North Main Street totheGrattan Street
Car Park. Effort should be directed tocreating an internal
court yard in the middle of the block as part of future
development proposals.
Kift's Lane links GrandParadetoSouth Main Street. Effort
should be directed toincreasing local access tobuildings off
this street.
Post Office Lanetothesouth ofKih1s Lane should bepositively
incorporated inthefuture redevelopment ofSouthgate Site.
Chapter 9. Regeneratethe Historic Parts of the City
Shared Surface Lanes
Treatments as perpedestrianlanes buteffort needs tobedirected
tolimiting "rat-running" traffic. Surfacing tobecombination of
paviors andsetts within central dished drainagechannels intro-
duced. Similar strategies tothelanes off St. Patrick's Street need
to be adopted encouraging more people generating activities,
which includes pubs, restaurants, speciality shopping, artsven-
ues, etc.
The following lanes fall into this category:-
St. Augustine's Streetwhich links North Main Street toGrand
Parade, north ofWashington Street. This functions primary
as a service lanealthough there isfrontage toa number of
buildings along thesouth side. Attempts should bemadein
the potential redevelopment of the Queens Old Castle
Shopping Centre to increase frontage tothis Lane.
Tobin Street links the top of South Main Street to Grand
Parade, immediately to the south of Washington Street.
Enormous potential exists to reinforce thearts and cultural
activities oftheTriskel Arts Centre with "live" frontages tothe
street. This includes linking the ground Roor uses on
Washington Street through to Tobin Street in the form of
restaurants, related shopping, galleries, etc.
Shared Access Lanes
This category relates tolanes shared byadjacent landowners to
provide access to the rear of buildings and which do not link
through the block. These lanes will be vital in resolving the
complexarrangements toproviding independent access toinde-
pendent living and working above theshops. These should be
kept in public ownership with mechanisms developed toclarify
maintenance and public safety issues. In ordertoreinforce the
historic nature ofthese lanes, openwrought iron gates should be
encouraged with public lighting provided and the traditional
signing ofthese lanes maintained.
There are numerous examples ofthese along North Main Street.
Other Lanes
The closure of other lanes, in particular those which provide
access tothe rear ofa single building, and incorporation inthe
curtilage of the private site, should be considered. Reference
should be made intraditional signage totheexistence ofa lane
in thatlocation. This could take theform ofplates embedded on
thefootpath or on thebuildings.
The improvement of the riverside walkway by lighting key
south facing facades; additional tree planting; better
surfacing and street furniture; and directional signage for
pedestrians.
Efforts should bedirected tothesouth side oftheNorth Channel
toreduce theimpact ofthetraffic along thisroute andencourage
relocation of inappropriate landuses. This incl udes:
WATERFRONT STRATEGY
The revitalisation ofthewaterfronts isa cornerstone oftheAction
Plan. The strategy promotes themore effective useofthefabric
along theNorth andSouth Channels for improvedliving, recrea-
tion andleisure activities aswell as providing a continuous urban
quality thatredefines the River Lee as an important assetin Cork.
North Channel Proposals
All efforts should bedirected tomaintain thesouth facing side of
the river as a more pedestrian friendly environment, limiting
traffic speeds along North Mall and Pope's Quayby:
Redevelopment of theBachelor's Quay site between North

Main Street and Grattan Street for new housing. This site
arises outof roadwidening proposals on Bachelors Quay;
Encouraging the modification ofothermodern warehouse
buildings on Bachelor's Quaywith new housing tolinethe
waterfront;
Improvement of theriverside walk from Bachelors Quayto
Lavitt's Quay, to include additional tree planting, lighting
and street furniture inconcert with a highways programme
toreduce carriageway width along Lavitt's Quayand pro-
videtourist bus parking;
Encouraging therelocation of or thedevelopment overthe
servicestation on Lavitts Quay to provide screening of the
rearofthe Quinnsworth multistorey car park. Alternatively,
examining thepotential to redevelop thefacadeof thecar
parkto improve its visual appearence.
The introduction of traffic calming measures, this could be
achieved bytheintroduction of rumble strips, refuge islands
and more pedestrian crossing points at the base of the
stepped lanes toShandon;
South Channel Proposals
Primary effort to be direoted to providing a continuous high
quality waterfront environment to include:
The encouragement oftourist accommodation intheform of
guest houses and small hotels along thisroute;
The encouragement of restaurants, pubs, etc., which could
openuptotheriver frontage. The footpath along this route
should bewidened where possible tofacilitate this;
Maintaining on-street porking toserve these facilities;
The provision of a pedestrian bridge at the top of Corn
Market Street to align with Widderl ing's Lane providing
improved local access totheShandon historic precinct;
Provision of continuous waterfront walkway along thepro-

posed Crosses Green route with additional tree planting,
signage and lighting along theroute;
Encouraging theconstruction of stone pillars with wrought
iron railings along the brewery waterfront, with intensive
planting behind toscreen brewery operations;
Facil itating thebrewery's proposals toestablish a heritage
centre in the disused warehouse buildings, including the
reinstatement oftraditional stone facades ofthese buildings
which are an important feature ofCork's waterfront;
Mooring of sailing vessels and barges as restaurants/
heritage features adjacent tothepedestrian bridge. These
could be moored toslides along theriver wall with perma-
nent props toprovide a rest for thefloating vessel at lowtide;
Provision of short term tourist coach parking along the
waterfront toserve theFort/StFinbarr's Cathedral Precinct.
Top: Waterfront View
64
AY CONSERVATION PROJECT
O
FENN'SQU
RE PROJECT f) THE ViSiON CENT
MARKET SPACE PROJECT
e URAl COMPETITION e NORTHGATE ARCHITECT
A FORT HERITAGE PROJECT
V ARTS PROJECT A CHRISTCHURCH
V DGEUNK
DONPEDESTRIAN BRI G SHAN
RTHINFIRMARY PROJECT e NO
RED ABBEY PRECINCT PROJECT
V CEMENT SCHEMES WATERFRONT ENHAN
* PUBUC PARK PROJECT

MAJOR OPPORTUNITY SITES
c::::::;:] NTAlIMPROVEMENTS ENVIRONME
" I; MAJOR FOCAL POINT
- -
. ParIs of Ihe City I the Historic 9 Regenerae Chapter
E9
.
.. and Environme in malor
Top: Key Pion: showd9ublie perks
Projects m t focal points an p
tunity Sites, oppor
"
HINGE POINT STRATEGY
The evolving commercial strategy recognises the needtoimprove
thehistoric corein ordertocreate an economic'powerhouse' at
thecentre ofCork. It points outtheneed for better links between
the Historic Centre and main areas of St Patrick' s Street. It
particularly refers tothephysical hinge ofCorn Market Street and
Castle Street andsuggests thatthelink between these areascould
be reinforced by reviving the once strong open market, and
refurbishing theexisting market buildings.
The junction of the axes at North Main Street and Castle Street
andthe complex arrangementofCorn Market Street, Paul Street,
SIPatri ck's Street and Grand Paradeat Daunt Square provides
the opportunity for a significant public space tobeformed. Both
physically and symbol ically this hinge is the heart of thestudy
area andkey point atwhich the Historic Centre canbeintegrated
into the main commercial sector of the city.
The Queens OldCastle Shopping Centre isa major building on
GrandParade which hasa largeamount ofvacant space. The
rehabilitation ofthis building as a major tourist attraction at the
hinge would provide an "anchor" at the west endof StPatrick's
Street tocomplement thatofMerchant's QuayShopping Centre
tothe east. With theKyrl's QuayShopping Centre at thetopof
North Main Street a further pole isestablished which could serve
toreinforce theeconomicviability of North Main Street.
Top: The Queens Old Castle Shopping Centre
65
The hinge point provides a high profile location to provide a
"launch pad" for:
improvements tothemarket place in Corn Market;
extending thevitality of Paul Street as a speciality shopping
street linking through toEmmet Place for arts/cultural focus;
link into prime shopping in St Patrick's Street;
establishing a locus at the topendof GrandParade;
reinforcing theGreen link as a major tourist generator;
reviving confidence in the city;
a hubof pedestrian activity which could extend through to
other areas.
Daunt Square/Castle Square Project
This project focuses onthejunction of St. Patrick's Street, Grand
Parade, Paul Street, Castle Street and Corn Market Street. This
is a critical area for the reintegration of the HistoricCentre with
themajor commercial area of thecity.
The aim is to create a major activity space which will atiract
people toitandguide them into theHistoric Centre. Elements of
the project are:
redevelopment ofDaunt Square toinclude removal ofplant-
ersand inappropriate street furn iture;
an environmental scheme to provide high quality lighting,
paving and street furniture;
a major treeplanting scheme tosupplement thetrees on the
eastern side of Grand Parade and using the tree line to
provide an integrating device linking toCorn Market Street;
introduction of a public space management scheme to eo-
ordinate small scale market activity, publ icartsprogrammes
and other activities;
developmentofa traff icislandwith a publicartfeature at the
junctionofGrand ParadeandWashington Street,toform a
gateway tothe primary shopping area ofSt. Patrick' sStreet;
widening ofthefootwayalongthewestsideofGrandParade
from Washington Street tothetopof GrandParade.
The Market Space Project
The traditional market centre, the area around Corn Market
Street shows signs ofconsiderable urban dereliction, with vacant
underused buildings in a state ofvisible decay. The openmarket
is barely working. Most surrounding shops are not trading
effectively and contain vacant space. The site has strategic
significance in that it is on theboundary of theHistoric Centre,
linking theriver front tothe north andviaPaul Street tothemain
centre of SI Patrick's Slreet and Grand Paradetotheeast.
66
Chapter 9. Regenerate the Historic ParIs of the City
The work will be undertaken on the basis of involving and
working with interest groups.
The project intends to create a sustainable, profitable and
attractive openmarket. To support this, preliminary environmen-
talworks will becarried outinCorn Market Street. Asthesuccess
ofthemarket becomes established, moreextensive environmen-
tal improvements will be required.
The Market Spaceproject, centred ontheCorn Market Street, is
putforward osa project because itwould contribute significantly
totheregeneration oftheHistoric Centre. The project addresses
key elements ofregeneration, there-use ofredundant spaces, the
generation of jobs and thecreation of mixed useactivity.
The existing market buildings are privately owned. Itwould be
expected thattheowners would bebrought into theTrust. Once
theoutdoor market is established a project would bedeveloped
for the indoor spaces. Craft workshops and restaurants might
form thebasis ofa revitalised indoor market, thecraft workshops
supplying theoutdoor stalls.
' .
HISTORIC PRECINCTS DEVELOPMENT STRATEGY
formulation of interpretive heritage signing;
supporting the Chamber ofCommerce initiative tointroduce
plaques commemorating famous residents;
anticipating, publicising and signing tourist trails;
improving access especially along tourist trails;
providing for temporary or permanent tour bus parking;
establishing a public toilet strategy.
Cork, like all cities , is comprised of sub areas, quarters and
precincts, many ofwhich are historically remarkably intact. The
Precinct Strategy recognises theneedtoimprove theperception
and understanding of heritage inareas such as Shandon, Red
Abbey and SI. Finbarr's/Elizabeth Fort areas through:
theredevelopment oftheNorth Infirmary. This is thesingle
most difficult problemfacing thearea. The prominenceof the
site means thatthederelict condition of thebuilding has a
major negative impact over a wide area including the
environs of St, Anne's Church, Kinlay House and Skiddy's
Almshcuse, On theotherhand thesite affords magnificent
views eastandsouth over thecity andwestward toShandon
Steeple. The redevelopment of thesite should substantially
improve people's perception ofthearea. Sections, ifnotall ,
oftheexisting building may have tobedemolished because
of the ruinous condition of the complex. A number of
potential uses have beenconsidered since its abandonment
as a hospital, including a possible relocation to the folk
collection oftheNational Museum. However, theoptimum
use ofthe site at this stagewould appear tobefor a purpose
built hotel. Strategically theNorth Infirmary site should take
precedence over other potential hotel sites in the city and
environs in terms of planning permission and funding.
Incentives introduced through theAction Plan will needto
include financial support for this project;
Shandon Precinct Projects
The following programme of action isproposed.
This programme seeks tobuild onthework undertaken byCork
Corporation and the North Lee Development Company and
involves an area basedstrategy toinclude the following:
improving pedestrian links totheHistoric Centre andtheCity
Centre. This would involve footpath and environmental
improvementin Shandon Street, improving pavements, light-
ing, andsignage in Dominick Street andChurch Street and
thelanes leading tothequays andtheOperaHouse Bridge;
establish the parameters for a Market Development Trust,
involving the public and private sectors inpartnership, and
themanagement of theTrust;
explore theproblems ofcreating a newopenair market for
weekend traders, an extension of the existing weekday
markets, mostly plants and second hand clothes, and the
extension of the market to embrace craft workshops and
small manufacturing facilities related tothe market stalls;
produce guidelines for themanagement ofa market, andthe
enhancement of its environment, in a heritage situation.
extend theopenair market concept into adjacent property,
which would be used as craft manufacturing, restaurant
space, etc.;
The key aimistoproduce aviableworking openairmarketwhich

