cork historic centre action plan (april 1994)

CORKHISTORIC CENTRE ACTION PLAN

CORK CORPORATION

Lord MayorCouncillor John Murroy

MembersNorth EastElectoral AreaSeanoirJohn KelleherComhairleoiri; Mair!n Quill T.D., liam Burke T.D,FrankNosh, Tim Brosnan

NorthCentralElectoral AreaSeanoirBernardAlien T.D.,Comhairleoiri; Joe O'Callaghan, Noel O'Flynn,ConO'Leary, Damien Wallace

NorthWest Electoral AreaComhairleoiri; Jimmy Homan, Michael O'Leary,David McCorthy, Tim Falvey, Fronk Wallace.

SouthEastElectoral AreaSeanoirJimCorr.Comhairleoiri; Se!?n Becusong, Don Boyle,1013 O'Flynn, Chrissie Ahern, PearseWyse.

SouthCentralElectoral AreaSeanoirMichaelMartin T.D.,Comhairleoiri; Kathleen Lynch,John Murray, Tom O'Driscoll,Seanadoir Denis Cregan

SouthWest Electoral AreaSeanoirJohn Dennehy T.D.,Comhoirleoiri; BrianBermingham, PatMurroy,Toddy O'Sullivan T.D. , P.J.Hourican.

STEERING GROUP

T.P.Rice, CityMonagerNioll Bradley, Mauricc Moloney, Assistant CityManage"Vincent Barretl, AIAssistantCityManagerJim O'Donovan, Assistant Town ClerkLiam Filzgcrald, CityEngineerNail Hegarty, CityArchilectJohn O'Donnell, CityPlanning OfficerTim Healy, Administrative Off icerSharon Corcora n, StaffOl~cer, PlanningKathleen Lynch, A/Finance OfficerMaurice Hurley, CityArchaeologist.

PROJECT TEAM

Urban InitiotivesKelvin Campbell, Chris While, Borry Show

Cork CorporationPat Ledwidge, Ann Bogan, Don Looney, Tony FlemingSean Boyle

Speciolist AdvisorsProf. Eddie Friel, Universityof Strathclyde,Jonothan Baldock, Hillier 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.

CORKHISTORIC CENTRE ACTION PlAN

Prepared byCork Corporationand Urban Initiatives

Supported byThe Europecn Commission

April 1994

Summary

The Action Plan for theHistoric Centre ofCork, approved byIheCity Council on 31 stJanuary 1994, presents Cork Corporation'scase for the regeneration of Cork's Historic Centre. It wascommissioned with the assistance of theEuropean Commission,as partof theConservation of European Cities Programme andprepared by Cork Corporation personnel and consultants, Urban Initiatives.

The Historic Centre lies within the former medieval walled city.The plan also considers adjacent areas which have a directimpactontheHistoricCentre. Its objectives aretobring economicand social life back to the Historic Centre, resolve currentenvironmental problems (including those caused by traffic),promote conservation ofthebuilt fabric andencourage a varietyofuses tolocate there, thus generating the wealth to maintain itas a living entity.

Section 1sets the StudyArea in the contextofthe city, and in theplanning policy framework, highlighting the major unemployment problem. Section 2(Chapters2-6)describes theStudyAreaand itshistorical development andreviews the builtheritageandthepublic realm, urban developmentand the property market,commercial health, traffic network and tourism.

Section 3 (Chapters 7-13) sets outthedetailed proposals. Theplan advocates an integrated approach with public funding usedtocreate the conditions toattract private investment. Particularlyimportant istheproposed traffic circulation framework which willreduce theadverse environmental impactoftraffic and improveboth circulation and accessibility.

Proposals are alsoput forward 10 enhance heritage buildings, toencourage mixed use developments and to promote living inHistoric Centre, supported by improvementof the public realm.These measures are organised around two activity spines whichfocus ontheHistoric Centre:a north/southsocio-economicspinestretching from Shandon tothe topofBarrack Streetandaneast/west vis itor/leisure spine from Emmett Place to theMardyke.

The plan provides detailed costs and enabling mechanisms(Chapter 12-13) including a partnership approach, an implementation body, innovative urban renewal incentives and ademonstration project strategy. E.U. Structural and CohesionFunds, Central Government programmes andlocal contributionsare identified as possible funding sources. The Action Plan setsout the basis for theallocation of funds for the Historic Centreunder the National Plan. Cork Corporation has also securedfinancial assistance of 1.75MECU from theEuropean Commission towards an Urban Pilot Project of 2.9 MECU, which is ineffect theimplementation of the first phase of the Action Plan.

Corcaigh Pleon Gniamhaiochta do Cheort-lcr Arsa na Cathrach

Coimriu

Gh/acComhairle ChathairChorcai leis anbPlean Gnoimhaiochtado Cheart Lar Arsa na Cathrach or an 31 u Eanair, 1994.Tionscnaiodh an Plean le cabhair Choimisiun na hEorpa marchuid da Chlar um Chaomhnu Cathracha na hEorpa, aguscuireann se cas an Bhardais d'Athbheochan na Cathrach.Comh-fhoireann on mBardas agus 0 na comhairligh UrbanInitiatives a chuir an Plean le chei/e.

Is laistigh de ch/ai theorainn mheanaoiscach no Cathrach ataan

lar ionad atsa, ach airitear chomh maith na ceantair maguaird.Siad aidhmeanna an Phleain na an saol soisia/ta aguseaenamaiochta a athmhuseailt reiteach o'fhail ar fhadbannacomhshaoil na linne seo, cothabhail ar no foirgnimh .ann aspreagadh agus acmhainn a chur ar fail d'fhonn an lar-ionadarsa a choimead bee briomhar tri gnothai eagsula a mhealladh ann.

Cuireann an chead chuid den Phlean Ceantar an staideir igcomhtheacs no eathrach agus framaiocht and pholasaiph/eanala, ag tabhairt suntais domhorfhadhb nadifhostaiochta.Deantar eur sios sa dara euid (Caib 2-6) ar cheantar an

tionscnaimh agus trachtann se at oidhreacht a thogala agus ashaoil phoibli, or fhorbairt cathrach agus diol agus ceannachtithe, ar a shaol trachtala, ar a ghreasan trachta agus arthurasoireacht.

Ta no mion-sonrai igeuid a tri (Caib 7-13) Moltar airgead poiblia usaid chun bonn a ehur ar fail a mheallfaidh infheistioehtphriobhaideach. Ta tabhacht faoi leith ag baint leis anbhframaioehtdoghluaiseacht trachta. Laighdeoidh se sea drochthionchar an trachta or an dtimpeallacht agus cuirfidh se legluaiseacht agus insroichteacht.

Moltar chomh maith go gcuirfear le clu foirgneamh orsa, gondeanfar forbairt mheasehta ann agus go spreagfar lonnaioehtsa Cheart LarArsa. Ta no gniomhaioehtai, sea eagraithe or dhaspion: ceannsoeheachnomaioch 0 ritheann on Seandun goBarrSrna Beairice agus spion cuartaiochta/scithe 0 Phlas anEimitighgo dti an Mhairdiog.