can function seven daysa week. It recognises thatconserving
historic buildings is only part of the issue of rejuvenating the
Historic Centre. To be fully successful new uses must becreated
forredundant buildings, new jobs created and people, incl uding
tourists, attracted toanareathey are not visiting. The projectwill:
The Market Traders Association have expressed a desire torun
a Sunday Market, and hove some 50 individuals andorganisa-
tions preparedtosetupstalls. They are prevented from doing so
by a number of issues. The project will investigate what the
traders perceive as factors inhibiting the achievement of this
goal.
promoting Shandon as a well balanced residential areawith
opportunities for small scale economic activities. Residential
development isimportant both in preserving the community
and in maintaining theattraction of thearea for visitors;
reinstating Pope's Quay as a living quarter. The current
development ofthePope's Quay/ShandonStreet corner will
further this objective. The vacant Button Factory site has
permission for student housing. Any tourist accommodation
onthe balance ofthe site would need tobedesigned with the
scale and character of the street in mind. Many of the
remaining houses onthe Quayare suited tofamily occupa-
tion and assistance may needtobe given tobring them up
tomodern standards;
making thechurchyards attractive. The churchyards ofthe
StAnne'sandtheformer StMary's have beenfocal points for
petty criminality and vandalism. If Shandon is tofunction
satisfactorily for its resident population andvisitors, thecare
andmaintenance ofthechurchyards must beputona proper
basis, determining responsibility as between the Church
Authorities and theCorporation;
promoting small guesthouses in the area, particularly in
buildings of character;
improving the appearance of streets and lanes through
community action. In the past theCorporation has spon-
sored pointing schemes. The scope of these improvement
schemes should include areas such as Lower Barrack View
and Straw Hall.
Top: The Shandon Historic Precinct showing St
Annes Church in theforeground
68
StFinbarr's Cathedral! Elizabeth Fort Precinct Plan
An areabasedstrategytoimprove thehistoric precinct andmake
more effective use of theexisting heritage buildings, including:
introductionofpedestrian route improvementsfromSouthgate
bridge toincl ude improved paving, signage, lighting, street
furniture and planting along Frenches Quay/Proby's Quay
and upthe Keyser's Hill steps tothe Fort;
enhance thesetting oftheFort bytheremoval ofthe existing
fuel yard which would also providea landscaped areo in
front of thepublic house, believed tobe theoldest in Cork;
pedestrian access improvements to the Fort lookout point
incl uding introduction ofinterpretive signage describing the
history of thearea;
development ofa Fort heritage feasibility study which might
well include floodlighting atthewalls, use ofthe courtyard for
arts andcultural activities andfuture potential adaptive reuse
of buildings for heritage tourism purposes.
The Red Abbey Precinct Project
The Red Abbey Tower inthe South Parish istheoldest surviving
building aboveground in Cork City. It wasoriginally partofan
Augustinian Friary, built in thelate 13th or early 14th century.
Only the largelimestone tower survives today. The Tower would
originally have stood at thecentre of a cruciform church, long
since demolished.
Spectacular views of thecity are available from thetop of the
Tower, but it isnotat present accessible to the public. As the
oldest standing building in Cork, thesafeguarding ofthe Tower
isessential, butmore importantly its availablity andpresentation
tothepublic is long overdue.
The project will have thefollowing elements:-
an archaeological excavation of the features surrounding
theTower. This may reveal theground plan ofthe church and
abbeybuildings, which will be preserved and, ifappropri-
ate, presented tothepublic.
therestoration of thefabic of the Tower and provision of a
safepublic access.
landscaping of theadjoining amenity area.
improved access through better signage and linking with
other tourist attractions.
ChClpter 9. Regenerate the Historic Parts of the City
PUBLIC OPEN SPACE STRATEGY
The provision of high quality public parks, properly managed
and maintained, will play a key part in attracting people back
into thecity. The study area in general ispoorly provided with
parks andthose thatdoexist are poorly maintained. Atpresent
Bishop lucey Park provides the main green space in the city
although the remaining buildings onTuckey Street overshadow
theparkandthe rearfacades are constantly subjected tograffiti
andabuse. The future oftheremaining buildings will need tobe
addressed if thepotential of thepark istobe realised.
The same priority which isgiven toprime open spaces inthecity
such as Fitzgerald Park, should attach toother parks in the Study
Area. Recent legislation has given theCorporation improved
powers toframe and enforce byelaws for openspaces and the
opportunity should be taken for initiatives in this regard to
coincide with other measures in theAction Plan.
The public open spacestrategy should therefore:
establish clearly defined public open space which is secure
andwell maintained, including promotion ofoverlooking of
these spaces byadjacent land uses;
promote the improved use ofexisting open space, including
theuse oflocal streets, and provide safe areas forchildren
toplay, etc.;
introduce effective public space management policies. This
may include theappointment ofa Parks Supervisor, working
inassociation with thelocal residents, tooversee a number
of small parks;
provide more effective links, in particularfor children andold
people, tolarger, open space outsideofthestudy area, such
as the Mardyke;
Bishop Lucey Park Project
This project focuses on the block bounded by Christchurch,
Tuckey Street, Grand Parade andSouth Main Street. It proposes
themodification and rationalisation oftheexisting Bishop lucey
Park. Proposals include:
demolition of remaining buildings along Tuckey Street;
construction ofrailings along the perimeter tomatch existing,
toprovide containment tothepark;
reinstatement oftheparkasa comprehensive facility, includ-
ing theintroductionof protected children's play area.
Paul Street Park Project
This project focuses ontheopen spacein Paul Street, theformer
graveyard for theStPaul's Church, currently used bytheadjacent
printing works for car parking purposes.
It is proposed that an arrangement be entered into by Cork
Corporation to provide car spaces in the lavitts Quay multi-
storey car park inreturn for making thespace available for a
park. The space issunny andwell contained and reinforces the
east-west visitor link. Proposals incl ude:
additional tree planting andsoft landscaping, resurfacing of
hardareas, paths, ete;
repairs towalls, railings and gates toenable theparktobe
locked in theevenings;
new lighting, signage and parkfurniture.
St Peter's Park Project
This project relates to the environmental improvement of the
former graveyard site tothe west of St Peter's Church inNorth
Main Street. Proposals include:
introduction of a parkmaintenance and supervision pro-
gramme to improve thequality of thespace;
improvement oflighting, signing, hardand50ft landscaping
and park furniture.
Fenn's QuayTriangle ParkProject
This scheme arises outoftherevised traffic scheme forGrattan
Street and involves:
demolition ofbuildings onblock bounded bySheares Street,
Grattan Street and theSHARE housing complex;
introduction of rationalised traffic scheme which incl udes
onewayrouting along realigned Sheares Street;
introduction of shared surface street with local parking
provision extending from Courthouse Street toAnne Street;
Top:
Middle:
Bishop Lucey Park
Fenn's Quay Park, an important focal
point onthe Green Link
creation ofnew public parkwith linear tree planting, public
art provision, street furniture and lighting to provide an
amenity along theGreen link andcomplementthe proposed
Fenn's QuayConservation project.
70
Top: HenryStreet PlayStreet Project
Chapte. 9. Regenerate the Historic Parts of the Cily
HenryStreet PlayStreet Project
The establishment oftheMarsh Environmental Cell referred toin
Chapter 8 gives rise to the potential for the introduction of a
shared surface play street in theHenry Street. Traffic in this area
is limited to 20 miles per hour through theestablishment of a
special zone, andHenry Street closed at thejunction ofGrattan
Street tothrough traffic. Efforts should be directed torelocating
thetyre services depot from Henry Street and redevelopment of
thesite for new housing. Proposals include:
resurfacing of Henry Street as continuous shared surface to
allow for ball games, etc;
introduction of obstacles within the street to limit traffic
speeds;
newtree planting, lighting and seating;
introduction offixed play equipment within clearly defined
areas.
.
Shandon ParkProjects
This project relates to the redevelopment of the two former
graveyard sites adjoining andtothesouth ofStAnne's Church,
as positive public openspaces toserve thelocal community, and
includes:
development ofa management andmaintenance programme
in co-operation with local residents and church authorities;
provision of a park keeper's cottage overlooking thepark.
This could involve thedevelopment oftheyardtotheeastof
project office in Bob andJocn'sWalk;
provision of protected children's ploy area;
introduction of a parkdevelopment programme to respect
thehistoric and symbolic nature of thesite;
improvements tothewalls and railings toenable theparkto
be locked at night.
CORK HISTORICCENTRE ACTION PLAN
10. Developing Strategies for
Mixed Use which will Promote
the Responsive Growth and
Change of the Historic Centre
Above: Barrack Street isvery much a mixed use
street with commercial and residential
buildings side by side
71
Strategies which emphasize mixed useand denser development
are more likely toresult in people living close towork places and
the services they require for everyday life. The car can then
become an option rather than a necessity. The development of
artsandculture also helps tostimulate mixed useand makes the
city more attractive to live in.
Revitalizing existing housing areas within thecity isalsoimpor-
tant. The quality of life in such areas can be dramatically
improved by carrying out environmental enhancements and,
specifically, byreducing thenoiseandpollution from traffic. This
requires local strategies thatgive priority totheneeds of pedes-
trians and inhabitants rather than todrivers passing through an
area. Such environmental work maywell provide theimpetus for
private investment in improvement of housing stock.
Cork, like many towns andcities ofa similar size, issuffering from
chronic under-utilisation ofspacein its inner core, particularlythe
space above shops. In the core of the Historic Centre 120
buildings have vacant upper floors . There is a needto take a
fundamental andlong term initiative aimed at reversingthis trend
and to bring people backtolive in thecity.
Anewapproach needs tobeadoptedwhich makes both effective
useof theexisting fabric and ismore responsive togrowth and
change in theCity Centre.
THE MIXED USE STRATEGY
Akey ingredient of this strategy is the establishment ofa robust
and adoptable urban fabric capable of responding to the
increasing pressures of growth and change.
older buildings whether they be terraced housing or stone
warehouses have always displayed strong qualitiesofadaptabil-
ity more so than more modern functionalist counterparts. It is
therefore important that any new infill development should
facilitate changing uses in response tochanging market condi-
tions.
The mixed use strategy should encourage themaintenance offine
graindevelopment rather than megastructural solutions. Smaller
elements are more responsive tochange than largerones as is
borne out bytheproblems associated with the rehabil itation of
theNorth Infirmary. The strategy is process basedand seeks to
make effective useof theexisting fabric and encouraging infill
development tocomplement this through thefollowing rangeof
programmes.
72
Top: Typical NorthMain Street buildings, showing
entrance to medievallaneway
Chapter 10. Developing Stra tegies for Mixed Use
MakingMore Effective Use of UpperFloors
Vacant upper floors above City Centre business premises repre-
sent a substantial andfairly intractable problem. The useofsuch
space for residential purposes is inhibited by:
Market perception
Originally, many shopkeepers lived above their shops before this
became seen as anundesirable option, to beavoided ifpossible.
Some upper floors were rented, buttheaccommodation tended
to be perceived as being at thelowerendof therental market.
Market perceptionscanbechanged bysuccessful pilot projects.
Redevelopment orchanges ofuse onpedestrianised streets isone
possible project. Pedestrianisation improves the physical envi-
ronment for upper floor residential users. Cork City Development
Plan states that redevelopment and change of use on shopping
streets which have been pedestrianised or have other traffic
calmi ng measures appliedwill normally be required toincorpo-
rateworthwhile residential content.
Linkage with a more valuable asset
Ground floor retail space in thecentral corenormally ~ a s high
turnover and high capital value. Shopkeepers are olten more
concerned toavoid anything which might interfere with themain
asset, than toaddtoitmarginally byseeking an upper floor use.
Separate access tothe upper floors
This isolten lost or, ifretained, compromised bytheexistence of
first floor commercial use which inhibits residential useabove.
Living Over The Shop Project
This project seeks toachieve a successful conversion thatcanbe
used as an example of how to achieve suchaccommodation in
thecontext of Cork and of Irish Building Regulations.
The Scope of the Proiea
The initial assessment oftheproblem oflow util isation hos shown
that it is caused initially by a mixture of concerns, fashion,
security, planning constraints, fire and building regulations,
suitability ofthe accommodation, access and management. The
result is no demand for space, low land values, difficulty in
iustifyi ng expenditure because of the low return, and cycle of
dereliction.
CORK HISTORICCENTRE ACTION PLAN
The project will be basedon thefollowing key principles.
It will establish a rangeofmechanisms which arecritical for
the success of the initiative, especially the creation of a
housing association and funding arrangements;
The project will address d i r e c ~ y dereliction of privately
owned buildings and related issues in thepublic realm. It will
also form partofa broaderconservation in action initiative;
The project will address theneedtoprovide social balance
in the City Centre by providing a range of tenures and
attracting a broadsocial mix;
Creating partnerships between publ icand private sectors;
Resolving problems arising from the implementation of the
new Fire and Building Regulations;
Providing property owners with an additional source of
income tomaintain thefabricof their properties.
The Market Requirements
The first phase will address theneeds of themarket, bearing in
mind the overall aim ofsocial balance. It hasbeenassumed that
the spaceisunlikely tobesuitable for families. I1 isintended that
a market survey will determinetheextent ofdemand from single
people notalready eligible for housing such as students, nurses
and young professionals. It will identify demands, such as size
ofspace andtype ofspace, andprovide guidance toprospective
landlords andproperty owners as tothe extent and nature ofthe
demand.
Property Owners Requirements
It isintended thata survey ofProperty Owners Requirements will
focus on already identified owners who may be interested in
developing their properties.
assemble contextual data onthetype ofspace, its problems
andassets (including a comparison with other historic cities
in the UK and Europe);
identify options and generic solutions;
provide guidance to prospective landlords and property
owners as tosolutions.
73
Develop a Hous ing Association
The proposed Agency described in Chapter 12 will look at
developing a dedicated housing association andprovide advice
and technical support tothose seeking tomake spaceavailable.
Demonstration proiects
Preliminary enquires have indicated thata number ofowners of
shops in North andSouth Main Street would beprepared totake
part in a demonstration project.
The demonstration project will investigate thephysical problems
associated with theconversion of upper floors for living accom-
modation for example, access, layout, fire and building regula-
tions. The completed project will actas a market leaderandwill
beused topromote theconcept toproperty owners and potential
tenants and markets.
Financial assistance hasbeen received from theEU funded Cork
Urban Pilot Project to allow implementation of one or more
demonstration projects. This assistance is to make up the
difference between the cost of converting upper floors of the
building andwhatis economically feasible toachieve a reason-
able return on investment from rental of theunits.
Selection Process
The selection will be based on that scheme which:
iswell located tomaximise impact on thelocal community;
demonstrates innovative approaches toconversion of upper
floors while respecting thehistoric qual ity of thefabric;
make use ofthearchitectural character andtraditional layout
ofthebuilding, both internally and externally;
makes effective useof the lanes togain access tothefloors
above;
contributes to the overall quality of the street in terms of
facade treatments, removal of unsightly signs, wires, etc;
demonstrates goodshopfront design;
provides accommodation to reasonable spacestandards;
agreestoallow public access on"showdays" foran agreed
fixed period;
74
documents thecourse oftheconversion outlining problems,
methods and measures taken;
is realisticinterms of financial assistance required;
shows 0 commitment bythe landowner to thespirit of the
programme.
It isrecommended thatthis project bedeveloped in concert with
local financing institutions, who could assist in developing a
strategy toassist landowners in undertaking these ventures.
Particular emphasis should be placed on developing effective
financial packages for young married couples toassist them in
purchasing flats overshops in thecity centre. In this regard, the
whole question of"Hying freeholds"orlong term leases will need
to be considered.
Top: Stone warehouse currently being converted to
residential use in the City Centre
Chapter , O. Developing Strategies for Mixed Use
Warehouse Conversion Programme
Stone warehouses lining theformer quays in Corkarean integral
partofthefabric ofthe city andplay a major role in determining
Cork's character and quality. Although many have fallen into
disuse in recent years there are however good examples of
conversions into housing, office and leisure uses.
The most effective means of demonstrating the potential of
reusing theredundant stone warehouses in thecity is topublicise
thesuccessful conversions in Cork and elsewhere.
This programme proposes a seminar-led approach totackle this
issue, drawing building owners, developers, local builders,
professionals andfinancial institutions together with Cork Corpo-
ration, todevelop a real istic response tothese buildings.
This approach should include:
examining best practice methods in other European cities
and show successful schemes;
considering thepotential for tourism-related activities to be
located in these buildings including both visitor attractions
and accommodation;
developing practical solutions with the local fire officer
regarding fire separation and means of escape;
considering how building with low f1oor-to-ceiling heights
could be effectively adapted;
exalllining potential for howother institutional uses could be
accommodated in these buildings, egostudent accommoda-
tion, local authority offices, etc.
It is proposed thata series ofseminars be run with key speakers
both local andfrom abroad, be invited tosharetheir experience
of similar projects. This could be funded through existing EU
programmes and developed through establ ished EU networks.
The seminars could include presentation of the findings of a
project which hasbeeninitiatedwith theCork Regional Technical
College tosurvey three typical Cork warehouses and investigate
their possible reuse in the context of thenew building and fire
regulations.
ManagedWorkspace Demonstration Project
A further element of the programme will be to carry out a
demonstration project which seeks to establish a managed
workspace inoneofthe39vacant warehouses in thevicinity of
theHistoric Centre. The project aims tocreate a spacewhere the
unemployed can climb onto the first rung of the job ladder.
Funding received under theEU Urban Pilot Project will allowthe
implementation of this project.
The intention, which will bedeveloped as partofthe programme,
isthat thespaces become permanent homes for those who are
abletofulfil theconditions, placing them in a supportive environ-
ment that lets them develop their skills inpartnership with others.
This project seeks to re-establish the"craft quarters" that Aour-
ished at thebeginning of this century.
Aims
The fundamental aimofthis pilot project istocreate aneconomi-
cally stable area by reviving the historic industrial buildings of
Cork.
The ultimate intention is to form one or two themed "quarters"
defined bythe uses accommodated within the buildings. The
development will beofmix-use andinclude managedworkspace.
The managed workspace, being the essential element, will
provide employment and training opportunities for local busi-
nesses and theunemployed or unskilled. The aim istoprovide
onsite advice, management services and meeting areas sothat
experiences and advice can be exchanged.
The secondary aim is to demonstrate the adaptability of the
historic warehouses to landowners, developers, builders and
financing institutions.
The Scope of the Project
The development of a mix-use managed workspace scheme
requires an entrepreneurial approach. This differs from the
conventional approach because it isimperative thatthe"devel-
oper", or body in charge, leads thescheme from start tofinish
including themanagement of thebuildings andworkspaces.
Managed workspace provides an opportunity toincubate local
crafts and industries thatwould notnormally survive in today's
economic climate. They provide cheappremises ofvarious sizes
tosuit different uses, with management andfinancial advice on
hand. Managed workspace comes in four main forms.
7S
-----------
Community Workshops where local people can learn and
develop a skill;
Innovation Centres which have links tocolleges fora two way
information pipe-line;
Enterprise Centres with workshops and supporting services
provided;
Business Centres with serviced office suites or miniature
industrial estates.
Acombination ofall four alternatives istheaimofthis pilot study.
Particular elements of each type of centre will be enhanced
according tothe"theme" ofthequarter chosen, thenature ofthe
uses accommodated andthelocal demands ofthearea.
Top: A goodexample of a typical stone warehouse
in theStudy Area in needof adaptivereuse
76
ARTS AND CULTURAL PROGRAMME
The Arts are well represented in Cork butare in need of much
greater support. The Report on the State of the Arts in Cork
published inJanuary 1993lists three Arts Centres, three theatre
companies and five theatres. The visual artsare represented by
a number ofgroups andorganisations, themost important being
theCrawford Municipal Art Gallery andCrawford College ofArt