Tugann an P/ean mionchostaisi agus gniomhartha (Caib 12-13)mar ata: rannphairtiocht, comhlaeht eomhlionaithe, dreasaehtaid'athnuachan uirbeach agus straiteis tionsenamh leirithe. Tatharag suil go bhfaighfear airgead 0 Chisti Strueturtha agusComhagreamaithe anAontais Eorpaigh, 0 Chlaracha an Rialtaisagus on gcomharsanacht. Leagann an Plean Gniomhaiochtaamach bunus airgeadd'fhail don Cheart LarArsa faoi choimireeanPhleain Naisiunta. Ta 1.75MECU fa ighte agBardas Chorcaion gCoimisiun Eorpach lehaghaidh Beartas Pio/ota Uirbeach, a

chosnoidh or fad 2.9 MECU; seata anseono gniomhu an cheadchuid den Ph/ean Gniomhaiochta.

CORK HISTORIC CENTRE ACnON PLAN

Contents Page

SECTION ONE: INTRODUCTION

1. Preamble 3

BackgroundPlanning Policy FrameworkUnemploymentHistoric CentreAction PlanObjectivesStatement of Issues

SECTION TWO : CONTEXT AND ISSUES

2. TheStudy Area Context 9

Definition of the StudyAreaSocialContext

3. Historical Context 13

TheMedieval CityStages in the Development ofCork

4. The Built Heritage and the Public Realm •Problems in Conservationand Maintenance 17

HeritageAppraisalQualityof the Public RealmMajor Opportunity Sites

5. Urban Development Process 25

Commercial OverviewCity CentrePlanning PolicyUrban Renewal IncentivesA Landuse ProfileRegeneration StrategiesHousingTourismLead Industrial SectorsProduct Improvement and Marketing

6. Movement and Networks 33

Transport InfrastructureTraffic OperationsHighwayDevelopmentPublic TransportParking ManagementLorry ManagementTraffic Modelling and Assessment

Summary

)

Corealgh Plecn Gniomhaiach ta do Cheort-lcr Arsa na Cathrach

SECTION THREE: PROPOSALS 11. Developing Conservationand Urban 79Design Strategies which Respectthe

7. Reintegration of the StudyArea into 41 Historic Fabricthe Mainstream of the Life of the Cityin Economic, Commercial and SocialTerms, Developing 0 New Approachin a Manner which is Sustainable Conservation Area Strategy

Building Canservation ObjectivesDefining a New Role for the Historic Centre Urban Design StrategyTheNeed for a Tourism Review Urban Design GuidelinesTourism Development Strategy Major Opportunity SitesThe Green Link ProgrammeSocio-Economic Development StrategyTheHistoric Spine Programme 12. Developing the Enabling Mechanisms to 87Strotegic Role of the Historic Centre PromoteResponsive Growth and Change

of the Historic Centre

8. Resolving the Problems Related to 47 Defining a New Approachthe Environmental Impactof Traffic The Partnership Approach

The Implementation BodyDefining a NewApproach Demonstration Project StrategyHistoric Centre Programme Promotion CampaignKey Issues Directed IncentivesOverallTraffic FrameworkAction Area StrategyHistoric SpineScheme 13. Developing Funding Strategies for 97CityCentre Proposals Incorporation into Community SupportDynamic Traffic Management Proposals Fund FrameworksContinued Development StrategySummary The Funding Strategy

Implementation ProgrammeCork Corporation Inputs

9. Regenerate the Historic Parts of the City 55

Defining a New ApproachPublic Realm StrategyGateways Strategy

APPENDICESlaneways StrategyWaterfrontStrategy

1. MajorOpportunity SitesHinge Point Strategy

2. Tra ffic SchemesHistoric Precincts Development Strategy

3. Cost SchedulesPublic Open Space Strategy

10. Developing Strategies for Mixed Use 71which will Promotethe Responsive Growthand Change of the Historic Centre

The Mixed Use StrategyThe Upper Floors ProgrammeThe Warehouse Conversion ProgrammeArts and cultural ProgrammePublic Arts StrategyArts and Regeneration

CORK HISTORIC CENTRE ACTION PLAN

· ,

2

CORK HISTORIC CENTRE ACTION PLAN 3

1. Preamble

Top: Aerial Photograph of the Historic Centre ofCork, viewed from the north-west

This document presents Cork Corporation's casefor the regeneration of the Historic Centre of Cork as part of the EuropeanCommission funded Conservation ofEuropean Cities programme.

The project is focused on the Historic Centre of Cork andaddresses the issue of bringing economic and commercial lifebacktothe medieval centre, which iscurrently in a poorstate ofpreservation and suffering from economic difficulties. The initiative is multi-layered and includes issues to do with living in thecity, training and jobcreation, andenvironmental improvement.

The report introduces thebackground to thestudy, outlines theobjectives and examines thehistorical, economic, commercial,social and physical context of the study area. The subsequentchapters address the key issues of the study and include thedevelopment of new approaches, programmes for action, andimplementation strategies involving partnerships between thepublic, private and voluntary sectors in Cork.

4

BACKGROUND

Cork isthe second largest city in the Republic of Ireland and isadministered byCork Corporation. The Greater Cork Areahasa population ofapproximately 231,000, ofwhich 127,000arewithin theadministrative area oftheCork Corporation.

Cork is a major regional centre for commerce, industry, cultureand education. It isalsoan important entry point for visitors tothe region, serviced bya ferry port and airport with links totheU.K. and mainland Europe.

Planning Policy Framework

Strategic planning policies forthe Greater Cork Areaare setoutin the land Use and Transportation Study (lUTS) which wascompleted in 1978 and reviewed in 1991. The Cork CityDevelopment Plan adopted in1992,andsetwithin thecontext ofthelUTS Review, provides theplanning policy framework.

The land Use andTransportation Study Review wascarried outbyCork Corporation andCork County Council with the collaboration ofthemajor public organisations intheCork area,i.e.,TheIndustrial Development Authority, larnrod Eireann (Rail Company), Bus Eireann, Fas (National Training Organisation), CorkHarbour Commissioners and theDepartment oftheEnvironment(Central Government). The solutions formulated in the Revieware thus understood andsupported bythepublic agencies inthesub-reg ion .

The 1978Plan wasparticularly successful insecuring funding forinfrastructure, particularly roaddevelopmentwhich hassubstantially easedthepressure oftraffic on theCity Centre. However,there has been a considerable shortfall in meeting targets foremployment and in consequence theunemployment ratefor theGreater Cork Areahasrisen from 8%in 1976toapproximately20%in 1993. The purpose of theReview of the land Use andTransportation Studywastoensure thewider andmore effectiveimplementation of thebasic objectives of the 1978 Plan, whilealso responding fully tochanged circumstances.

The lUTS Review putforward three main packages ofinitiatives:

• Broadening of Lead Locations

This initiative seeks todevelop new locations for rapidly developing sectors such as international services, electronics and professions, infor example, Ballincollig, theCity Centre, Blarney andMahon. Supporting measures to make these areas pleasantenvironmentally and residentially would beneeded, particularlyinMahon and theCity Centre.

Chapter 1. Preamble

• North-East Corridor

Emphasis on Manual Employment and Tourism: This initiativeinvolves a policy of remedial economic interventions, located -ina corridor extending southwards from Blarney, through thenorthside of the city and eastwards to little Island, Cobh andMidleton. The development oftourist attractions isan importantelement in this initiative.

• Urban Density/Transport

This initiative is designed to minimise congestion and adverseenvironmental effects which might otherwiseoccur ifthedeclinein city population andthegrowth in scattered rural housing wereallowed to continue unchecked.

This is to beachieved byimproving transport choice inthecity,extending transport choice from suburbs and outlyingtowns byimproving busservices, and containing decentral ising tendencies by renewal near theCity Centre and consolidation at theedgeof the city.

• The Importance of the City Centre

The Review alsostressed the importance of an interesting andlively City Centre and theneed to reverse thecurrent decline inCity Centre employment and population. The achievemeni ofthese objectives also implies themaintenance and enhancementof its physical fabric and historiccharacter.

In theCork City Development Plan, theCity Centre is identifiedashaving thelargestconcentration ofemployment intheCorkArea.In addition ithasa significant though declining population andfulfils many of the shopping, entertainment and social needs ofthe people of Cork. It also has a major influence on visitor'sperceptions oftheCork Area. In ordertomaintaina vibrant Citycentre itisnecessary tostimulate the demand forland. This policyhasbeen successful inreducing the amount ofvacant land intheCity Centre by 40%since 1979.

In ordertocontinue this trend, andtoreverse thefall in City Centreemployment and population, theDevelopment Plan setout thefollowing objectives:

• Maintaining anddeveloping policies tohelp existing uses intheCity Centre, while at thesame time adjusting them totakeaccount of recent shifts indevelopment practice;

• Encouraging innovation in types of development and newtypes ofeconomic activity, making use of theCity Centre'swaterfront areasand tourist attractions tohelp such activity;


• Taking additional measures to ensure thatvacant propertycomes on to themarket in worthwhile quantities at realisticprices, and to discourage the practice of holding vacantproperly as an investment asset rather than for use ordevelopment.

Unemployment

The period since the publication of theoriginal Land Use andTransportation Study hasbeen exceptionally difficult for theCorkArea in employment terms. Actual employment in theGreaterCork Areawasestimated at75,400 jobs in1990compared withtheprojection of90,100 madein theLUTS Study, a short fall ofcirca 16%.

The majorlosses were inthemanufacturing area, particularly inthe traditional industries. Whereas the Greater Cork Areaachieved 1,235new jobs perannum in theperiod 1978-1989,losses exceeded this at 1,580perannum. If losses had been atthe LUTS projection of 330 per annum the employment targetwould have been reached.

The consequence of this trend has been theloss of employmentopportunities inoccupations which are primarily manual. Theemployment opportunities being created in more high techindustries do not tend tosuit thepeaple in these occupations. Theresult hasbeentheconcentration ofunemployment in Cork Cityin areas of the northsidesuch as Knocknaheeny, Hollyhill, TheGlen and Mayfield and on a smaller scale in theSouthside, inTogherand Mahon. The city wide unemployment ratehasrisenfrom 5%in 1971 to nearly 30%.

These trends of rising unemployment and increased geographicalconcentration oftheresultant social deprivation carrya graverisk of ghettoisation in particular parts of the city and theirisolation from themainstream. These issues have been investigated in theNorthside Study prepared byCork Corporation in1990.

A major conclusion of this study was that unemployment waslessened where the population affected has social interactionwith economically active peaple, as many employment opportunities wereinformal. Thus social mix should bea major objectivein addressing unemployment.

The North Lee Development Company was set up by CentralGovernment as a partnership body in response totheproblemsgenerated bylong-term unemployment. In addition, Initiative 2in the LUTS Review had specific proposals which addressed theneedfor manual employment andaccess toemployment concentrations in theNorth-East Corridor, which includes theNorthsideof Cork City.

5

HISTORIC CENTRE ACTION PLAN OBJECTIVES

The Corporation's proposal for a study of the problems andpotential of the Historic Centre was one of 18 studies in theConservation of European Cities Programme supported by theEuropean Commission. The purpose ofthestudy istodevelop indetail, in consultation with local interests, proposals in theCityDevelopment Plan, identify sources of funding and set out animplementation programme. The study objectives are to:

• Restore rundown historic parts of the city andrespect thearchitectural and historic fabric inanysolutions adopted;

• Develop mixed functions/land uses;

• Produce solutions forresolving problems related tothe environmental impact of traffic and improvepublic transport;

• Reintegrate the historic core into the social, economicand commercial life of thecity and region;

• Develop actions forincorporation into theCommunity Support Fund framework;

• Bring together other"actors" inthecity.

Approach

The consultants have promoted an interactive approach toidentifying the constraints andopportunities ofthestudy area. Inworkingalongsidetheofficers ofCork Corporation, local knowledgehasbeen brought together with a fresh perspective offeredbytheconsultants team.

Specialist advisers inkey areasofconservation, urban economics, town centre management, tourism development and trafficand transport planning have been introduced totheprogrammewith clearly defined briefs to undertake thefollowing :

• Initial appraisal of study area and context;• Consultation with key "actors" in relevant fields;• Participation inworkshops examining key topics;• Preparation of initial responses which provide a European

perspective to the problems; relate their experience onprojects ofa similar nature; illustrate best practice rneihods:use their perceptions, judgementandexperience toshow thewayforward; and,propose mechanisms forimplementationof ideas.

6

Working papers prepared by the specialists have provided aframework within which theCore Team could develop ideasandstrategies for regeneration of theHistoric Centre.

• Desktop Studies

A large body of source material isavailable on thestudy areaand its context covering a broad rangeof 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 areahavebeen undertaken which include:

• photographic survey;• land-use and building occupancy surveys;• site familiarisation visits bytheconsultant team;• mapping of study area to identify landownership's,

planning applications, green structure, etc. .

• Workshops

Aseries of"workshops" or seminars were run onspecialist topicareaswith key people invited toparticipate andputforward theirperceptions oftheproblems andpotentials ofthestudy area. Thetopics include:

• conservation and heritage development;• retail and business development;• tourism and cultural development.

• Public Consultation

In addition tothe workshops, key people andorganisations havebeen consulted on a wide rangeof issues. These include:

• Elected members ofCork 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 OF ISSUES

The Action Plan fortheHistoric Centre isundertaken within thestructure ofa cleorly defined policy framework and philosophysetout in the Cork City Development Plan. Account has beentaken ofthe Green Paper ontheUrban Environment towhich theEuropean Commission brief for theAction Plan makes reference.

The following fundamental issues are recognised:

• The needtoadoptan holistic view ofthestudy areaand promote a balanced approach to land-use,urban transport, environmental and local community issues;

• The "essence" oftheEuropean city bathin terms ofrole and performance oftheHistoric Centre at city,district, local area, street and building scales. Thisis of particular importance to urban quality andstandards in Cork relative to other European centres;

• Reduction ofdependence on thecar by promotingpublic transport, cyclistand pedestrian activity inthecity. Urban density isalsoa means of reducingcar use;

• Creating liveable cities by the reintroduction ofresidential development in the Historic Centre;

• Developing mixed uses in order to creatediversesustainable environments which are attractive totheurban dweller and promote local economic activity;

• Enabling mechanisms involving partnerships between the public, private and voluntary sectors ininifiating, developing, implementing andmanagingurban regeneration projects;

• The development of the heritage potential of theHistoric Centre in attracting tourism activity andcreation af jobs.

CORK HISTORIC CENTRE ACTION PlAN 7


.........o 50 100 150 '00

9

EB

~.I

2.

Top:

The Study Area Context

The Study Area, showing the Historic Centreon both sides of North and South Main Street.Key Buildings shown include:

1 North Cathedral2 5tAnne's Church, 5handon3 Firkin Crane Centre4 5tPeter's Church5 The Court House6 Christchurch7 5tFinbarr's Cathedral8 Elizabeth Fort9 Crawford ArtGallery

DEFINITION OF THE STUDY AREA

The HistoricCentre ofCork lieswithin the oldmedieval city wallsand comprises the city blocks flanking North and South MainStreet, extending from Northgate toSouthgate bridges. Th isareais currently bounded by Bachelor's Quay/Kyrls Quay, GrattanStreet, Corn Market/Grand Parade and the River Lee SouthChannel.