andDesign. Music anddance, film, community artsandfestivals
and literature are all represented.
The strength on paper of the number of institutions somewhat
belies theimpact oftheartsonthe streets andpublic spaces. The
1990CorkArts Development Plan brought about0 greatdealof
hopeand excitement for theArts in Cork, butmuch of the plan
has notyet been realised.
The CorkArts Development Committee hasputforward a number
ofdemands, incl uding theappointment ofan artsofficer for the
city toaddress artsevents co-ordination, seasonal planning and
a co-ordinated marketing strategy. University College, Cork is
seeking tocreate a new Drama Centre to replace a spacenow
used bytheNational Microelectronics Centre. Thevisual artsand
a writer in-residence scheme has been introduced.
Arts and Regeneration
One of the characteristics of the successful regional city is its
cultural leadership. The EU Green Paper ontheUrban Environ-
ment suggests thatcreativity isoneofthekey components for the
future ofEuropean cities. Athriving culture together with cultural
ambition will bevaluable tools in underpinning thecity's r i g h ~ u l
status as a regional capital.
Cultural aspirations must bebasedoncultural context ifthey are
to take root and flower. Cork has a particularly rich cultural
heritage but itneeds tobeconfident aboutits own identity ifitis
toachieve a vibrant, high profile inthearts,with theassociated
positive image thatcomes with such a cultural "buzz".
There are three cultural issues facing Cork.
Its profile and image together with thevibrancy and innova-
tion thatmakes a place exciting to be in;
The cultural dislocation suffered by some of the outlying
estates, brought about byeconomicand social conditions;
Ahistory ofinsufficient cultural involvement andfunding and
management of the arts.
Chapter 10. Developing Strategies for Mixed Use
Aunified, vigorous and coherent cultural and arts programme
would:
Stimulate tourism and help Cork compete with othercities;
Support thecommunity and economic initiatives;
Create uses for some oftheredundant historic buildings.
The scope ofa programme should include :
The appointment of an Arts Officer with special
responsibility for coordinating the festival pro-
gramme;
APublic Arts strategyto make full useofthe 1%for
artand to generate involvement of local artists;
Thedevelopment inpartnershipswith others, ofan
arts programme.
The Emmet Place Project
Emmet Place, with itsOperaHouse andtheCrawford Gallery, is
a primary focus for theartsand culture in Cork. Aprogramme
of work is currently underway torefurbish the Opera House.
It isrecommended thatanextensive environmental improvement
programme be undertaken tostrengthen Emmet Place as a civic
space in the City Centre. Proposals include:
Closure oftheroadat thenorthern endofEmmet Place at its
junction with Lavitt's Quay;
The feasibility of relocating certain uses within thespacebe
examined and replaced with more compatible arts and
cultural-related activities;
Pedestrian linkages strengthened with Paul Street Route
strengthened by means of new surface treatments, traffic
calming measures, improved porking controls and direc-
tional signing.
-=
=--
Public Arts Strategy
Under current Department oftheEnvironment guidelines, 1%of
expenditure onpublic capital projects which are funded bythe
D.O.E. may beallocated toworks ofart, subject toa maximum
of20,000. The scheme isoptional rather than mandatory and
has been running since themid 1980's.
In Cork Corporation, the scheme has been implemented in a
number of public housing projects, both new housing and
refurbishment. Apart-time artistic advisor is employed to co-
ordinate theinputs ofvarious artists, helping them develop their
proposals and acting as liaison between the artists and the
project architects.
The art element is designed specifically for each project, in
consultation with local residents. Examples include the new
housing at Green Street, refurbished houses at Blackpool and
refurbished flats at Bakers Road. The 1%forartscheme hasbeen
liHle used in other categories of projects, such as road and
environmental projects.
There isconsiderable scope for incorporationofthescheme into
manyoftheprojects proposed intheHistoric Centre Action Plan.
Artists could make a contribution not only in works of art to
enhance public spaces, butcould alsobe involved in design of
paving, lighting and street furniture in selected environmental
schemes. Art could also beused tohelp explain andinterpret the
structures uncovered in archeological excavations, which may
nolonger bepublicly accessible duetoredevelopment ofthesite.
Works of art could also be included in projects to refurbish
historic buildings and in new building projects.
It isproposed that a policy beadopted in the implementationof
the Historic Centre Action Plan, to incorporate the 1%for art
scheme in projects which have public funding, where itisfeasible
and appropriate. It isimportant thattheartist be brought in at
an early stage in project design toensure that theart element is
integral to the design and not simply added on at the end.
Furthermore, theemployment of someone toco-ordinate artists
input is also essential, to liaise between project designers and
artists and ensure smooth running of theproject.
Top: The Emmet Place Arts and Cultural Precinct,
showing links into Paul Street pedestrian area
78
CORKHISTORICCENTRE ACTION PLAN
11. Developing Conservation and
Urban Design Strategies which
Respect the Historic Fabric
Above: Suitable restoration and conversion of
Cork's historic builtfabric isparticularly
important
79
Developing a New Approach
There iswidespread support within Cork for the conservation of
thecity's built heritage. Greaterrecognition of historic quality,
information, guidance onbest practice anda climate ofpartner-
ship are all necessary. This study seeks to promote an effective
policy which is community orientated, designed to work with
other policies andaimed at economic diversity and jobcreation
as well as conservation.
Whatconstitutes heritage in anyone place isspecific. There is
nouniform setof rules . With area conservation itisprimarily a
matter of context - a matrix of age, pattern of development,
degree of change, architectural quality, historical associations,
rare or interesting building types, landscape quality, useand
consistency oflocal materials, treecover, spatialqualities, etc. -
will form thebasis ofmost decisions onwhether toconserve. Such
areas canbeofanyage, but generally intact survivals ofeorlier
periods are rarerandtherefore more valued. Legibility canalso
bean important factor. If much ofan area ishidden from public
view its value may notbeconsidered as high as one in which the
public canappreciate its character. The regardinwhich anarea
is held can alsobe influenced byvariety of interest, including
uses. Clearly a much wider cross section ofanypopulation will
beconcerned with thecharacter ofcentral areasoffering a wide
rangeof activity than with outerneighbourhoods likely tooffer
minority or purely scholarly interest tooutsiders.
This does not mean however that areas which are primarily
residential can be neglected or left to themselves. Home and
neighbourhood are vitally important. Home is most people's
largest investment by far, on which the largest proportion of
income isspent. Since perhaps 80%ofall buildings are houses,
the character of Cork's inner residential neighbourhoods is
crucial to that of the city as a whole. It follows that if the
requirements ofdomesticbuilding owners are notintegrated into
thestudy, their support for its objectives and active involvement
secured, and their awareness heightened, then this part of the
Action Plan is likely to fall short of expectations. Promoting
greater regard for original appearance, halting and reversing
ad hoc, incompatible, unsympathetic, poorly executed work
which degrades streets andoften accelerates decayisfundamen-
tal toa sustained conservation programme.
Much ofthe attraction ofCorkCity resides inits heritage buildings
which, though often not indivi duallyspectacular, docontribute to
its distinctive character andcanmake a major impactifused for
theright purposes. Suitable restoration and conversion of such
buildings is particularly important.
Heritage buildings provide a context in which to site other
development. They alsohave an important role as landmarks,
80
which ensure continuity intheperception ofanarea bythe city's
inhabitants. Because of their size and character they may be
expensive to refurbish sympathetically. In some cases damage
has been caused by careless repairs. However much of this
damageisnotirreversible.
Identifying Cork's heritage can be approached by evaluating
eachelement ofthematrix against appropriate criteria, deciding
onits value andtherefore thedegree ofintervention which should
apply. The question ofwhether it should be protected isnot an
issue. Cork isalready recognised as an historic city:
bytheEU;
byacademics and professionals;
bytheCity Fathers;
bythemajority of its citizens.
If the heritage of the city as a whole, as opposed to isolated
examples istobe protected, repaired or reinstated, interpreted
and presented, it is essential that a conservation policy be
established covering at theappropriate level and depth every
category of building, artefact, spaceor natural form.
The aimistoensure thatthesignificant archaeological, historic,
social and artistic values of the community are meaningfully
represented in physical form, remain functionally andeconomi-
cally useful and contribute to the enjoyment, prideand artistic
activity which cities engender. It requires:
perception ofwhattheheritage isand how ithasevolved;
understanding ofpresent condition and future potential;
appreciation oftheskills needed for positive action;
communication ofthediagnosis andremedies proposed and
acceptance bythose in whose name it istobe done;
commitment, diligence andcontinual assessment over a long
period;
means of delivery and subsequent protection, including
funding, land acquisition, technical expertise, powers to
prevent unauthorised work, control development andprotect
investment, etc.
There is a wide spectrum of forms of intervention, theconse-
quences ofwhich must befully understood before a strategy for
conservation isformulated.
Notallheritage canhave equal value - this does natnecessarily
mean thatsome ofitisexpendable, merely thatdifferent degrees
of change are appropriate.
Chapter 1 1. Developing Conservolion ond Urbon Design Strotegies
CONSERVATION AREA STRATEGY
A strategy is required which can encourage a new attitude
towards conservation in Cork to reinforce thearchitectural or
historic importance of many buildings remaining from its greot
trading past. The conservation ofsuch buildings left byprevious
generations maintains a sense of identityandcommunity which
canoften prove vital in thesuccessful regeneration of an area.
It is intended that thecurrent listed buildings schedule for the
Historic Centre bereviewed andextended andthatConservation
Area policies be introduced. A detailed policy based on
additional study and supported byfunding isproposed.
The boundary oftheConservation Area would correspond with
that of the study area. This is based on one or more of the
following criteria normally being present:
Ancient street pattern or overall form;
Continuity of townscape quality;
Presence of listed or potentially listable buildings;
Presence of coherent groups of buildings of reasonable
integrity;
Attractive townscape qualities - informal building groups,
similar age, plot size, scale and proportions; goodquality
shopfronts; picturesque views; importance to setting of a
listed or landmark building; important archaeological re-
mains.
The commitment and co-operation of all Carporation Depart-
ments will be necessary toensure thesuccessful implementation
of Conservatian AreaPolicies:
The quality of existing buildings and townscape will be a
prioritywhen considering planning applications in thearea;
Improvements, renewal or maintenance ofthepublic realm
in the Historic Centre should be directed to support and
complement theConservation AreaPolicy.
/
Legislative support will then be sought to achieve a broader
based implementation ofConservation policies. This could take
theform oflegislation specific toCork's Historic Centre, such as
that forthe Temple Bar inDublin.
The principal powers required under legislation would be:
Any demolition within theHistoric Centre conservation area
to require Planning Permission;
Any material changes totheexternal appearance of build-
ings including window replacement to require Planning
Permission.
In drahing the legislation, regard could be hod to practice
elsewhere, such as the UK, where conservationarea practice is
well established. In thelonger term, the experi ence gained in
Cork's Historic Centre could be used in droning nationwide
conservation area legislation for Ireland.
Otherkey policies will be:
Floorspace andSfreet Furniture
Thequality ofsurface fini shesmakes an important contribution.
Traditional surfaces should be reintroduced where possible.
Simple tarmac with goodedgings and details should be used
elsewhere.
Shopfront andAdvertisement Guidelines
Existing guidel ines should be enhanced and issued toall shop
owners and keepers.
Consultation
A consultation strategy to be prepared setting out terms of
ccnservotion area status.
Building Conservation Objectives
It isrecommendedthat the0 full reviewbeundertaken ofthelisted
buildings in theStudy Areaand thepresent list beextended to
include all otheridentified buildings of historical value.
The underlying thrust oftheincentives programme, aso u ~ i n e d in
Chapter 12, is to enhance the environment and preserve the
heritage ofthecity. Criteria for awarding incentives need tobe
consistent with these aims and should include:
Historic Building Status {after extending the present list}
retention of existing historic fabric/features including
interiors
reinstatement of external missing features;
conservation repairtoapproved standards;
undertake not toalterin future without consent;
sympatheticuse;
keep record and furnish report on project toCity Historical
Buildings Archive;
employ only suitably qualified personnel to supervise work.
81
Historic AreaBuilding notlisted, wheremostoffabricisintact
retention of external historicfabric/features;
conservation repair toapproved standards;
undertakenotto alterin future without consent;
use notharmful tostructure;
employ only suitably qualifiedpersonnel tosupervisework.
Historic Area Buildings in poor structural condition
retention or reproduction of street facade only;
authenticappearance;
undertake not toalterin future without consent;
compatible use;
employ only suitably qualified personnel tosupervise work.
The Fenn's Quay Project
Conservation in Action Programme
The work in preparing the Historic Centre Action Plan has
already identified theneedtoencourage a newattitude towards
conservation in Cork. The conservation ofsuch buildings lehby
previous generations maintains a sense ofidentityandcontinuity
which can be vital to the successful flitjliJl tlrarionof an orec,
The project involves thecarefulrestorationofa groupolbuildings
located in theHistoric Centre at Fenn's Quay. Thebuil dings- No.
2-5 Sheares Street are ina poorphysical state and inneed01
major repairs. The buildings date from the early 18th Century
andform theoldest surviving terrace in Ihe cityandsome ofthe
oldest in Ireland. The original panelled interiors survive intact.
When constructed, thestreet infront, nowSheares Street, wasan
open waterway. Hence thename Fenn's Quay.
Having regard to thecosts involved in the restoration of these
buildings, itisunlikelythatthey will provideaneconomic return.
The buildings provide an opportunity 10 put conservation into
action ina highprofilelocation onthe major tourist link identified
in the Historic Centre Action Plan.
Funding has recently been received under the EU Urban Pilot
Project for Cork, which will allow implementation ofthis project.
Aims of the Pro;ect
The key aim olthe project is tosecure the futl/re ofan important
group of early 18th Century buildings, thus demonstrating that
the buildings still havean importantrole toplay intheeconomic
ondculturol li fe of thecity.
Chapter 1 I. Developing Conservation and Urban Design Strategies 82
- - - - - - - - - - - - --- --- --- --- ------ --- - - - --- --
The specific aims include:
initiation of a conservation project;
acquisition of skills inbuilding restoration and repair;
introduction of mixed use into older buildings;
investigation of the likely problems to be encountered with
the fire and building regulations;
partnership between owners, developers, local authority
and endusers;
creation ofa heritage asseton the Tourism/Heritage spine.
The Scope of the Project
Whilst recognising therichness ofCork's built heritage, much of
what survives isina poorstateofrepair. Among the reasons for
this are lowdemands for space, insufficient encouragement of
repair, lack of appropriate skills amongst both professionals,
tradesmen andlabourers, andinsufficientgeneral public support
for historic conservation. This has ledto a preference for new
buildings over refurbishment and as a consequence lack of
incentive torepair.
To redress thesituation theproject must:
attract end users who will prefer to locate in this type of
buildings and who will he in harmony with it;
show how thevarious fire and building regulations can be
complied with;
develop techniques in building management which can be
applied elsewhere inthecity;
increase recognition of the role of the buildings as major
contributors toCork's essential character;
address the context of the buildings and indicate how the
adjacent spacewill be treated.
The Buildings
The buildings will require an overall survey to determine their
current staleof repair. Thiswill notjust bea structural survey but
will record the essential fealures of buildings, the construction
methods used, and how and why the buildings have been
modified. The result should be a starting point for restoration.
The method of restoration anddesired endproduct alsorequire
careful consideration. Assessments will needto be madeof the
additions tothe original buildingwhich will beretained andthose
which will be removed.
demonstrate thefeasibility of reuse and repair ofbuildings;
assist in the development ofa skills basein this type ofactivity
for Cork;
Top: The Fenn's Quay Project. Believed to be the
oldest surviving terrace of houses in the city.
The Work of Restoration
This will be a highly skilled process which will proceed on the
basisoftheresults of theabove investigations. It is particularly
important that the persons involved understand the philosophy
behind thework and thedesired end result.
Askill shortage in this area hasalreadybeenidentifiedinCork
and part of thetaskwill be to develop these skills through the
course of restoration.
As restoration is a more labour intensive activity than new
building, this will address oneof Cork's major concerns - high
unemployment. Unemployment isparticularly high in themanual
occupations. The skills attained in this project will beapplicable
inotherpartsofthecity andas they are scarce they should bein
demand.
Statutory Regulations
Amajor concern in the useof buildings such as Fenn's Quayis
the impact ofrecent fireandbuilding regulations. Thisisan area
whichwill affect most conservation and reuse projects inthecity.
Arequirement ofthis project will bea close working relationship
with the officers concerned, with theobjective of providing a set
of guideline3 or a code of plUclil.e whidl CUll be applied
elsewhere.
End Users
The success andlong tenm viability oftheproject depends on the
attraction of users forthe properties. Atpresent itis intended that
Nos. 3&4would beused astourist accommodationwith a coffee
shop/bistro ontheground floor. This will allow a largenumber
ofpeople toappreciate thebuildings andalsoprovide them with
a relatively high publ icprofile. The enduses forNos. 2 &5 have
not yet been identified, but their location would make them
suitable for a range of retail/office/tourism uses.
Building Management
It is notconsidered thattherestoration ofthebuildings is theend
ofthe project. The uses which occupy thestructures must be in
harmony with them toensure they are maintained in a stateof
good repair. Cork Corporation have identified the landmark
Trust as potential managerfor two of thebuildings.
Part of the project will be thedevelopment of Duidp.lines for the
future development and management of theproperties. Failure
todo sowill result in theprogressive dereliction of the buildings.
83
URBAN DESIGN STRATEGY
Urban environmental quality isas much a product of building
design as ofspatial differentiation. Protectingthe visualquality
andhistoricalidentity ofour cities thus requires attention notonly
10 the protection of historical buildings but also 10 the designof
new buildings being inserted into the urban fabric. Urban
planning should therefore incorporate this third dimension,
encouraging architectural innovation but ensuring that new
buildings are compatible with existing urban character and do
notdestroy or render useless thecity's openspaces.
The infill ofvacant sites represents a key issue inthe Study Area.
Site assembly and demolition has left a series of major vacant
sites which are contributing totheblight in thearea.
Urban Design Guidelines
It is well recognised that in order to achieve high quality infill
development, in particular on major opportunity sites whose
impact in terms ofsuccess orfailure isgreater, the local authority
must be more pro-active in providing guidance to the site
developer in the form of urban design guidelines and site
development briefs.
These guidelincs should include:
maintaining the finegrainnature ofthefabric bydeveloping
smaller lots;
bulk and scale;
useofground floor;
facade articulation;
roofscape;
providing continuous lining topublic realm;
materials and details;
interface with thecar.
In effect theboundaries between conservation andurbandesign
strategies should be seamless. Both have the same broad
objectives relating tothepursuit of urban quality.
Indicative schemes have been produced for a number of key
opportunity sites in the Study Area. Those that have current
schemes in place have been identified and possible areas of
improvement outlined. Full details of these sites are included in
theappendices.
These schemes include thefollowing:
84 Chapter 11 . Developing Conservation and Urban Design Strat egies
Top: Scheme Plan showing indicative proposals for
major opportunity sites, revised road layout
and environmental improvement projects.
- - - - - - - - --- - - - --- - --- - - - - - --- - --- - ------
Pope's QuaySite (Cork Button Company)
Proposals are already well advanced on this site, including the
development ofstudent accommodation blocks andpotential for
a future 100 bed hotel. The scheme as indicated should be
encouraged. Special attention should be addressed to the
waterfront buildings toensure that thegrain and the character of
Pope's Quay is retained. Further encouragement should be
given to maintaining live uses on this frontage which include
restaurants, pubs, etc. The widening thefootpath infront ofthese
buildings should be investigated, toencourage outdoor seating.
The proposed pedestrian bridge at the end of Cornmarket
coupled with the proposed tourist coach parking facilities on
Lavitt's Quaywill enhance thetourist potential ofthissite. Current
proposals for a liftto theShandon Historic Precinct should befully
investigated.
The North InFirmary Site