Although the study focuses on the medieval centre it is essentialthat its edgeconditions and linkages toother areas be considered. The study area therefore encompasses adjacent areaswhich are geographically connected or havea direct impact onthe centre both in terms ofhistoricaldevelopment and functionalinter-relationships.

Linkages toother areasoutside the Study Area,which might havean impacton theHistoric Centre, have also been considered.

10

Adjacent Areas

The areas, immediately adjacent tothe Historic Centre, that havebeen considered in the Study Area include:

• The Marsh Area bounded by Bachelors Quay, GrenvillePlace, 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, SharmanCrawford Street, and Bishop Street/Proby'sQuaytoincludeSt. Finbarr's Cathedral and Elizabeth Fort;

• Barrack Street Precinct from Southgate Bridge tothestart ofBandon Road;

• Sullivan's Quayextending from Southgate Bridge toMaryStreet;

• Grand Parade East Side extending from South Mall to St.Patrick's Street;

• Corn Market Street to Emmet Place extending from PaulStreet to lavitt's Quay;

• Shandon Areabounded bytheNorth Channel, Upper JohnStreet/Roman Street, Cathedral Street and Shandon Street,focusing on theformer Buttermarket;

• Shandon Street Precinct extending from Northgate Bridge toCathedral Road;

• North Mall Area bounded by the North Channel, BlarneyStreet, Shandon Street and thewarehouses at thewesternendof North Mall;

• The North and South Channels of theRiver lee.

Key Linkages

Key linkages toareas outside theStudy Area include:

• 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 toGerald Griffin Street;

Chapler 2. TheStudy Area Context

• St. Patrick's Quay/lavitt's Quay along the banks of theNorth Channel;

• Paul Street to Emmet Place to include thepedestrianisationzoneand links toStPatick's Sireet;

• St. Patrick's Street toMacCurtain Street and beyond toKentRailway Station;

• Oliver Plunkett Street to theeastern tipof the Island;

• South Mall;

• South Terrace/Sullivan's Quay;

• Douglas Street;

• Evergreen Street/Friar Street;

• Bandon Road/Barrack Street;

• Gillabey Street;

• Western Road;

• Mardyke Walk extending outto theUniversity AthleticGrounds.

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 in the study area,concentrated inthreedistinct communities intheMarsh, Shandonand Barrack Street. These are all residential areas of longstanding but the communities within them have undergonevarying degrees ofchange in recent years. Othersmall residential pockets exist, such as North Mall andDaltons Avenue, butthevast bulk of thepopulation live in the three areas mentioned.

All the residential communities in the study area have beenundergoing continuous decline for some decades. The declinewas probably most dramatic in the Marsh area in the middledecades of the century when large areas were cleared andpeople moved out to the suburbs. In recent years populationdecline has continued in ell three areas. Table 1 shows thepopulation change in the three wards which most Iypicallycorrespond to theareas under discussion .

The decline in population in all parts of thestudy area waswellabove the city average and particularly acute in Shandon.Although theratehasslowed somewhat since theearly 1980's,thecontinuous fall in population must give considerable cause forconcern.

Age Profile

In all parts ofthe study area theproportion ofyoung people iswellbelow average, while thenumber ofoldpeople isabove averagefor thecity.

The proportion of older people in the Marsh is particularlystriking. This is due largely to the concentration of SHAREhousing in the area (voluntary housing organisation for theelderly). The proportion ofchildren inthe Marsh islow, as istheproportion ofpeople inthe15-44age group. Family housing inthearea islargely local authority housing and isconcentrated intheareasadjoining Grattan Street. The Marsh hasthehighestconcentration of public housing in theCity Centre, and a highproportion of private rented accommodation. It also has asignificant institutional population associated with the MercyHospital and the Franciscan Friary.

Shandon hasa lower than average proportion ofyoung people,butan above average proportion in the 25-44age group. Thelocal community association feels that, as older people die, anincreasing numberoffamilies aremoving into thearea tooccupythevacated houses. This is reflected in increased demand fortheir pre-school and youth club services in the last couple ofyears, although not yet reflected in census returns.

O·lA 15-24 25-44 45·64

.'

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 andhigher than average proportion of old people is continued inBarrack Street. A notable feature here is thehigh proportion ofpeople in the 15-24 age group. This isattributed to the largenumber of houses which are rented to students, due to theproximity ofthe University, The residents' association argues thatas much as 25% of houses are occupied by students in certainareas, resulting in a substantial transient element in thecomrnunity.

Unemployment

Table 2. Age Structure of Population 1991 (%).

In 1986 (the most recent detailed figures available) there wasconsiderable variation in unemployment levels in the city, rang'ing from 6%in some of the more affluent south sidewards, tonearly 50%in some wards where local authority housing domi·nated, giving an average of22.5%for thecity.

Unemployment City MarshRote

1981 11 11

1986 22.5 22

Shandon BarrackStreet

11 8

23.5 22

Unemployment levels in thestudy area were similar to thecityaverage in 1986 (See Table 31 .

Atpresent the city unemployment rate isapproximately 30%andif past trends have continued, it is likely tobeat a similar level inthe study areo. Unemployment is highest among those withmanual 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

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The Medieval City

The medieval walled city waseffectively an island development,with a strong north/south central spine connected tobridges ateither end,anda small enclosed wharf at its centre. The medievalstreet plan is more or less retained inthemodern street patternas North and South Main Street.

Many of the laneways and alleys leading off the former mainstreet at right angles still exist. Others are fossilised in thelayoutofhouses, with doorways toyards andother properties markingthelocation ofoldroutes. The sizeofproperty units is, in general,still as itwas in medieval times, although the facades are setfurther apartthan intheoriginal plan. Remnants of theoldwallare known toexist andhavebeen uncovered invarious archaeological excavations.

Top: Late Medieval CorkSource: Pacata Hibernia

The old city survived in its present form largely because ofexpansion which occurred inthe 18th and 19th Centuries andreduced demand for change inthehistoric area. This expansionwas facilitated by thegradual infilling of many of themarshesandculverting ofthewaterways. This pattern remains in theformof St Patrick's Street and Grand Parade, both beyond theoldboundary butnow at thecentre of the urban area.

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J545: This map is based on the earliest known map ofCork. The city wa; entirely walled in with many muraltowers. The only entrances were the north andsouthgates with limited habitation depicted outside the citywalls.

J726: The citywalls on the east andwest hadbeendemolished. The eastandnorth-eastmarshes are beingrapidly built upandthe first of the river channels wasreclaimed. Ribbon development hadcausedextensivesuburbs andthe Mardyke Had been created.

•J830: The reclamation of Commarket Street andEmmet Placehas nowbeen completed. TheconstruclionofWashington Street/Westem Roadandthe WellingtonBridge was probably the most important progressivestep taken during this period.

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Chapler 3. Historical Context


The Phases in theDevelopment of Cork City

Four major phases in the urban development of Cork can beidentified.

The earliest phase, ofwhich little is known, predates themonasticfoundation ofSt.Finbarr's in the7th century. The city'sshore andharbour area islikely tohave been populated inprehistorictimes,but there isasyetnofirm evidence tosupport this. The River Leeestuary is composed of many low lying islands divided bymultiple river channels. Trade routes and trackways must haveconverged at this point since ancient times for itwasthelowestfording point oftheriver and offered shelter for ships. The firstrecorded settlement was the 7th century monastery founded bySt. Finbarr probably onthesite ofthepresent daySt. FinBarre'sCathedral. The monastery wasoneofgreatimportance andwassubsequently elevated tothestatus ofa Cathedral. It is likely thatanextensive secular settlement developed around themonastery.

The second phase began with theViking raids of the early 9thcentury. Initially theVikings established fortified ship harboursand in the11 th and 12th century, when they made the transitionfrom raiders totraders, the ship harbours formed the nucleus oftheir settlements. The precise location of these settlements isunknown, butismost likely tohave been onthe south island - theareoofmodem South Main Street. Archaeological excavationshave only revealed scant evidence for this period, suggesting afairly small settlement.

Throughout Ireland alliances were forged between theurbanisedHiberno Vikings and the rural Gaelic lords International tradehadfostered thegrowth ofporttowns such as Dublin, WaterfordandCork. This wasthefirst period ofurbonisation in Ireland andtheports were caveted as their control guaranteed political andeconomic supremacy.

The third phase began in 1169 when the Anglo-Normansinvaded Ireland. Cork's fortified settlement was besieged andcaptured in 1177 and formed the core of the medieval city.Control ofthestrategically important city became essential totheestablishment oftheAnglo-Norman colony in south west Ireland.

UndertheAnglo-Normans Corkwas consolidated asa cathedralcity and important trading centre for the south west of Ireland.Cork became oneaffour Royal Irish Boroughs. It wasgranted itsfirst royal charter in 1185 AD. and this royal patronagereinforced its development asa nucleus for the colonisation ofthesouth west of Ireland. The Anglo-Normans were entrepreneursand Cork rapidly grew as a trading port, increasing in size andwealth. Other important ports in the area included Youghal,Waterford and Kinsale.

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By 1200AD.the South Island wasfortifiedwith substantial stonewalls andextramural settlements developed onthe North Island,(the suburb ofDungarvan). Onthe hilly slopes tothesouth in theareaofBarrack Street (the suburbs ofLe Fayth) andat Shandonto the north, scattered settlements developed. Both North andSouth Islands were walled by 1299 AD. and the line of theancient pathway along thecrest oftheislands was laid outasanaxial main street linking theSouth GateandNorth Galebridges.Acentral bridge linking theislands spanned a channel flankedbyquays. Boats entered thecity byway ofa watergate defendedby two castles - the Kings Castle and Queens Ccslle - laterembodied in the city coat ofarms.

Property along the side ofthe main streetwasallocated in regularunits known as burgage plots. These long, narrow strips,generally 6 - 8 metres wide, extended at right angles from themain street tothe city walls. Substantial wooden-framed housesstood at the street frontage, while the rearofthe plots would havebeen divided bypost andwattle fences.

By the late 13th century most of the houses had been rebuilt instone. As the population grew the backyards were sub-dividedand a series ofalleyways laid outto provide access tothe newhouses, which in some cases lined the alleys all the way back tothe city walls. There were at least two parishes, Christ Church onthe South Island and StPeters on the North Island - both on thesites of their modern counterparts.

In the suburbs the arrangement was more haphazard, withsettlements growing along the route from the bridges to thecountryside, along Barrack StreetandMallow Lane, nowShandonStreet. The seven religious houses in the lands surrounding thecity provided a further focus for development.

In the middle ofthe 14th century Cork went into serious decline- a recession which was to last for 300years. The City becamean "exposed and embattled outpost in thehostile environmentdominated by the resurgent Irish and Gaelicised AngloNormons". (1) The Black Death of1349AD.wasa severe blowand it is recorded that "in thetime ofthis pestilence thegreaterpartofCork ... went the wayof all Resh ll

• (2)

The fourth phase began about 1660.The economic upturn ofthemid-17th century led to Cork becoming the principal port inIreland for the transhipment of provisions to the Americas.Whatever survived of thedecayed medieval city was then rebuilt, retaining themedieval layout andproperty divisions. Somepre1700partywalls appearalso tohave survived, incorporatedinto the rebuilt houses. In 1690thecity walls were damaged bysiege and later demolished towhat wasthen ground level by

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orderoftheCity Corporation, leaving some 3 metres ofwall stillinexistence below ground.

The eorly 18th century was a period of peace and saw anunprecedented economic boom and rapid urban expansion.Cork's main industries included theprovisioning trade, textiles,brewing and distilling, while theproduction ofhigh quality glassand silver were important crclts in thecity. Cork's populationincluded prominentQuakerfamilies such as thePikes andBeales,while Huguenot refugees contributed to thecity's developmentfrom the late 17th century.

Cork expanded as theswamps werereclaimed, the river channels culverted, churches and grandpublicbuildings erected andthewealthy merchants built fine terraced houses, many ofwhichsurvive today. The core of the city shihed eastwards whileresidential areas were built to the west of the medieval area.North and South Main Street werewidened inthe18th and 19thcenturies and Washington Street was cut through the old citylayout, These changes altered the streetscape but leh thecharacter ofthemedieval city area substantially intact. Amongstthechurches inthearea inthe18th century werethose belongingtotheEstablished Church, andother Protestant churches, RomanCatholic Church, Huguenots andQuakers. Norecord ofan 18thcentury synagogue survives buttheJewish cemetery waslocatedat Kemp Street close to the present synagogue in South Terrace.(3)

Asa portthecity was at its height inthenineteenth century, buttheimportance oftheprovisions tradedeclined with thedevelopment of fast efficient steamships, refrigeration and other advances in transporting fresh food. The emigrant trade wasimportant for Cork and the adjacent port of Cobh (formerlyQueenstown), as thousands lehfor destinations such as Britainand theUnited States.

1, Bradley, J. et a/", Urban Archaeological Survey, CorkCity, unpublished p, 18.2. Otway-Ruthven, Al., A History ofMedieval/reland,London 1968, p, 268.3, Note by G, Y.Goldberg.

Ch.pler 3. Historical Conle xl


Top: North Mall elevations

4. The Built Heritage and thePublic Realm:Problems in Conservationand Maintenance

HERITAGE APPRAISAL

The Central Area of Cork and much of the fringe beyond iscertainly amongst therichest concentrations of built heritage inIreland and possibly anywhere in these islands. Notonly is itsoverall character unique, butit retains a high degreeofauthenticity and integrity. The city's long history con bereadin its plan,building types andforms, materials, geography and even placeorstreet names. Below ground, remains ofthe13th century townsurvive. Numerous excavations have revealed thecity's origins,development ondthe lives of its inhabitants. Above ground anextremely lively andinventive building tradition in local stone andbrick, plaster work, painted decoration of rendered elevations,shopfront design and enrichment, and a wide mix of usescontinues and isvalued byCorkonians and visitors alike.

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The Fabric of the City

The physical shapeofthecity derives from its island beginnings:upto 1770Cork wasa city ofwaterways, which were graduallyfilled in or covered over during the late 18th and early 19thcenturies. The city subsequently avoided many oftheravages ofthetwentieth century. StPatrick's Street waspartly destroyed intheWar of Independence in 1920 butmuch of the remainingfabric isas itwas in the nineteenth century.

With theexception ofonemajor new shopping centre, a large taxoffice anda small number ofbasic multi-storey carparks, thecityhasretained its lowandmedium rise form, interrupted only bythespires of thecathedral and a number ofother churches. It hasretained many ofthewarehouses which supported its economyin thelastcentury, togetherwith a good numberoffineeighteenthcentury town houses and some fine municipal architecture.Despite the high level of vacant floor space and somewhatshabby environment, the physical fabric has the potential tomake a major contribution tothecultural andeconomic life ofthecity.