This site represents oneof themost intractable problems in the
Study Area. The sheer bulk ofthebuilding andthenature of its
previous use os a hospital facility presents a major problem to
adaptive reuse. Their isa strong belief Ihat unlessthebuilding is
partially demolished, making way for new development, no
furt heroctionwi ll take place inthe forseeble future on this site.
It isrecommended thatdemolition oftherendered buildings on
the southern portion ofthesite beconsidered andthefineyellow
face brick building retained onthenorthern portion ofthesite. As
previously discussed, thesite and its remaining buildingisbest
suited for a tourist related usesuch as a hotel or hostel. The site
boasts of goadviews across the valley to theeast and is well
located totheCity Centre and theShandon Historic Precinct for
this purpose.
It isfurther recommended that a detailed development brief be
prepared for thebalance of the site, possibly splitting themajor
~ i t e into smoller parcels, anda solotioubeJl:lvl:llupl:ld for a tourist
coach andcar parking onthe site. The newscheme must befully
integrated into theadjacent proposed parkwilh overloaking of
this area encouraged in a newdevelopment. Anynewbuilding
must respedthe height, scale and charader of the remaining
yellow brick building.
Special incentives or grant aid should be directed towards this
project toassist in thedemolition oftheidentified portion ofthe
building, tobring this site up toa realisable development site.
Bachelor's Quay Site
The indicative scheme shows a terraced housing development to
match thenature andscale of the North Mall frontage opposite.
The heights of thebuildings should be limited totwo full storey
heights and a third floor with dormer windows. The scheme
should form a perimeter block containing aninternal carparking
court, accessed off Bachelor's Quay.
Grattan Street Site
Top:
Middle:
The Pope'sQuaySite
Bachelor's QuaySite
The indicative scheme shows a perimeter block terraced housing
development, lining Grattan Street andAdelaide Street, contain-
ing an internal court. The possibility of studio workshops with
86
living over should beencouraged within this court. As shown the
scheme requires a joint venture with the owners of Munster
Furniture and theintegration with theTermon Centre buildings.
The buildings aresetbackalong Grattan Street fo allowfor a line
oftree planting. The heights ofthebuildings should belimited to
three floors along theouter perimeter and to two floors in the
internal court.
Chapter 11. Developing Conservation and Urban Design Strateg ies
Southgate Site
The site iscurrently inuse as a service station andcar park, both
ofwhich contribute totheoverall poorenvironmental quality of
this important location. The indicative scheme proposes a hotel
development with access off Grand Parade. The H-shaped form
ofthe building creates two courtyards, onetothenorth function-
ing as a vehicular entrance area and, theone tothe south as a
landscaped courtyard with direct views overtheSouth Channel
and beyond.
Itisrecommended thatOldPost Office Lane tothenorth ofthesite
beopened upinto thecar courtyard. The height ofthebuilding
should be limited to three floors with possible four floor cross
building linking the two wings. It is intended that the future
development of the site be linked to the Southgate Historic
Gateway proposal, as partofa jointventurewith theBrewery site
on South Main Street.
Barrack Street/Frenche's Quay Sites
Planning proposals bytheprivate landowner arewell advanced
forthedevelopment ofthelower site and encouragement should
be given to assisting the landowners in bringing forward the
implementationofthis scheme, inreturn fora programmeoflocal
environmental improvements to be undertaken along Barrack
Street and Frenche's Quay. Cork Corporation, who own the
upper site arecurrently preparing proposals forits development.
Wandesford Quay Site
The Crosses Green Road proposals require theSouth Channel
frontage ofthis site tobeacquired. Itisrecommended thata full
development brief be prepared for this site to facilitate the
development ofattractive waterfront residential or tourist accom-
modation.
Grand Parade Site
It is recommended that live uses be encouraged on theGrand
Parade frontage toreinforce thecontinuous commercial quality
of the street with mixed use activity above. The height of the
building should be limited to that of the adjacent buildings.
Proposals have been advanced for theprovision ofa multi-storey
car parktothe rear ofthesite. Special care should be directed
toreducing the impact ofthese proposals ontheadjacent fabric.
Top:
Middle:
Grattan Street Infill Site showing
development of parking court linking into
North Main Street via historic laneway.
Southgate Siteshowing hotel proposals.
12. Developing the Enabling
Mechanisms to Facilitate
Regeneration of the Historic
Centre
Above: The North Infirmary Building represents one
of the most intractable problems inthe
StudyArea and is in need of urgent
attention
87
Town Centre Revitalisation involves a largenumber of complex
and interlocking issues which include development, marketing
and management. Consequently, such projects cannot be
implemented effectively bythepublic sector alone. Anumber of
implementation agencies acting in concert will be needed.
International and local experience hasshown that a number of
enabling mechanisms need to be considered, which include:
Partnerships
Demonstration
Promotion
Directed Incentives
THE PARTNERSHIP APPROACH
In ordertoobtain European Union Structural Funds, it isneces-
sary to establish some form of partnership at local, national,
regional and Community levels. Under EU funding regulations,
payments must beat least matched byequivalent contributions
from member states.
Increasingly, national governments are requiring sufficient lev-
erage in term! of private !ector investment before l!llly will
approve the project and commit their shareof thefunds. Thus,
securing private sector investment is becoming crucial to the
obtaining of EU structural funds.
Effective town centre revitalisation strategies always comprise of
a mix of different types of projects.
Examples include:
Property developments such as shops, offices, housing,
conversions and refurbishment ofolderbuildings;
New infrastructure such as relief roads, services, car parks;
Improvements topublic transport facilities;
Junction improvements and traffic management schemes;
Pedestrianisation , or a foot streets zone;
Environmental improvements such as repaving and new
street furniture end signoge;
Development of public facilities such as library, art gallery,
market, community hall, andpublic administration facilities;
88
Improved management standards such as street cleansing
and street maintenance;
Promotional campaigns such as information leaflets, public-
ity, festivals and otherevents, competitions, etc.
These arewidely differing, andbytheir very nature cannot all be
effectively undertaken bythepublic sector alone even ifsufficient
tunds were available. Such activities occur continuously in
prosperous and successful towns where there is no need for a
specific regeneration effort. However, a characteristic oftowns
inneedof revitalisation is the failure of such natural activity to
occur onthescale required tomaintain the economic, commer-
cial, environmental and social fabric to thestandards of more
successful and prosperous competing centres. Abig'boost' is
required tocatch up; and this requires both stimulation of such
activity, and co-ordination of it so as to achieve maximum
impact.
It isthis stimulation andco-ordination ofinitiatives which partner-
ship approaches to regeneration are aimed at achieving. In
prosperous towns, noformal partnershipmechanisms areneces-
sarybecause thenecessary level ofactivity isoccurring without
them. However, more formal andco-ordinated approaches are
needed in Cork.
Partnership in Action
A number of models already exist for such partnership ap-
proaches toregeneration. Some aremore formal than others. At
its simplest, partnership needonlyconsistof informal agreements
between a number of implementation agencies to co-ordinate
their projects soas toachieve maximum impact.
This doesnotrequire anyformal mechanism. Attheother endof
the scale might be the establ ishment of a formal legal entity,
owned, supparted and funded by a range of organisations
drawn from thepublic, private and community/voluntary sec-
tors; and charged with theresponsibility for implementing in a
co-ordinated waya comprehensive range of projects covering
theareas listed above. Between these two extremes a number of
hybrid approaches are possible which include:
City Challenge;
Town Centre Forums;
USA Main Street programme;
Local Development Trusts;
Living OverThe Shop.
Chapter 12. Developing the Enabling Mechanisms
Benefits Of Partnership Approaches
A number of important benefits flow from the partnership
approach toTown Centre Revitalisation. The most important may
be summarised as follows:
A wider rangeof funding sources and greater amount of
funds can be tapped;
...1 I I. I r . ,'I
mere IS a wioer rurl!:jl:l UIIU !:j1l:lUIl:l1 IIUIIlUl:l1 UI tJU1t:IIIlUI
implementation agencies, thus spreading theloadofimple-
mentation;
More initiatives canhappen atoncethus achieving a greater
impact;
Less objections tothechosen strategy;
Greater co-ordinated lobbying power, so greater promo-
tional impact;
Increased chances of obtaining EU Structural Funds and
Government grants.
These benefits are substantial. To obtain them requires a signifi-
cantnumber ofdifferent parties workingtogether inagreement.
The partnership maybeformal or informal. If formal, itcould be
oneof several legal entities. In anyevent, theessentialrequire-
ment is to obtain as many relevant and committed partners
working together as possible.
possible Partners in Cork
At this stage, it is not possible to be definite about which
organisation would be relevant or necessary. However, the
partners/sponsors in implementation could include the follow-
ing:
Cork Corporation;
Cork County Council;
Cork Business Association;
Cork Chamber of Commerce;
Major landowners;
Major employers;
Cork Civic Trust;
Major hotels and guest houses;
Major retailers;
North Main Street Traders Association and othergroups;
Representatives oftheproperty sector;
Community Associations;
Educational Institutes;
Cork / Kerry Regional Tourism Organisation.
CORK HISTORIC CENTRE AOION PLAN
in eachcase,therehastobesome benefit totheorganisation in
becoming involved. Whilst some might be prepared to take a
long termview, others might require quick returns, such as good
publicity, ifnotfinancial. Some might beprepared tocontribute
to or support the initiative because of charitable or social
objectives. Others, e.g. the Local Authorities, would beinvolved
in pursuance of their statutory obligations os well as political
aspirations, and so as to achieve much needed economic
development.
The Need For A Partnership Vehicle
Some form of legal vehicle is likely tobe needed. The precise
legal form may not be particularly important, and must inany
event be appropriate totheIrish legal system andlocal custom
and practice. The main examples are likely to besome form of
company or trust, an informal partnership agreement, or some
combination thereof. The role ofthe'vehicle' will be tofinalise,
agree,implement andmonitor theregeneration strategy inall its
aspects as appropriate; having regard to the nature of that
strategy, specific projects comprising it, andavailable resources,
both human, organisational and financial.
The Implementation Body
Critical tothe implementation of these projects is theestablish-
ment of an effective enabling mechanism, to bring together
public and private sector interests andmanage the wayforward.
It isproposed thata Historic Centre Development Trust (HCDT) be
established basedontheprinciples af theAmerican Main Street
Programme andCity Challenge process in theUKandsimilar in
structure tothatof theTemple Bar initiative in Dublin.
This should be substantially free-standing from Cork Corpora-
tion, although strongly supported bytheCorporation in terms of
part ownership so as to ensure the Corporation's long term
commitment. It would act within the framework of the City
Development Plan andtheHistoric Centre Action Plan. This Trust
should take an appropriate legal farm and could be initially
capitalised bytransferto itofCorkCorporation'sincome produc-
ing property assets intheCity Centre, or in some other way,such
as bymeans of grants, loans and sponsorship.
The life ofthis Trust should probably be fixed and a framework
put in place to ensure on-going City Centre management,
beyond theinitial 'boost'ofrevitalisation This will help toensure
long term commitment to revitalisation and management. It is
suggested thatthe immediate life of theHCDT be 10years.
89
The Trust would have many of thesame responsibilities as City
Challenge boards in theUnited Kingdom. This requires appoint-
ment ofa Chief Executive and small executive staff toundertake
this work onbehalf oftheBoard. The organisational structure of
theHCDTwill requiretheestabl ishment ofa boardandexecutive
team. Board members will comprise key "actors in thecity", who
should have a "vested interest" in thesuccess ofthe programme.
This will involve the establishment of a compact and dynamic
teamaf people which should drawtogether planning, traffic and
town centre management functions. The core team should
comprise a chief executive, officers secanded from the Cork
Corporation andothers seconded from thevoluntary andprivate
sectors, ona short term basis.
In addition, Cork Corporation could with advantage devolve
some ofits statutory obligations tothe Trust , using theTrust as its
appointed service provider. Examples could include street
cleansing andother environmental care, maintenance of pave-
ment services andstreet furniture, management ofcar parks. In
other areas affecting the work of Cark Corporation and its
statutory obligations, theTrust should co-ordinate with theCor-
poratian.
The functions of the Historic Centre Development Trust will be:
co-ordinating socio-economic and tourism initiatives;
initiating andfacilitating new projects;
developing partnership approaches;
developing funding and implementation strategies;
town centre management;
promotion and marketing of Cork City Centre;
co-ordinotinq the artsand cultural programme;
management of themarkets.
The area of responsibility of HCDT will extend to implementing
those projects which fall within therealm oftheEast/West and
North/South Spines. This would embrace both the Historic
Centre and theexisting commercial core.
The HCDT's responsibility could be extended to include the
establishment of a City Centre Housing Association topromote
living over the shop, andcould extend toacting as an umbrella
organisation for other agencies.
Funding has been received through theEuropean Commission
funded Urban Pilot Project for a feasibil ity study onseHing upthe
HCDT.
90
DEMONSTRATION PROJECT STRATEGY
It is nowwell recognised thatleadership byexample provides the
most effective way of promoting the regeneration of historic
centres. In many instances inappropriate responses bythelocal
landowners, developers and builders occur, often inignorance
or misunderstanding of conservation issues or the potential for
adaptive reuse of old buildings. Demonstration projects which
display best practice methods act as both 'exemplars' and
'catalysts' tofurther action.
Asoutlined inprevious chapters, theeffective useofspaceover
the shops, the reuseof the disused stone warehouses and the
conservation of character buildings in the City Centre are of
critical concern to the Plan. The recently approved EU Urban
Pilot Projecf funding for Cork will allow the implementation of
a number of demonstration projects including the 'Living over
the Shop' and Managed Workspace projects detailed in
Chapter10andtheFenns Quayconservation project described
in Chapter 11 .
Above: Shandon Street is still a vibrant shopping
and living street in the Study Area
Chapler 12. Developing the Enabling Mechanisms
REVOLVING FUND
Itis recommended thata revolving fund isestablished as partof
thefunding strategy fortheAction Plan. This would be used to
buy buildings with difficulties ofownership andaffordability and
which contribute tolocal blight. It isintendedthatthesebuildings
will be refurbished and sold with funds returning for further
action.
Ihefund wouid beused as a foiiow-on trom themmoi demonstra-
tion projects andwould beusedforconservation projects andto
further theUpper Floors andWarehouseConversion programmes.
Ifwould beadministrated bytheHCDT and its first taskwould be
tofinance theconversion ofthose buildings in Cork Corporation
ownership, particularly those on North Main Street.
THE VISION CENTRE PROJECT
This project seeks toprovide a centre fortheco-ordination ofthe
regeneration of Cork, thedissemination of information and the
symbolic restoration of a landmark building. Funding to assist
theimplimentation ofthis project has beenreceived undertheEU
Urban Pilot Project.
The "Cork Vision Centre" project isaimed at creating a basefor
theexchange andco-ordination oftheexperienceand activity of
regenerating the Historic Centre ofCork. In addition toacting as
a centre fortheco-ordination andcommunication ofchange,the
establishment oftheCork Vision Centre would bring a number of
benefits:
Symbolic Value
The most visible symbol of decayand failure inthearea would
berestored. It would bea cleardemonstration thatsomething is
happening, and thatthesituation can be changed.
Conservonon in Action
The project would provide a test bed for the development of
conservation skills and experience.
Community Benefit
The Historic Centre is suffering from a decline in the numbers
living inthearea, working thereandvisiting it. Thisproject would
address two ofthese issues and begin theprocess ofencouraging
people tocome backand live inthecity.
CORKHISTORIC CENTRE ACTIONPLAN
The overall strategy isbasedon thecreation of a sustained and
successful partnership between the public and private sectors.
This will require flexibility toaccommodate changing perceptions
andambitions, whilst retaining a clearand strong vision for the
future. A physical centre would accommodate and focus the
action of the partners and help communicate the ideas. In
particular theVision Centre would:
Provide a home for thevision;
Help thecommunity articulate their needs andviews;
Help thepublic understand strategy and theprojects;
Act as a catalyst and co-ordination centre;
Provide a base for consultation, liaison and planning aid;
Widen interest in architecture, planning, archaeology and
history of Cork City;
Promote thecity of Cork;
Provide an educational resource;
Focus attention onconservation andprovide support service.
The Centre
The centre will be accommodated in a building which iswell-
located in theHistoric Centre, isa significant landmark, isreadily
convertible into a centre and islargelyvacant. Onepossibility is
St Peter's Church on North Main Street. The aim is tocreate a
focal point for changeand a centre capable of housing many
hmctions.
Alist of key functions would include:
Apresentation oftheAction Plan;
Cork past, present and future;
A 1:500 model of Cork;
Pilot projects displays;
Meeting spaceand audio/visual areas;
Planning clinic;
Educational!computer space;
Housing information;
Visitor information;
Coffee bar/bookshop;
Conservation register;
Outreach centre for Cork Corporation;
Tower as viewing platform.
A Presentation of the Action Plan
Aspecial display, mounted on panels, would illustrate themain
components of theCork Historic Centre Action Plan. Copies of
the document would be available for sale together with free
summaries of the study. This transportable exhibition would
focus on issues such as the conversion of warehouses; traffic
planning; infill sites and otherkey elements of the report.
91
Cork Past, Present andFuture
A display of models, photographs and plans showing the
physical economic andsocial history ofCork. This could include
an historic model and audiovisual display. Additional photo-
graphs, plans and prints, together with a few historic artefacts
would add flavour tothedisplay.
In a continuous display aimed at young andold thebackground
story ofthegrowth ofthe city is told with accuracy andstyle. (This
section could beproduced inassociation with University College
Cork). An adjacent shop could sell a rangeoftourist mementoes
with a historic theme, such as reproduction maps, paper models
as well as the usual mugs and tee-shirts.
Pilot Ptoiec: Displays
Exhibitions could bemounted thataddress issues such as 'living
over the shop' andother similar projects. It isenvisaged thatthese
displays would include advice on grants, on planning and any
other issues which would help to bring abouteffective develop-
ment. The Centre would become the equivalent of a "Citizen's
Advice Bureau" onspecific environmental initiatives. This would
also bean opportunity todisplay other European Pilot projects.
Meeting Space andAudio/Visual Displays
Spacewould beavailable for public meetings onplanning issues;
for civic groups; for community groups; for professional groups.
Aroom would beavailable for those groups working for Cork in
anycapacity. This would achieve the firm aims of supporting
community action and providing some co-ordination, even if
informally, between thevarious "actors". Audio/visual displays
would aid presentations and marketing of projects.
Planning Aid
It is envisaged thatthe centre would provide a permanent source
of information on planning and theenvironment, relating tothe
Historic Centre Programme, supplementing the information avail-
able at present from the Planning Department or the Central
Public library. In addition regular Planning Aid services would
be available addressing issues such as advice on how the
planning system works; how to submit planning applications;
supporting or objecting to other people's applications; and
commenting onthe Development Plan andotherpolicy guidance
documents produced by the City Planning Department. The
intention would be toenable the community to understand the
planning process, to assess their immediate and long-term
problems andchoices, toprepare their own plans andarticulate
their views ofothers.
92
Housing Information
As part of providing comprehensive advice onaspects of eco-
nomic and physical regeneration spacewould be made avail-
able for housing advice on rents and issues to do with rented
housing; on co-operative housing; on self-build initiatives; on
partnership projects which included housing for saleandafford-
able housing,
ii Y"isiror inrormarion
Successful centres attract tourists and visitors as well as partici-
pating members of thecommunity, Many professional groups
seek information aboutthe future of particular cities. Encourag-
ing the dissemination of this type of information about Cork
would be part of an overall economic and marketing strategy.
Coffee Bar / Bookshop
The centre needs to be informal and attractive. The most
successful centres succeed in creating an overlapping mass of
information and events. Acoffee bar isan essential partofthis.
Outreach Centre for Cork Corporation
Senior personnel from the Corporation would be available at
certain times oftheweek toenable thecentre tofunction asa local
office 'in touch with the people'. There is novenue for debate
aboutthefuture ofCork thatisrecognised as a neutral ground,
accessible andinviting toawide audience. Widening discussion
beyond usual circles can produce new insights.
The project will be managed by the Development Trust. The
Project Team will be expected to present work to local groups,
local authority members and others as appropriate,
Chapter 12. Developing the Enabling Mechanisms
DIRECTED INCENTIVES
It iswell recognised that legislation alonewill not achieve the
necessary results and thatan approach needs to be developed
which seeks toprovide a series of'carrots' in theform of directed
incentives designed to meet theAction Plan criteria, combined
with theestablishment of a general framework of support and
policy,
TL__, __, __..:__ ,. :-' ,:L. ,L._. .r ,,_:., ,,, _ I : ~ ....:,L:.
111'J au UIQ'tjl ""1111.:1 1'-" ',,",VIIIII/ Ill..... .," """ ........ ., \,,11 UIII'1U,", '1U.... 11I/ "1111111
the central area and place them within the boundary of a
designated area. The unique characteristics and a range of
incentives which can reinforce them will be described.
It is preferable iftheproposed DesignatedAreaisquite extensive,
but with incentives designed to havea narrow focus. In this
manner theimpact ofthe incentives can bedirected at theareas
and issues most requiring action. With narrowly focused incen-
tives, aimed at specific problems, themaximum benefit can be
obtained in lieu of revenue foregone bytheExchequer.
The purpose oftheDesignated Area-type incentives istopromote
development which accords with agreed objectives, while dis-
couraging thatwhich conflicts.
Developments thus encouraged should:
facilitate Special Category Uses identified in the
Cork City Development Plan;
enhance ofthe historic character and generally
improve the physical fabric;
boost social and economic activity inthe City;
increase civic pride and enjoyment of urban life in
general and that ofCork inparticular;
maximize employment oppartunities both during
the development phase and inthe longer term.
Top: Christchurch on South Main Street currently
the homeof theCorkArchives Institute could
providean ideal venue for a major artsand
cultural facilityin the future
93
Special Category Uses
In theCork City Development Plan a seriesofuses are identified
which Cork Corporation isseeking toattract or retain intheCity
Centre, butwhich may needencouragement andsupport ifthey
are todevelop. These Special Category Uses are:
the provision of new terraced houses, or rehabilitation of
existing terraced houses currently in poor condition, to a
high standard;
theprovision off100rspace forlight industrial use, wholesale
distribution, orservicing ofplant andequipment (on oroff the
premises);
the provision of f100rspace for international services. An
international service is defined as an activity of this type
eligible forgrantaid bytheIndustrial Development Authority
(at present, most such activities coming into Cork area are
computer software businesses);
therestoration ofa listed building, currenrly in poorcondi-
tion, toa high standard, for anypurpose compatible with the
character of thebuilding;
the conversion ofa listed building toa tourist related use in
cases where, in the opinion ofthe Corporation, theconverted
building is capable offunctioning asanimportant additional
tourist attraction or facility, andtheuse isappropriate tothe
character ofthebuilding;
theprovision ofSpeciolised Business Centres. ASpecialised
Business Centre isdefined asa buildingorgroup ofbuildings
subdivided into 10or more units where uses oftheunits are
limited by a Section 38 Agreement to a defined business
group. possible examples include a Marine Centre, a
Fashion Centre, anInternational Trading or Promotion Cen-
treetc. The activity should notbea predominantly office or
shopping function. The Corporation will need tobe satisfied
that the area of activity chosen is one in which positive
interaction between businesses is reasonably likely, that it
would gain from the high profile resulting from being
accommodated in a Specialised Business Centre, and that
the centre has adequate letting prospects, including the
identi fi cationof an anchor tenant;
theprovision of river based activities or facilities, such as a
boat market, involving sale of boats displayed on theRiver
Lee, river andharbour cruise crolt for visitor sightseeing, etc.;
theprovision of hotel accommodation in 0 building sympa-
thetic to its surroundings.
.'
94
-
Clarifying the Objectives
In addition tofacilitating Special Category Uses, it isimportant
thattheproposed incentives meet thefollowing coreobjectives:
Stimulating Action
In theearlyyearsofthe Action Plan Programme, itis imperative
LL_J. I.l _ : . I . ~ _ . L _ I' I I . r I I r
IIrUI IIle I I I , " , C I I I I Y C ~ Ut:: IIIII\CU IV f-It:UIUIIIIUIn...e UIlU :'P'='t::U UI
response. In order toachieve this it is proposed that a sliding
scale of benefits be introduced to ensure early take up of the
incentives. This could be intheform of reducing thepercentage
oftaxwrite oHs after eachyearor byfixing theenddateof the
tax relief or rates remission period.
Stimulating Joint Approaches
In order to stimulate a partnership approach at all levels it is
proposed that a policy of linking grant aid and infrastructure/
environmental improvements tojoint action bycommunitygroups
and traders associations be introduced. This could involve
support tostreet management schemes relating toscheduling of
street deliveries, refuse disposal, and "theming" of quarters.
Raising Awareness
The city isinsufficiently awareof its own physical heritage, and
a programme aimed at raising awareness would help change
attitudes toconservation andprovide greatercareoftheenviron-
ment by:
Stimulating/sponsoring research on presentation ofCork's
historic buildings/areas;
Holding a major exhibition andinternational conference on
conservation;
Providing leaflets on principles of conservation;
Involving of key players - business and industry, transport,
EU, ete;
Developing a series ofdemonstration projects in neighbour-
hoods/publicising successful examples of best practice.
Establishing of a "school unit" in theCorporation Planning
Department.
Chapler 12. Developing the Enabling Mechanisms
Stimulating Jobs
Housing hasalready beenidentified as an important ingredient
in area regeneration. In addition refurbishment, as opposed to
new building, is more appropriate to the character of Cork's
Designated Areas. Refurbishment isalsoemployment intensive.
Any incentives applied to it will be targeted directly on the
greatest problem facing thecity i.e. unemployment.
For this reason refurbisnment should attract greater incentives
than new building. Noincentives should be madeavailable for
anynew building involving theloss or erosion ofanybuilding or
structure which contributes totheareas historic character. This
principle is already established in the Temple Bar project in
Dublin.
Promoting an Area Based Approach
The incentives must be coupled with an area-basedapproach
which would deal with thetotality of theenvironment. This will
involve improvements to public spaces to create an attractive
setting for development. To attract owners-occupiers, including
families backinto the City Centre, credible measures must be
proposed for the protection and enhancement of the historic
quality oftheareas concerned andtheimprovement ofamenity.
Such schemes have already been carried out in the Douglas
Street area and Shandon inconjunction with theDepartment of
theEnvironment.
Atpresent there may bea lack ofconfidence intheability ofthe
Corporation to deliver and maintain the quality environment
required duetocurrent budgetary restraints. The submission for
EU Structural andCohesion Funds emphasised theimportanceof
works toenhance theCity Centre as a location for investment.
An area-based approach isthemethod most likely tosucceed in
the regeneration of the City Centre, with action taken on a
number of fronts . At present planning policies based on this
approach are inplace through the City Development Plan. For
the Designated Area incentives to be most effective, the focus
must benarrowed totackle theconditions prevalent in Cork and
produce thedesired end result.
In the caseofCork such opportunities relate tovacant upperfloors
in the City Centre, heritage buildings and major infill sites.
Maior Opportunity Sites
Incentives must be directed tofacilitating the development ofthe
major opportunity sites in theStudy Area. These sites, ifsuitably
developed, canact as catalysts tostimulate further regeneration
ofthebuilt fabric and provide standards ofexcellence.
Reusing Upper Floors
Upper-floorresidential use is only likelytobecome a priority for
shop owners if there are specific tax concessions available
relating to capital expenditure on their conversion with that
expenditure being capable of being set against any income.
The remainder of theCity Centre would benefitfromincentives
aimedat retainingitsresident population and reversing current
decliningtrends in population.
Preserving Heritage Buildings
There is a need for incentives for therefurbishment of Heritage
Buildings in recognition of theimportantrole theyplay in Cork.
The effective promotion of Cork as a destination location for
inward investment requires an attractive environment. Cork is
unusual intheextent towhichitsurbanfabric survives fromother
times. This, combined with its location on two river channels
surrounded by hills, isan importantasset whichcanbeexploited
to promote Cork as a uniquelocation, not "just anothercity".
9S
Proposed Incentives
The incentives sought by Cork Corporation are based on an
extension of thebest features of thecurrent system andsome new
measures whichwould focus on particularareas. These incen-
tives include:
Special Category Uses (applies to Historic Centre):
100% of the qualifying cost can be offset against tax
liability over 10 years, and
If thedevelopment involves refurbishment asopposed to
newconstruction andtherefurbishment expenditure isat
least equal to the purchase price of the building or its
market valueat 1stJanuary, 1994 (net of site value), an
additional allowance equal to the lower of these two
amounts will alsobe allowableover 10 years.
Double Rent Allowance againsttrading incomes.
Refurbishment of buildings for residential use (applies to
Historic Centre:
100% of the qualifying cost can be offset against tax
If therefurbishment expenditure isat least equal to the
purchase priceof thebuildingor itsmarket valueat 1st
January, 1994 (netof site value), an additional allow-
anceequaltothelowerof these twoamounts will alsobe
allowableover 10 years.
Each dwelling unit must have at least 60 sq.m. of
habitablespace in theHistoric Centre.
Refurbishment of upper Roors for residential use (applies to
Historic Centre andCity Centre):
100%of the qualifying cost can be offset against tax
If therefurbishment expenditure is at least equal to the
purchase priceof thebuildingor itsmarketvalueat 1st
January, 1994 (netof sitevolue], an additional allow-
anceequal tothelowerof these twoamounts will alsobe
Each dwellingunit must haveat least 60 sq.m. of habitable
space intheHistoric Centre andat least 50 sq.m. of habitable
space if in therest of thecity.
96
Refurbishment of houses for owner occupation (applies to
Historic Centre &City Centre):
100%of the qualifying cost can be offset against tax
purchase priceof thebuildingor itsmarketvalue at 1st
January, 1994 (net of site value), an additional allow-
anceequalTO The iowerorThese rwoamounrs wili aisobe
Newhouses for owneroccupation (applies toHistoric Centre
& City Centre);
100%of thequalifyingcost can be offset against tax
liability over 10 years.
Refurbishment of Heritage Buildings for residential owner
occupation
100%of the quolifying cost can be offset against tax
liability over 10years, and
purchase priceof thebuildingor itsmarket value at 1st
January, 1994 (netof site volue], on additional allow-
anceequaltothelowerof these twoamounts will alsobe
allowableover 10years.
All qualifyingworkstoHeritage Buildings must becertified bythe
Planning Authorityas being in character with thebuilding.
These incentives mayappearquiteextensive andthus expensive
in terms of the amount of revenue foregone. However the
following points should alsobe considered:
astheincentives relate onlyto a certain classes andsizes of
development and, in thewider-area categories to owner-
occupation, thetake-up may be modest;
if the scheme is successful, thebenefits will include a more
vibrant CityCentre witha consequent decline indereliction.
This will providea significant incentive to increased invest-
mentand tourist activity;
theincentives should be seen in thecontext of theCorpora-
tion's submission for Structural and Cohesion Funds as
integrated into the South-West Sub-Regional Submission
which stresses theimportance of urban renewal;
All incentives should bediscretionary and linkedtowhether the
proposal complies with relevant criteria.
Chapter 12. Developing the Enobling Mechanisms
PROMOTION CAMPAIGN
Any successful regeneration will requirea well-articulated pro-
motional campaign tobedeveloped tobothstimulate activityand
communicate to thelocal and wider community the aims, pro-
gramme and achievements of theAction Plan.
Central to thecampaign is theneed to create confidence in the
Historic Centre in order to generate local response and attract
invesirneni in projecis, ii isproposed Thar mis campaign shouid
be directed to achieving thefollowing objectives:
raisingawareness of theAction Plan and itsprogrammeof
action;
fostering civic pride and stimulating awareness of both
environmental issues and the rich historical context of the
area;
communicating the directed incentives strategy proposed
and themeans of taking advantage of these;
publicising case studies and successes;
integrating with theartsand cultural programme;
co-ordinate with both the tourism and socio-development
strategies;
providing interpretative literature and publicity material to
support theDevelopment Trust's activities;
disseminating information relating to the Action Plan In
international journals and publications;
co-ordinating local and national mediacoverage.
This campaign should bedirected toproviding theinitial "boost"
required to stimulate activity, and an ongoing programme
established to maintain the impetus of the regeneration of the
Historic Centre.
13. Developing Funding Strategies
for Incorporation into
Community Support Fund
Frameworks
97
Potential Funding Sources
Both the need for finance and the sources of it will obviously
depend on the nature of the projects which form the chosen
regeneration strategy. A rangeof funding sources will almost
certainly be needed. These could incl ude thefollowing:
ERDF Funds with matching local contributions
Central Government on-going programmes, e.g. strategic
infrastructure
Cork Corporation capital programmes
Agreements with developers for financial contributions to
enabling works
Retargetting of existing Cork Corporation revenue budget
expenditure
Increasing therateincome toCork Corporation as a result of
regeneration itself
Commercial sponsorship e.g. cash, secondments, contribu-
tions in kind
Investment by developers, occupiers and owners in new
development schemes
Mortgage lending bybanks and building societies
Small scale grantfunds from a variety ofsources such as for
maintenance and repoir of historicbuildings
Funding Strategy
It is unlikely that in the current cl imate there will be major
investment by the private sector in developments in the Study
Area. Effort therefore needs tobe directed toinfrastructure and
public realm improvement strategies to create a "climate" for
future private sector response. In addition, stimulus needs to be
given toowner occupiers toimprovement oftheir properties and
change perceptions of theAreaas a place to invest in.
The strategy tofund theAction Plan isdeveloped over a period
of6/7 yearsand isestimated at a tolal cost of upwards of30
million. The breakdown of the funding package is outlined in
Table 8 showing a combination of capital works (including
preliminary traffic assessment/control programmes and
streetscape improvement schemes, together with urban renewal
programmes), including running costsfor supporting programmes,
and working capital required to sustain a revolving fund. It is
anticipated that the revolving fund will operate at break-even
point and that funds will be returned to Cork Corporation on
completion of the regeneration programme.
The bulk ofthefunds required will need tobedrawn from Central
Government capital works budgets, inparticular from theroads,
drainage andtourism programmes, with theremainder tocome
from theUrban Renewal Sub-Programme identified in the Na-
tional Plan.
HIGHWAYS / STREETSCAPE PROGRAMMES
32,645,000
98
Element
TRAFFIC PROGRAMMES
UrbanTraffic Control System
TrafficModell ing Framework
Dynamic TrafficManagemenr
Western Corridor
WesttoNorth Relief Route
West toSouth Relief Route
Historic Spine Route
Eastern Corridor
ENVIRONMENTAL PROGRAMMES
Laneway Improvements
Riverside Improvements
Public OpenSpace
IMPLEMENTATION PROGRAMMES
Market SpaceManagement
Living OvertheShop
Managed Workspace
Arts and Cultural
Conservation inAction
Heritage Development
Cork Vision Centre
Revolving Fund Programme
Action Plan Promotional Campaign
Tourism Promotion
Historic Centre Development Trust
TOTAL
Table 8. Cost Summary
Cost ()
1,200,000
190,000
i 50,OOO
1,540,000
1,340,000
7,640,000
4,800,000
6,430,000
1,100,000
21,310,000
500,000
300,000
1,230,000
2,030,000
130,000
220,000
165,000
1,200,000
1,200,000
400,000
700,000
1,000,000
50,000
1,000,000
1,700,000
7,765,000
Chapter t 3. Developing Funding Straleg ies
Capital Works Programme
Preliminary Traffic Assessment/Control
Castings are established toinclude thedevelopment ofan urban
traffic control system for the island area, necessary for the
optimisation of traffic signal timings which are intrinsic to the
success of thetraffic proposals within thestudy area.
AII"",.,nnl"'o. ic: nlc:,.., ..,...J c.\lol,....... i u:,.. _,....J I _! ..L. ...
... _ .. __ .- _ ....- ....... _- ._. -_ ......-t"' ," -, """,, .... " ,""' , Ill....
central area of the city in support of the urban traffic control
system, toassist thesequencing ofthehighway/trafficproposals
and for thetesting ofalternative routingstrategies.
These programmes will establish capabil ities forassessment and
cost of changing traffic patterns and will also support the
development ofthedynamic traffic management demonstration
project, conducted under the urban pilot programme.
Highways / Streetscape Improvements
These measures are focused on development of thehighways/
route basedschemes necessarytorelieve traffic congestion in the
study area and City Centre, and are thus assumed to be drawn
from Central Government budgets.
Costs are included for theestablishment of traffic calming and
streetscape improvements in the cent ral area, necessary to
reinforce divers ionary routing totheCity bypass and relief route
schemes, developed under theprevious LUTS Programme and
current study area proposals.
In this case, theproposals for theCity Centre approach routes to
theeastandwestwill support diversionsofthrough-routing tothe
South Ring Road, whilstproviding for improvement toconditions
along theMardyke andMacCurtain Street. The proposals forthe
Historic Spine Route will encourage routing via the Blackpool
BypassandSouthParish Bypass,whilstproviding fortheenviron-
mental upgrading ofthe study area. Similarly, theproposals for
StPatrick's Street andSouth Mall andGrandParadewil lsupport
diversions totheGrattan Street andCrosses Green relief routes.
Costs for drainagerenewal works are alsoincorporated where
carriageway reconstruction or major resurfacing improvements
are proposed. Allowance isalsomadefor archaeological inves-
tigations inNorth andSouth Main Streets, wheretheextent and
depth of thedrainageworks are likely to expose areas of the
original CityWall andtheMedieval MainStreet, thus demanding
archaeological attention.
Urban Renewal Sub-Programme
It isestimated thatbetween 1 0 and17 Million will berequired
from theUrban renewal Sub-Programme depending on alloca-
tion offunding between theOperational Programmes developed
from the National Plan. This includes those programmes which
have an urban renewal bias, such as:
running costs for theHistoric Centre Development Trust over
a period of 5 years to facilitate the living over the shop,
managed workspace and development of major sites,
amongst others;
artsandcultural programme including tourism and heritage
development projects;
establishment ofa revolving fund and "seedcorn" financing
of catalytic projects such as theVision Centre;
public realm improvement strategies including thevisitors'
spine, laneways, public openspace, waterfront and gate-
ways projects.
Funding/Implementation Programme
Tables 9 and 10 show theprojected timescale for theimplemen-
tation of the Capital Works and those related to the Urban
Renewal Programme.
The capital works programme, basedonthetraffic preliminaries
and highway works and streetscape improvement measures,
amounts toover21 million andisdeveloped in accordance with
completion of the strategic highway schemes conducted under
theLUTS framework. As such, thestudy area proposals will bein
place upon final completion oftheSouth Ring Road andopening
ofthenew tunnel, through totheDunkettle Interchange which is
envisaged to be opentotraffic bytheyear 2000.
Accordingly, the environmental objectives in relieving and en-
hancing thecity centre/historic area may be achieved concur-
rently with thedevelopment of thevarious transport measures,
consistent with thesentiments oftheEU Green Paper. A6-7year
implementation isthus defined, extending from the beginning of
1994 to mid 2000.
Immediate attention would be paidtothedevelopment oftraffic
modelling capability and introduction oftheurban traffic control
systems, such toassist therefinement and efficient operation of
thehighway schemes.
99
Detail design work would be conducted in parallel and focused
to permit earlyintroduction of improvements to the Northgate
Bridge Junction, assisting conduct of the Dynamic Traffic Man-
agement demonstration project, and initial diversion to the
Grattan Street/Lavitt's Quayroute. Corresponding works tothe
West-North relief route would be undertaken in year 2 with
works to the Marsh Environmental Cell carried out in parallel.
Works in St Patrick's Street would be commenced immediately
upon opening of the Grattan Street/Lavitts Quay route, the
construction operations serving to constrain traffic activity in
advance of thecalming measures.
The western approach scheme and re-routing via Western
Road/Mardyke and Sheares Street would be established upon
completion of the South Ring Road - Stage I (ie. between
Bishopstown and theSouth City link], with concurrent attention
tothe improvement of junctions along theSouth City Link, thus to
optimise diversions ofthrough-routing andtoassist theintroduc-
tion of thelorry control measures.
Subsequently, works tothe Historic Spine Route could be com-
menced with thestaged closure ofNorth andSouth Main Streets
over a period of 1 year, whilst the new drainage works,
archaeological investigations and highway improvement meas-
ures are implemented. Corresponding measures would beintro-
JUi,;l:!J ill SllUIIJulI Sheet, consistent with the linking of the
Blackpool Bypass totheMallow Road bylate1997/mid 1998,
followed by improvements to Emmet Place and Corn Market
Street, together with construction of thenew pedestrian bridge
across the North Channel.
Construction of theCrosses Green (West - South relief route) is
assumed tocommence in 1998inconjunction with there-routing
measures along George's Quay/ Sullivans Quay,and calming
ofactivities in South Mall / GrandParade. These measures would