Unique Qualities

• European Scale.

Cork hasmany qualities themost important ofwhich isthe wayin which the medieval street pattern and plot size have beenretained. Much of thecity wasrebuilt during the18th and 19thcenturies and retains much of the character and many of thebuildings from this period. As such it is an important reminderofa critical phaseof European expansion. It isunusual to finda northern European city of this size so little affected by 20thcentury developments.

• Irish Scale

The medieval plan and theremnants ofthemedieval wall are areminder of thecolonial phase of Irish history and internationallinks. The stone quays which line the River Lee are a particularlyfine example of craftsmanship. Cork also retains a number ofbuildings from the18th century ofnational importance, such asSt Anne's in Shandon, St. Peter's in North Main Street, theElizabeth Fort, theOld Custom House (now theCrawford ArtGallery) and the Old Market buildings in Cornmarket Street.The Crawford Art Gallery and former art school werecentral totheliterary andartistic communitywhich hada marked influenceon Irish culture in the 19th and 20th centuries. The city isalsonotable for its collection of18th century town houses andcontainsthe earliest known surviving terrace of houses in the country(Fenns Quay).

Chapter 4. rhe Built Heritageand the Public Realm

There are two exceptional types oftown house: thebow·frontedhouses and themerchants ' houses which have doorways on thefirst floor from thetime when thestreets they were built onwereopen quays. Agoodexample is73 and 74 South Mall, whichare also built outof imported Dutch brick.

• Local Scale

The riverside walks, the elegant extent of Grand Parade andSouth Mall, North Mall and Shandon, Emmet Place andOliverPlunkett Street are examples of town architecture ina relativelywell preserved state which istoooften taken for granted. Corkis known for its breweries and distilleries and many survivingbuildings make an important contribution tothefabric ofthecity.Many buildings survive from thegolden ageofCork architectureof thefirst half ofthe 19th century.

Above all whatmakes Cork unique isthe relationship betweentheformer medieval town and later additions, the relationshipbetween city and river, thecontinued dominance of the manychurch and cathedral spires, thephysical continuity ofthe builtfabric and thefine glimpsed views of thesurrounding hills.

CORK HISTORIC CENTRE ACTIONPLAN 19

Top:Below:

StPeters Church in North Main Street.Many of thebuildings in the Study Area arein need of essential facade repairs andshopfront improvements

Historic Building Conservation

However, despite the many qualities contributing to Cork'sunique character, much ofthe surviving built environment isin aprecarious state of preservation. The neglect of architecturecontrasts with thevalue placed onCork silver, glass andfurnitureof this period in theantique markets.

It isthreatened byfactors which include a worsening economyand high unemployment, lack of resources, insufficient encouragement of conservative repair and other skills, high vacancyrates, blighting from roador redevelopment proposals, insufficienrly broad public support for or involvement in historicconservation, a preference for new build against adaptive reuse,the lack of incentives to repair, inadequate primary legislation,underdeveloped means and powers ofintervention, weak implementation ofexisting policies orenforcement against breaches ofplanning control.

Considerable effort is made toattract inward investment, throughtax incentives, relaxation of planning standards or controls, orother means, which together favour new build and effectivelydowngrade heritage objectives ranging from preservation ofhistoric buildings toensuring that new development harmoniseswith them.

Partly as a result, many well constructed and adaptable buildings, including a variety of former industrial and warehousebuildings, houses andupper stories ofcommercial premises haveremained vacant, often derelict, while new buildings have beenconstructed.

Anumber ofbuildings ofacknowledged importance are derelictor in need of maintenance and at considerable risk. Theseinclude St. Peter's Church, Nos. 2-5 Sheares Street (Fenn'sQuay), The Market Buildings inCorn Market Street, former millsat Crosses Green, a good warehouse in Grattan Street andothers. Popes Quay House has recenrly undergone extensiveconservation work by the Civic Trust, but remains portiallyvacant, with a poorsetting, leaving itvulnerable.

A number of important sites, some recently cleared, are vacant,with Iiffie prospect of early redevelopment. Some are used assurface car porks. These detract considerably from thefundamental character and continuity ofgroups or entire streets andinclude several quayside and town centre sites, with single"missing teeth" or large frontage gaps. As thenumber of suchsites increases the city as a whole suffers from a more depressed,underused, fragmented appearance which further underminesconfidence and efforts to regenerate or conserve.

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The preservation and presentation ofthebuilt heritage does notmatch upto thatof its counterparts elsewhere in Europe. Thereare 600 listed buildings in Cork Gty, the majority of importantinteriors have been surveyed bytheIrish Architectural Archive,an extremely ambitious national survey of all buildings is inprogress and a local survey of industrial archeology has beencarried outfor the Royal Irish Academy. However, planninglegislation doesnotoblige local authorities toformulate conservation policies or programmes of inspection, recording, rescueor repairgrants or enforcement.

There arenoconsistentoragreedcriteria for identifying, describing orassessing proposals for works tolisted buildings, or indeedformal criteria for listing. While individual buildings andmonuments of acknowledged importance have received muchattention, their historic context, which comprises most ofthecity'sfabric, hasnoofficial heritage status and hasconsequently beenexcluded from intervention for conservation purposes.

Area Conservation

There are noprovisions in national legislation orlocal powers foranyform ofarea conservation andnoeffective measures in placetodealwith matters such as demolition, unsympathetic repair oralteration, incongruous new buildings, external materials, etc.Cork suffers considerably in this regard, as throughout thecity itis the character of areas rather than more or less continuousgroups ofbuildings ofspecial architectural merit which give thecity its unique qualities.

In Cork uniformity of material and elevation within street blocksistheexception as opposed tosay,Bath, where itistherule. Thespecial interest lies instead in the variations of form, detail,material, texture andcolour, which produce an overall harmonyand richness similar to thatof medieval towns.

Need for a Conservation Strategy

In many respects thehistoric coreencapsulates theproblems ofCork City, an urban centre struggling to define its role. Aconservation strategy is required which can encourage a newattitude towards conservation in Cork to reinforce thearchitectural orhistoric importance ofthemany buildings remaining fromits greattrading past. The conservation ofsuch buildings left byprevious generations maintains a sense of identity and community which canoften prove vital in thesuccessful regeneration ofan area.

Chapler 4. The BuiltHerilage and the Public Realm

Archaeology

Cork City hasa comprehensive rangeofsurviving archaeological remains from themedieval period. The survival isunusual inIreland because very few medieval structures are known tohavesurvived above ground level although detailed survey mayrevealthe remains of some medieval walls incorporated into laterhouses onNorth and South Main streets. Up to3 metres of intactstrata survive in the waterlogged levels beneath the modernsurface. These are themajor archaeological assets of thecity.

The city walls surrounding thenorth and south islands havebeenexcavated in 10 different locations during the1980's and in allcases they stood toa depth of2-3metres andhadbeentruncatedimmediately below themodern ground surface. The 12th- 14thcenturies wasa period ofgreatprosperity in Cork when woodenframed houses lined the main street. The foundations anddiscarded occupation debris survive in successive strata andprovide us with some of the best evidence obtainable on thedevelopment ofa medieval city.

In the absence ofaboveground, visible medieval structures andwith much of the fabric ofthecity centre in needof re-construction, thethreat totheburied strata isvery great. For this reasonit istheburied archaeological remains on which attention mustbe focused when sites are subject to redevelopment.

Cork Corporotion employs a City Archaeologist to identify,interpret andmanagethe archaeological requirements ofthecityandtoliaise with developers. Under local andnational policy thedeveloper isrequired tofund anyexcavation necessitated byredevelopment. However, thearchaeological budget may greatlyexceed the ability of the developer, particularly for a smallproject, to fund it.

Planning permissions may begranted subject toarchaeologicalinvestigations, but developers expect unfettered freedom toproceed at the end of any site investigation period. Anydiscoveries which are sufficiently important towarrantpreservation in situ are at risk, with limited measures of compulsoryprotection of structures, where extensive modification of thedevelopment would be required.


QUALITY OFTHE PUBLIC REALM

The Waterfront Areas

The city'swaterfront areasalong thenorth and south channels oftheRiver Lee, are a major butunderdeveloped asset. Traditionally many of thequays accommodated warehouses and industries which used thewateras a resource or means oftransport.Mostofthese uses havenowgone,although someofthebuildingsremain, and the potential exists to make greater use of thewaterfronts for residential, recreational and tourist uses.

Top: Cork's Waterfront Areas showing theNorth and South Channels of the River Leeconverging at the tip of the island.

There are already a number of attractive residential pocketsalong thequays in the study area, for example at North Moll andGrenville Place and new apartment developments at HanoverStreet and Crosses Green . Additional residential and recreational/tourist uses canbeaccommodated in thevacant sites andunderutilised buildings adjoining thewaterfront.

The south facing waterfronts have particular potential toprovideanattractive environment for such uses. Thereare alsomany finelandmark buildings along thewaterfront which contribute muchtothecharacterofthearea, butsome are in needofmaintenanceand an improved setting. There are a small number of uses onthe waterfront which neither complement or benefit from theirwaterfront location, and their relocation and replacement byother uses could be considered.

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Traffic and parking are the principal use ofthequays at present.Most of them will continue to carry traffic but measures areneeded to minimise the environmental effects of traffic if thequays are to be attractive for other uses.

Retention and improvement of public access along thewaterfronts isalsoimportant ifthe recreational role ofthese areas is tobe expanded. The environmental quality of some of the quaysneeds considerable improvement. Facilities forpedestrians, suchas good quality pavements, tree planting and seating areunderprovided.

Most of theriver crossings ere gearedtowards thecar,and arenotpleasant places for residents or visitors to pauseand surveytheriver orviews ofthecity. These environmental problems needto be addressed ifthepotential of thewaterfronts for additionalresidential, recreational and tourist uses isto be achieved.

Streets and Pavements

Streets and public spaces in theCity Centre have suffered fromlong periods of underfinancing, which has resulted in generallypoorstandards of materials, design and maintenance. Wherefinance has been obtained, such as from thedesignated areasenvironmental fund, some attractive paving schemes have beenimplemented, for example at Douglas Street and St. Finbarr'sCathedral. However, such funding for comprehensive schemesisseldom available and piecemeal maintenance and reinstatement iscarried outonan ad hoc basis where planning contributions follow redevelopment of sites or reinstatement monies areobtained from statutory undertakers.

The traditional Cork paving combination of stone flagstones,limestone kerbs and limestone setts, complemented butdid notcompete with thecharacter of the built environment. Unfortunately theremnants ofthese materials thatexist are fragmentaryor in poorcondition. In some cases, new schemes have used avariety of small unit paving materials, sometimes arranged incoloured patterns, which do not relate well to the adjacentbuildings, orto traditional building materials andcolours. Whilethereplication of traditional materials ona widespread basis isunlikely to be feasible, they may give painters toways of usingmodern materials in a simpler butco-ordinated fashion whichenhances thebuilt environment.

In much of the Historic Centre, footways and kerbs are constructed ofmass concrete orconcrete slabs, which areohenbadlycracked and deformed, while most roadways are paved intarmac, with numerous patch repairs and uneven surfaces.

Chapter 4. TheBuilt Heritage and the PublicRealm

The quality ofthefloorscape, street furniture and landscaping ofmany of the streets does not properly reflect or enhance thequalityofthe buildings onthem. Assistance for thesight impairedand handicapped has been provided in some instances, butneeds to be extended.

The integrity of the streets, their quality and ambience is damaged bya series offactors including:-

• Street furniture tends tobe utilitcrion, lighting standards arefrequently outofscale and incongruous in appearancewiththeperiod buildings,

• Unnecessary clutter results from overproliferation of trafficand utility poles, traffic signals and control boxes and raisedplanters,

• Excessive and uncoordinated traffic, directional and advertising signage,

• Unattractive overhead wires, particularly adjacent to heritage buildings,

• Inadequate street planting,

• Impact of thecar, resulting in noise and air pollution.

In thecoreof theHistoric Centre, alongNorth and South MainStreets, thelegibility of thehistoric planis threatened bythelossof lanes as working routes. Some of the lanes have alreadybecome semi-privatised with access limited toadjoining owners,while others suffer from poormaintenance, vandalism and antisocial activities which leads tocalls for further closures. However,thepresence ofthelanes contributes tomaintaining thescale andgrain ofthearea; thepattern of routes isintrinsically partoftheheritage.

Aco-ordinated approach isneeded todealwith these problems,putting forward guidelines for enhancing thepublic realm in theHistoric Centre in a waywhich respects theintegrity ofthe builtheritage and makes thearea more attractive for people towork,visit and live in.


Top:Below:

Gateway to Bishop Lucey ParkOverhead wires contribute to environmentalblight in the Study Area

Public Open Space

Suitably laidoutand well maintained publicopen space is inshort supply intheCity Centre and adjoining residential areas.Open spaces are of three types - formally laidoutparks, othersmall parks and hardsurfaced public spaces. Bishop Lucey Parkand the more distant Fitzgerald Park are the principal formalspaces, where a reasonable level of supervision and maintenance is provided. The somewhat awkward shape of BishopLucey Park and the exposure oftherearof buildings on TuckeyStreet limits its effectiveness as an attractive urban space. Theparkiswell used butsuffers from anti-social behaviour bysomemembers of the public.

A number of othersmall sites, principally former churchyards,have in the past been sel aside to serve local residents in TheMarsh and Shandon, for example St. Anne's Park in Shandon,andtheformer graveyards in Shandon Street andGrattan Street.However, thelevel ofmaintenance and supervision provided forthese parks was not adequate to allow them to function effectively.

Petty vandal ism and anti-social behaviour caused continualproblems and ledtotheparks at Shandon Street andSt.Anne's,Shandon being closed 10 thepublic, whilethe Grattan Street Parkislittle used bymost local residents duetoits poorcondition andintimidation resulting from the activities of a small number ofpeople.

In addition tothepredominantly "soft" landscaped public parksthere area limited number ofhardsurfaced public spaces withinthecentre. Daunt Square and Farren's Quay/Shandon Streetare paved, with some tree planting, raised planters and otherfeatures. Such spaces canprovide a focus for pedestrian activity,act as a contrast to thenarrow street pattern within the HistoricCentre and alsoprovide attractive settings for historic buildings.

Over-use of raised planters, lamp standards, walls and otherfeatures can however causeexcessive clutter and difficulties inmovement and maintenance of these spaces. The Action Planseeks to identify opportunities for additional, suitably laid outhard landscaped publicspaces within thestudy area.

The limited number andqualityafpublicopen spaces inandcloseto the HistoricCentre isan inhibiting factor in attracting morepeople tolivein theareo and represents a missed opportunity inenhancement of the environment ofthearea as a whole. Acoordinated management and maintenance plan is needed forexisting spaces, while a programme for creation of additionalspaces isalsorequired.