also pavethewayfor completion ofthe Historic Spine Route via
Barrack Street together with associated traffic calming and
environmental improvement works.
It is recommended that works to the Eastern Approach Route
including re-routing ofLowerGlanmire Road, Penrose Quayand
MacCurtain Street, be implemented in conjunction with final
completion ofthe South Ring Road viathenew tunnel (Stage 11),
with traffic calming and environmental improvements to
MacCurtain Street being developed tosuit.
It isenvisaged thatthelorry control measures be progressively
strengthened over thecourse of theoverall programme, with a
strict regime tolimit largevehicles and through routing activity
from thecentral areas, emerging on final completion. Central
area parking and traffic management strategies would be
developed accordingly.
100 Chapter 13. Developing Funding Slrolegies
Element Start Finish Trigger
TRAFFIC PROGRAMME
UTC systems 03/95 01/2000 Progressive
Traffic Model 01/95 01/2000 Progressive
Dynamic Traffic Management 11/93 06/96 Urban Pilot Project Funding
HIGHWAYS/STREETSCAPE PROGRAMME
North GateBridge Junction 03/95 06/95 Dynamic Traffic Management
OperaHouse Bridge Junction 06/95 01/96 West-North Ring Road
South City link Junction 06/96 06/97 South Ring Road - I
Western Corridor 01/97 06/97 Completion South Ring Road - I
Groltcn Street/Lavin's Quay 01/96 01/97
Marsh Environmental Cell 06/96 01/97 Completion West-North Ring Road
StPatrick's Street 01/97 01/98 NorthWest Ring Road
Pope's Quay 06/96 01/97
Crosses Green Route 01/98 01/99
South Mall / Grand Parade 01/99 06/99 Completion West-South Ring Road
North/South Main Street 01/97 01/98 Completion West-North Ring Road
Emmet Place 06/98 01/99
Corn Market Street 01/98 06/98
Pedestrian Bridge 01/98 06/98
Shandon Street 06/97 01/98 Blackpool Bypass
Barrack Street 06/98 01/99 West-South Ring Road
Lower Glanmire Road 06/99 01/2000 South Ring Road - II/Tunnel
Penrose Quay 06/99 01/2000 South Ring Road - II/Tunnel
MacCurtain Street 01 /2000 06/2000 Completion South Ring Road - 11
LORRY CONTROLS 01/96 01/2000 Progressive
Table 9. Capital Works Programme Implementation Schedule
Cork Corporation's Inputs
Element Start Finish
Laneway Improvements 01/97 01/98
Riverside (North Channel) 06/96 01/97
Riverside (South Channel) 01/98
PUBLIC OPEN SPACE PROJECTS
Bishop Lucey Park 01/95 01/96
Paul Street Park 01/95 06/95
St Peters Park 01/95 06/95
Fenn's Quay Park 06/97 01/98
Henry Street Playstreet 01/97 03/97
Shandon Park 01/95 06/95
Promotion .
Arts/Cultural
Cork Vision Centre
Critical tothefunding and implementation strategy will be Cork
Corporation's ability todeliver itscontribution tothe total funding
package. Atpresent the EU will provide 75%ofthetotal costs of
the urban renewal process. Based on current estimates Cork
Corporation's inputscould amount to2Million over four years.
All other funds for capital works will be sought directly with
Central Government.
Cork Corporation's current financial predicament will require
innovative ways to generate capital other sources to make up
their contribution. These include:
Raising Capital Against Existing Income Generating Assets
This proposal involves using a revenue generating asset - for
example Lavitts Quay Carpark - to raise cosh. Lavitts Quay
Carpark has been paid for and is wholly owned by Cork
Corporation. If a loan of 2Mwas raised using thecarpark as
collateral, this could beused toleverup to6Mfrom EU Structural
Funds for projects being assisted at the75%rate. By providing
a cash contribution, arguments concerning eligibility, double
costing, additional ity, etc. are avoided.
There is also scope for the raising of the loon 10
according to the needs of the project or the availabil ity of
alternative funding . Implementation could start early with a
100% local contribution, ontheunderstanding that thematching
funding would arrive later.
The loan would be repaid from the revenue generated by the
Lavitts QuayCarpark after operating costs have been deducted.
Repayments will be dictated bytheamount of loon raised. This
may cause some loss of revenue toother Corporation activities,
however the opportunity toraise significant monies toimplement
this major project would justify taking this course of action.
The same approach could be adopted with other revenue
generating assets belonging tothe Corporation.
01/96
01/96
01/96
01/99
06/98
01/99
01/01
01/99
Living OverShop
Cl
01/94
01/94
01/94
01/95
06/94
01/94
01/95
01/94 HC Development Trust
Market Space
Managed WorkSpace
Conservation inAction
Already funded byUrban Pilot Project
Partically funded byUrban Pilot Project
Table 10. Urban Renewal Programme
Implementation Schedule
Bringing Existing Development Projects into the Programme
The Kyrl's QuayCarpark isa recent development project under-
taken byCork Corporation in the study area. A4m loan was
raised bytheCorporation tofund theproject with the loan repaid
from carpark revenues.
It could well be argued thatCork Corporation have made their
contribution on the basis of funding this project as many of the
102
benefits that flow from thecar parkrelate tolocal area improve-
ments as regards parking management and regeneration of
North Main Street trading activities. In addition, surplus carpark
revenues could be utilised tofund local traffic management and
environmental schemes.
Raising Capital Against Land Assets andFuture Profits
This relates todevelopment schemes onCork Corporation's land
holdings in the study area. It is recommended that these land
holdings be transferred to the Development Trust to provide
security against which loans canbe raised in the private sector.
Future development ofthese sites with theDevelopment Trust as
joint venture partners with the private sector, could realise a
potential future profit which could beploughed back into repay-
ing a largerloan.This isa high riskventure which requires strong
political support and "claw-back" measures to reduce risk.
Planning Contributions
local Authorities have quitewide powers under the PlanningActs
toattach conditions toplanning permissions requiring contribu-
tions in respect of public works, which have been carried out
within the past 7 years, or which are proposed, and which
facilitate theproposed development.
Atpresent themain contributions levied byCork Corporation are
where a proposed development would generate additional car
parking or sanitary service requirements. These contributions
are waived in City Centre locations for terraced housing devel-
opments andpurely residential apartment developments, andin
some cases for theresidential content ofmixed use developments,
in ordertoencourage city centre residential uses.
In addition tocar parking andsanitary service provision, contri-
butions canbe levied for otherinfrastructural provision such as
road improvements, pedestrianisation and open space provi-
sion, where they would facilitate a proposed development.
In 1992approximately 40,000waslevied in planning contri-
butions in the Historic Centre while more than 100,000 was
levied in1993, thebulk ofwhich hasnotyetbeen paid. These
figures were boosted by largedesignated area developments,
such as at Crosses Green andShandon Street, andthe average
yearly figure is normally significantly less. However, the in-
creased public investment proposed in theAction Plan, should
facilitate increased private sector development in the future. This
will in turn generate increased funds from planning contributions
which canbedirected towards proposed infrastructural improve-
ments in theHistoric Centre.
Chapter 13. Dovoloping Funding Slralogie,
Derelict Sites Levy
The local Authority is charged with creating a register and
imposing a levy onderelict sites within their area under the1990
Derelict Sites Act. Approximately 50 sites havebeenidentified
asderelict in theHistoric Centre, although most have notyetbeen
putontheregister.
Alevy of 3%ofthevalue ofthesite per annum can be imposed
and itwould be reasonable thatthemoney collected should go
towards upgrading theareatomake theredevelopment ofthese
sites more economically attractive. The amount collectable inthe
Historic Centre alone would bequite small. However, itmight be
appropriate tosetaside levys collected intheentire city centre to
bespent in theHistoric Centre fora given time period. Focusing
the funds on a confined target area inthis waywould be more
likely toachieve worthwhile results inreducing dereliction in the
future.
It isanticipated that a varietyoffunding channels will berequired
which could include all of the above. These could be supple-
mented byprivate sector inputs which could include interest-free
loans, direct sponsorship and contributions in kind including
secondment ofstaff, useofoffice space, etc. This will placemore
emphasis on thepartnership approach drawing thepublic and
private sectors together.
Central Government Incentives
The Designated Areas incentive scheme involves loss ofrevenue
totheExchequer and itmay be possible forthis tobe calculated
as part of the local contribution, in applications for European
funding.
PrivateSector Funding
Key tothefunding strategy istheleverage ofprivate sector funds
tocomplement those invested bythepublic sector.
With the issue of urban living at theforefront of thestudy, it is
recommended that funding packages be developed with local
banks and building societies to assist prospective occupiers
interested inrefurbishment of their properties. The promotional
campaign will prove critical in changing potential investors'
perceptions of thearea
Appendix 1
MAJOR OPPORTUNITY SITES
Appendix 2
TRAFFIC SCHEMES
Appendix 3
COST SCHEDULES
CORK HISTORIC CENTRE ACnONPLAN
Appendix 1
Maior Opportunity Sites
Barrack Street/Frenche's Quay
Preferred Use
A mixed use development incorporating residential and retail
office uses would bewelcomed.
Area
1,373 msq.
Existing/Previous Use
In terms ofuse andownership thesite divides into two parts (see
plan). The buildings fronting onto Barrack Street weredemol-
ished over 20 years ago and theupper portion of thesite was
used asa public car park, until thelate1980's,when a hoarding
was erected and an archaeological investigation carried out
prior tosaleofthesite. Some ofthebuildings onFrenche's Quay
including a warehouse were demolished in the late 1980'sand
thesite has lain vacant since then.
Ownership
The upper partofthesite, fronting onto Barrack Street isowned
byCork Corporation. Its saletoGoldburn Ltd in thelate 1980's
was rescinded when no development was carried outwithin a
given period. 3-5, Frenche's Quayare owned byGoldbum Ltd
(Pat Whelan) butits saleisunder negotiation at present.
Planning History
Planning permission wO! granted for a development containing
6 retail units and20apartments in1989[T.P. 15,143/89)onthe
upper portion ofthesite plus thesite of 1, Frenche's Quay. The
development wastobe3-4storeys in height, constructed along
thestreet frontage, with archway access toparking at therear.
Ihedevelopment didnot go aheadand thesite has returned to
Cork Corporation. Consideration is being given bythe Housing
Section todevelopment of thesite for Corporation Housing. In
1992a separate planning permissionwasgranted at 1,Frenche's
Quayfor 2retail units and3apartments (T.P. 17,713/921, which
are now under construction.
Permission wasgranted in 1989for a 4 storey development on
thelower portion of the site, fronting onto Frenche's Quay(T.P.
15,471/89). It contained 1 retail unit and 2 office/retail units,
with 3 residential units and 918 msq of offices on the upper
floors, with car parking totherear.
The site islocated within theCity Centre commercial corearea
and is unzoned. Awide rangeof uses would be acceptable,
including shops, offices andresidential. The maximum site ratio
foroffices within 20 mofthestreet frontage is2.5 m, elsewhere
1.0. (No site ratio standards are setfor other uses).
Appendix 1 MAJOR OPPORTUNITY SITES
Pope's Quay Site
The site iszoned for "General employment and residential uses,
excluding shopping andoHices". Part ofthesite, west ofGray's
Lane, isalsowithina Housing Protection Area.
PreFerred Use
The site issuitable for a mixture of residential andtourist related
uses or alternatively solely residential uses maintaining the
continuily of thequays.
4,946 msq (Hegartys)
Aplanning application wasreceived in1993for40apartments,
688msqoHice space and3 retail units, laidoutin 6 blocks (LP.
18,205/93). The site excluded McSweeney's site tothewest and
26Pope's Quay. The 3storeyoHice/ retail blockwould front onto
Pope's Quay, while 5 No. 4 storey apartment blocks would be
located totherear. The apartments are mainly5 bedroomed and
intended for thestudent market. The decision was appealed to
An Bord Pleanala who granted permission subject toconditions
omitting 2oftheresidential blocks (leaving 24units), omitting the
demolition of27 Popes Quayand requiring theredesign ofthe
commercial block fronting ontoPopes Quay. Arevised layout
for apartments and a 100 bed tourist hotel is also under
discussion with the Planning Authorily.
Planning History
The site was put forward as a location for the decentralised
government oHices, which were subsequently constructed in
Mahon, andfor a hotel development with related facilities anda
connection toShandon. Neither of these proposals went os far
as a planning application.
Area
uwnershlp
The bulk ofthesite including theengineering works andvacant
dwellings at 26,27 and 31, Pope's Quay, are in single owner-
ship, stated onthe planning application tobe Northgate Invest-
ments Ltd., c/o 5 Camden Place, Cork. The developers have
indicated that they would like to extend thesite westwards by
further acquisition to take in the area (429 m sq] owned by
McSweeneys.
The site was assembled with a view to carrying out a major
redevelopment. The Cork Button Company which fronted onto
Pope's Quay, was demolished about3yearsago. The engineer-
ingworks arestill inoperation totherearofthesite, while thebulk
ofthe remainder ofthesite hasbeencleared of buildings. Nos
26and27, Pope's Quayhave been vacantsince at least themid
1980's and their condition has steadily deteriorated. No. 31
Pope' s Quay, a dwelling, has beenvacant forsome years.
Southgate Site
The buildings fronting onto South Main Street were demolished
circa 1970. The bulk of thesite behind thestreet frontage was
already in use as a petrol filling station andcar parkat that time,
andthese uses have continued tothepresent.
Preferred Use
Because ofits location close totheCity Centre, tourist office and
the St. Finbarr's/Elizabeth Fort precinct, the site would be a
suitable location for a tourist use such as a hotel. The present
vehicular entrance from Grand Parade isthrough an "archway"
at 50, Grand Parade. No. 50 is a four storey, red brick 19th
Century listed building. It is vacant and in poor repair, but if
renovated itcould form theGrandParadeentrance andfrontage
toa hotel.
Irish Shellltd.
3,130 msq.
Reputed Owner
Area
Planning History
Some years agoa multi-storeycarparkwasproposed onthesite.
Amajor concern at thetime, which was not resolved, was the
appearance of the structure from the river, and the Planning
Authority felt therlevelopment ~ h n l l l r l inrllll:l", oportments over-
looking theriver. Noplanning application wassubmitted.
The site is within the City Centre Commercial Core and IS
unzoned, soa wide variety of uses would be passible.
Constraints
The line ofthe City Wall runs through thesite anda fragment of
theCity Wall isthought toexist above ground along theeastern
boundary of the site and is listed for preservation in the City
Development Plan. A thorough archaeological investigation
would benecessary prior todevelopment andanynewdevelop-
ment might have toaccommodate protection of theCity Wall .
Appendix 1 MAJOR OPPORTUNITY SITES
Grand Parade
Previous Use
The buildings fronting onto Grand Paradewere inpoorcondition
andwere demolished in theearly 1980's. It hascontinued in car
park use since that time.
Owner5hip
Ownership uncertain, but in 1987 was owned by Guardian
Royal Exchange and is reputedly owned by Irish Car Parks at
present.
1,716msq.
Preferred Use
Infilling of the gap site by a commercial development. The
balanceofthe site could bedeveloped for a multi-storey carpark
provided theheight wasin keeping with adjoining buildings.
Area
Planning History
Atemporary planning permission for further retention ofthecar
park use expired in late 1993, when the new multi-storey car
parks were for completed. Aproposal toerect a multi-storey car
park onthe site hasbeen under discussion for some time, but no
planning applicotion hasyetbeen submitted. It isimportant that
the Grand Parade frontage isin characterwith existing buildings
in terms of both design height and uses.
The site is within the unzoned City Centre Commercial CoreArea,
soa wide range ofuses would beacceptable. The maximum site
ratio permitted for office uses is4.5within 20mofstreet frontage
and1.0for theremainder. Nosite ratios are setfor other uses.
Bachelor's Quay
Preferred Uses
The area closest to North Main Street could have a mixture of
commercial andresidential uses, changing toentirely residential
uses moving westwards along Bachelor's Quay.
Ownership
D e ~ n i n g theboundaries of this site iscomplex and there are a
number of sections in different ownerships which could be part
of theoverall redevelopment of thearea. These include Cork
Corporation, Eurodiesel and two sites whose ownership is
unclear. Oneisreputedly owned byMrCo"er, owner of joinery
works nearby.
1,940msq (approx.)
Area
Much of thesite has been inuse as a public car park for many
years. The building adjoining thecar park is unused andin poor
condition. The Eurodiesal yard takes upthewestern partof the
site, while the area adjoining Cotter's Joinery is used as an
informal parking area. The removal or modification of the
Eurodiesel building for road widening would create an addi-
tional area to the west fronting on toBachelor's Quay.
An additional site which may beavailable for redevelopment on
theopposite side ofNorth Main Street, isalso in Cork Corpora-
tion ownership. It was formerly used as a garage and for car
parking.
Planning History
Most ofthelandin Cork Corporation ownership aswell as parts
of other areas were intended to be used for road widening
purposes. Under therevised roadproposals thefrontage onto
Bachelor's Quaywill be required forroadwidening. Eurodiesel
have indicated that their current site is in excess oftheir needs,
and they have considered relocating.
The site islargely within theCity Centre Commercial Core Area
and is unzoned. A wide range of uses would therefore be
possible. The site borders tothe west onthe"General Employ-
ment and Residential Uses" zone.
Constraints
The possible location oftheNorthgate and City Wall onthe site
would necessitate extensive archaealogical investigation prior to
development. Part funding fortheexcavation oftheCorporation
owned portion ofthesite hasbeen received under theEU Urban
Pilot Project anditis hoped tocarryoutthework during 1994and
1995. The location of thewall etc., may effect theform of any
redevelopment ofthesite.
Appendl. I MAJOR OPPORTUNllY SITES
Wandesford Quay
Ownership Jurys Hotel Group
Preferred Use
Apartments or tourist accommodation.
4,253 msq.
Planning His/ory
An extension tothe temporary Planning Permission for surface
car parking wasgranted in 1993, and is due toexpire inlate
1994. There have been discussions on a proposal for an
apartment development onthesite.
The site iszoned for general employment and residential uses,
excluding shopping andoffices.
Area
The site waspreviously used as a timber yardandfollowing its
purchase byJuries, wasconverted toa surfacecarpark3-4years
ago.
Grattan Street
Preferred Use
Residential andworkshops
Area
Ownership
Cork Corporation
Adjoining owners - Tom McNeice of Munster Furniture, and
Termon Centre.
Previous Use
The site has been in useos a surface car parkfor more than 20
years.
Planning History
Aproposal tolocate a multi-storey car parkanda small amount
of housing onthesite, in 1991, wasabandoned following local
opposition and the opportunity todevelop an alternative site on
Kyrl's Quay.
The bulk of the site is zoned for "General Employment and
Residential Uses, excluding shopping and offices". A small
portion close tothenorthern boundary isalsowithin a Housing
Protection Area, while a small area to the east is within the
Commercial Core Area. Residential and general employment
are themost likely uses.
Constraints
Arighl ofwuy exists ucross Ihe site from Munster Furnitures rear
exit westwards, which may act as a constraint on the form of
development. The site oftheCity Wall runs close tothewestern
boundary and its preservation would have tobeaccommodated
in any redevelopment.
Appendhr I MAJOR OPPORTUNllY SITES
North Infirmary
Preferred Use
It is likely that the building will have to be at least partially
demolished. It might be possible to retain the unusual yellow
brick section adjoining Bob andJoanWalk and incorporate it
with anynewdevelopment. Apartments or some tourist related
use, such as a small hotel, are possible uses.
~ A m a 1,mnnq.
Ownership
The site isprivatelyowned andanownership change isbelieved
tobeimminent.
Previous Use
The building was used asa general hospital until the late 1980's,
when itclosed as a result of Govemment rationalisation in the
health service. It has been vacant since then andhasbeen badly
damaged bya fire andvandalism.
Planning History
The building was examined and rejected at various stages for
such uses as student accommodation and for a section of the
National Museum. The building hasbeen declared a derelict site
andthe property hasbeen for sale for some months.
The area is zoned for "General Employment and Residential
Uses, excluding shopping andoffices".
Appendix 2
Traffic Schemes
The Traffic Schemes as illustrated onthefollowing 3pages apply
the principles outlined in Chapter 8 "Resolving the Problems
Related tothe Environmental Impact ofTraffic" and include in
sequence oforder:
The Lavi"'s Quay Scheme showing revised traffic
scheme at the Opera House Bridge junction and
along Pope's Quay;
The Gratton Street/Bachelor's Quay/Kyrl's Quay
showing new traffic scheme at Northgate Bridge
and the lower end of Shandon Street. The
Gra"an Street alignment retains the stone
warehouse at its northern end and follows the
alignment of the existing highway without
additional widening required; and
The Crosses Green Route extending from
Washington Street to Frenche's Quay showing
revised traffic scheme at Southgate Bridge. Also
illustrated is the Sheares Street traffic scheme
showing the realignment at the Gratton Street
junction to create the Fenn's Quay Park, and the
revised traffic scheme for the Washington Street/
Court House Street junction.
Appendix 2 TRAFFIC SCHEMES
CTION P L A ~ N N _
CORK HISTORIC CENTRE A _
so
...
...
et
:I
..
;C"
III
~
n
'" n
I
m
~
en
Appendix 3
Detailed Cost Schedule
ELEMENT
TRAFFIC PROGRAMMES
Urban Traffic Control System
System installed tooptimise juncion capacity/routing control
inreference to scheme proposals - tocover area corresponding
to 'island'
installation of SCooTS/SCATS control system including new
controllers, signal equipment, induction loops, detectors, other
hardware, etc.
COSTS (IRl
Item Total
1,200,000 1,200,000
Traffic Modelling Framework
Computer package 20,000
Network development 20,000
Surveys and matrix development 20,000
Model development and calibration 50,000
Assignments and traffic forecasts 10,000
Capacity assessment 20,000
Computer hardware 10,000
Staff training (20days@500) 10,000
Professional Resources (computer analystl 30,000 190,000

Dynamic Traffic Management
Signal assessment 37,500
Traffic entry/calming controls 37,500
Shuttle bus programme 37,000

Review studies 37,000 150,000
PROVISIONAL SUM - TRAFFIC PROGRAMMES
1,540,000
HIGHWAY WORKS/STREETSCAPE IMPROVEMENT PROGRAMMES
Western Corridor
Western Road/Mardyke/Sheares Street/Lancaster Quay
Bandfield junction modifications (layout +signal mods)
Court House Street junction modifications lkerbworks +
signal mods)
Mardyke rerouting measures (incl. carriageway/footway
improvements, buildouts/parking provision, markings and
signage)
Mardyke environmental improvements (footways/planting)
Sheares Street (Wood St-Grattan St) highway measures
(incl . carriageway/footway improvements, buildouts/parking
provision, markings and signage)
Sheares Street drainage renewal
Sheares Street/Prospect Row widening (incl. property acquisition)
Sheares Street/Fenn's Quayrealignment (incl. property acquisition)
Appendix 3 COST SCHEDULES
100,000
50,000
100,000
100,000
200,000
190,000
100,000
400,000
Western Road/Lancaster Quayrerouting measures
(incl . rationalisation ofcarriageway/footways, markings
and signage)
West-North Relief Route
Grattan Street/Bachelors Quay/Lavitts Quay
Grattan Street routing measures and highway works
(incl. footway/carriageway reconstruction,
pedestrian crossings, marking, signage, etc.
Grattan Street drainagerenewal
Bachelor's Quay/Kyrl's Quay/Levitt's Quayhighway works
(incl . property, quaywall strengthening carriageway/
footway measures, kerbside parking bays, median marking/
islands, signage, etc).
Trees/planting measures
Northgate Bridge junction
(layout +signal mods - north/south of river)
Opera House Bridge junction
(layout + signal works)
100,000
500,000
270,000
4,000,000
100,000
100,000
100,000
1,340,000
Daunt Square/Castle Square traffic calming/environmental
improvement works
St Patrick's Street/Merchant's Quaygateway measures
St Patrick's Street traffic calming/environmental improvement
works
Pope's Quay re-routing works (including traffic calming/
footway improvements)
Grenville Place/Bachelor's Quayriverside walkway
(incl. quaywalls and footway improvements)
Grenville Place/Bachelor's Quaydrainage renewal
Marsh Cell traffic calming/environmental improvement works
Reconfiguration of Bachelor's Quay/Grattan Street junction
West to South Relief Route
Crosses Green
new bridge, quor-woll, roadworks and_propedy_ocquisilion
newsignal intersections at Lancaster Quay and Probby's Quay
Sullivan's Quaywidening
rerouting measures Bishop Street toSouth Terrace/Copley Street
(incl. carriageway/footway rationalisation, markings &signagel
junction rationalisation South Terrace/Copley Street/Anglesea St
South Mall/Grand Parade re-routing and traffic calming/entry
controls
200,000
100,000
650,000
400,000
600,000
220,000
350,000
50/000
4,000,000
100,000
100,000
100,000
200/000
300/000
7,640,000
4,800,000
. ,
Appendix 3 COST SCHEDULES
Historic Spine Route
North/SouthMain Streets including:
drainagerenewal 520,000
carriagewayreconstruction, utilities, traffic calming/environmental improvements 2,000,000
archaeological investigations 200,000
Castle St/Liberty St footstreet measures/environmental measures 400,000
6
I"'" ! nl I ! I I' I'
,... r", ,,,,,,,
L.llllllt::l rlu.... e UIIU t:JIVIIUllllltllllur IIllfJ'UVt::llltUII:' LVV,VVV
Emmet Place drainage renewal 130,000
Northgate/Southgate gatewaymeasures 80,000

CornMarket Street gatewaycontrols/environmental measures 500,000
Pedestrian Bridgeopposite CornMarket Street 1,000,000

Kyle Street/Adelaide Street footstreet measures 200,000
Shandon Street traffic calming and environmental improvements 400,000
Shandon Precinct gatewaymeasures/public square 200,000
Barrack Street traffic calming and environmental improvements 300,000

Barrack Street gatewaymeasures 50,000
St Finbars/Fort gatewaymeasures/public square 250,000 6,430,000

Eastern Corridor
Lower Glanmire Road/MacCurtain Street/Penrose Quay
Water Street junction modifications
Penrose Quay re-routing
Lower GlanmireRoad re-routing, traffic calming andenvironmental
improvements
MacCurtain Street gatewaymeasures
MacCurtain Street re-routing, traffic calming/environmental
improvements
100,000
100,000
300,000
200,000
400,000 1,100,000
PROVISIONAL SUM HIGHWAYS/STREETSCAPE IR21,310,000
Laneway Improvement Projects 500,000 500,000
Riverside Improvement Projects
North Channel Proposals 200,000

South Channel Proposals 100,000 300,000
Public Open Space Projects"
Bishop Lucey Park (incl. building acquisition) 1,000,000
Paul Street Park 50,000
StPeter's Park 30,000
Fenn's QuayTriangle Park 100,000
Henry Street Playstreet 20,000
Shandon Park Projects 30,000 1,230,000

Excludes maintenance/management
PROVISIONAL SUM ENVIRONMENTAL PROGRAMMES IR2,030,OOO
Appendill 3 COSTSCHEDULES
Market Space Management Programme 130,000 130,000
Living Over theShop Programme
Demonstration Project 220,000 220,000
ManagedWorkspace Programme
Demonstration Project 165,000 165,000
Arts and Cultural Programme
Emmet Place Improvemt Project 200/000
Public Arts Development 1,000,000 1,200,000
Conservation in Action Programme
Fenn's QuayProject 650,000

Building refurbishment fund 500,000
Researchpromotion and specialist advise onconservation policy 50,000 1,200,000
Heritage Development Programmes
Red Abbey Proj ect 150/000
El izabeth Fort Project 250,000 400,000
Cork Vision Centre 700,000 700,000
Revolving Fund Programme 1,000,000 1,000,000
Action Plan Promotional Campaign 50/000 50,000
Tourism Promotion
Historic CentreDevelopment Trust
Establishment costs
Running costs for5 years
PROVISIONAL SUM - IMPLEMENTATION PROGRAMMES
1,000,000
200,000
1,500,000
1,000,000
1,700,000
IR7,76S,000
TOTAL COST IR32,645,000
I
Graphic Design and Artwork byUrban Initiatives
Printed by Quality Print, Cork
Aerial Photography byFinbarr O'Connell
Cork Corporation April 1994

Cork Historic Centre Action Plan (April 1994)

Загружено:

Сведения о документе

Авторское право

Доступные форматы

Поделиться этим документом

Поделиться или встроить документ

Параметры публикации

Этот документ был вам полезен?

Это неприемлемый материал?

Авторское право:

Доступные форматы

Cork Historic Centre Action Plan (April 1994)

Загружено:

Авторское право:

Доступные форматы

CORKHISTORIC CENTRE ACTION PLAN

J830: The reclamation of Commarket Street and

nuisance and impact of largeheavy goods vehicles routing

introduction of 'gateway' scheme for Shandon Street at the

Introduction of"gateway"at thejunction with Noonan Road

Redevelopment of theBachelor's Quay site between North

Provision of continuous waterfront walkway along thepro-

* PUBUC PARK PROJECT

The key aimistoproduce aviableworking openairmarketwhich

Network development 20,000

Surveys and matrix development 20,000

Model development and calibration 50,000

Assignments and traffic forecasts 10,000

Capacity assessment 20,000

Computer hardware 10,000

Staff training (20days@500) 10,000

Professional Resources (computer analystl 30,000 190,000

Signal assessment 37,500

Traffic entry/calming controls 37,500

Shuttle bus programme 37,000

Emmet Place drainage renewal 130,000

Northgate/Southgate gatewaymeasures 80,000

Pedestrian Bridgeopposite CornMarket Street 1,000,000

Barrack Street traffic calming and environmental improvements 300,000

St Finbars/Fort gatewaymeasures/public square 250,000 6,430,000

North Channel Proposals 200,000

Bishop Lucey Park (incl. building acquisition) 1,000,000

Paul Street Park 50,000

StPeter's Park 30,000

Fenn's QuayTriangle Park 100,000

Henry Street Playstreet 20,000

Shandon Park Projects 30,000 1,230,000

Fenn's QuayProject 650,000

Вам также может понравиться