24 Chapter 4. The Built Heritageand the Public Realm

Major Opportunity Sites

The continuity ofthebuilt form isfurther threatened bya series ofgap sites, which when redeveloped could havea major impacton 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 Quay Sites,

• Grattan Street Car Park,

• Wandesford Quay, former timber yard,

• North Infirmary.

Top: The Former Button Company Site at Pope'sQuay represents a major developmentopportunity area on the North Channel

Urban design guidelines anddevelopment briefs are required inordertoensure high quality infill redevelopment of these sites.


5. Urban Development Process COMMERCIAL OVERVIEW

This chapter examines theurban development process within thecontext of Cork's City Centre by looking at current planningpolicy, the property market, available development incentivesandvarious trends in the study area. By defining the parameterswithin which possible solutions must be formed, this chapter willhelp refine and focus the proposals setout in Section 3.

City Centre Planning Policy

The City Centre can be defined as the area between the twochannels of the River Lee east of the Mardyke, plus the SouthParish and theShandon/St. Luke's areas. Within the City Centrethere are two distinct parts - thecommercial core comprising theWashington Street, St. Patrick's Street, GrandParade and SouthMall areas and the ring of districts surrounding it - the SouthParish, theMarsh area and Shandon/St. Luke's.

It is accepted that the commercial core will be dominated byshopping and office uses - both activities generating premiumrents and thus tending to stifle other lower value uses such asresidential, industrial or storage. With theexception of certainstreet frontages reserved for retail uses, there are in effect nozoning restrictions in thecommercial core.

Planning policies for the districts surrounding the commercialcoreseek toretain the so-called lower value uses in areassuitablefor housing and non-office employment. This isachieved bytheuse of zoning controls with the specific aim of preventing landvalues andrents rising touneconomic levels for these lower-valueuses.

It is recognised thatCork cannot generate sufficient office andretail uses tofill the City Centre. Arelaxation ofcurrent controlswould result in transfer ofeconomic activity, rather than generatenew activities. Thus as one area becomes regenerated anotherwill start to decline. Relaxation would also result in propertybeing held vacant on the expectation of a high-value majordevelopment being attracted. In each case, thelikely result wouldbe long-term vacancy and/or dereliction.

The merit ofthepresent zoning strategy hasbeen demonstratedsince itwasfirst adopted in the 1979Development Plan. Vacantland in the City Centre hasdropped by40% - from 9.6 ha to5.6ha - during a period when Cork hassuffered the impact of twomajor recessions.

The current Development Plan recognises that the attraction ofnew uses isvital for thecontinued vitality ofthe City Centre. Thusin a certain number of locations mixed development proposals

26

containing some office space will be permitted outside of thecommercial core. Developments availing of this zoning relaxation must match thearea ofoffice spacewith an equal area ofSpecial Category Uses such as terraced houses, light industry,international services, specialised business centres, and in certain areas hotel accommodation.

An increase in thequantity ofuses in theCity Centre will createa more vibrant atmosphere with reduced dereliction, greaterdemand for property and a more robust diverse local economyless likely tobeaffected bya downturn in any particular sector.

Current Market Demand for Property

In pursuing these policies, the Corporation is also reflectingmarket conditions. In the existing commercial core, there isamplevacantoffice spacetomeet foreseeable demand. Arecentsurvey of theSouth Mall/George's Quay/South Terrace areasestimated 66,000 square feet of office space vacant in theseareas. There are also significant amounts ofoffice space vacantin Washington Street.

There has been no increased demand for office space in thecommercial core for thepastten years, reflecting theconsiderable development which took place in the 1970's and theabsence ofemployment growth in this sector. In addition threeplanning permissions for major office development in the SouthMall/Grand Parade area have been allowed lapse.

A substantial relaxation of current zoning policies could see areturn tothesituation in theearly 1970'swhen office permissionswith no realistic prospect of implementation proliferated. Theresultant higher landvalues precluded theuseofthe sites forotherpurposes. The Corporation hadto intervene byremoving someof the excess property and forming Bishop lucey Park - thusreducing the potential for long term dereliction. Such anexpensive solution would notbe available now.

Asimilar casecanbemade in relation toretailing, Since the mid1970'sthere hasbeen a series ofmajor retail developments, bothin the City Centre - Merchant's Quay, Paul Street - and in thesuburbs, -Wilton, Ballyvolane, andtwo atDouglas, with a furtherretail development under construction at Bandon Road.

In the period 1977 to 1988 - turnover in Cork City andsurrounding areas increased by£49 m(16%) while f100rspacerose from 1.2m sq.ft. to 1.5m sq. ft, (19%). These figures donotinclude theDouglas Court andMerchant's Quaycentres, both ofwhich were opened afterthe1988Census ofServices, the sourceoftheabove figures, wastaken, Floorspace increasing aheadofturnover is unusual in modern retailing and indicates an oversupply offloorspace.

Chapler 5. Urban Development Process

Overview of the Commercial Core

Cork City Centre has tremendous potential to evolve into avibrant, attractive location accommodating a wide variety ofusesin a setting which retains an authentic, local character. Thecommercial core has been substantially upgraded in the pastdecade with many gap sites redeveloped and a substantialimprovement in design of buildings, as a result of the planningpolicies pursued.

The prime shopping areas - St. Patrick's Street, Oliver PlunkettStreet, Paul Street and associated areas are still themajor retailfocus of the region. They draw people to the City Centre andensure thatitremains a busy place; this istrue in theevening also,anadvantage Cork hasovermany cities ofcomparable size. TheCity Centre could also be transformed into a major touristmagnet, using thestrengths identified above,

The commercial corecanbedivided into two zones foranalyticalpurposes, an eastern zone comprising theareas to the east ofCorn Market Street/Grand Parade and including the primeshopping areas, and the western zone (west of Corn MarketStreet/Grand Parade), including most of theStudy Area.

The eastern zoneisparticularly strong because thebestshops arethere, theshoppers come in quantity, thebuildings and environments are among the best in thecity. The Historic Centre - the"western zone" (west of Corn Market Street/Grand Parade) incontrast is the low budget shopping area, very rundown, withunder-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 Centredepends on the eastern zone, it cannot be regenerated inisolation. A fundamental objective of this Action Plan is thereintegration oftheHistoric Centre into thecommercial life ofthecity. The strategies adopted must ensure thatthepositive impactsof the success of theeastern zoneare spreadwestwards.

Overall theretail sector in theCity Centre hassuffered considerably since 1991 with rent levels falling in parts of St Patrick'sStreet while remaining steady in Oliver Plunkett Street. NorthMain Street is now considered a tertiary location. Selectivedemand from major traders isfocused onthearea around Marksand Spencer and Merchant's Quay Shopping Centre. Otherareas are currently of little interest to major traders. Marketconditions are likely topreclude a major retail development in thenear future.

Oliver Plunkett Street is attractive tostronger local traders. NorthMain Street hasseen theonly retail development in 1993, basedon a large Dunnes Stores outlet and securing around 10 smallpre-Iets, against the trend which has seen increasing vacanciesin the area,


EB

Urban Renewal Incentives

.....---o 50 100 150 '00

Within theparameters ofslack demand forretail use/office uses,theneedto attract new uses to theCity Centre, in orderto takeup theavailable space, isclearly demonstrated. In themiddle1980's Central Government recognised that this problem wasevident inmost urban areasand introduced theDesignated AreaScheme which came into operation in 1986. The initiativeprovided incentives to redevelopment/refurbishment in areaswhich were deemed to be stagnating, with property becomingvacant and derelict due to changes in economic function orrelocation ofmajor uses. The incentives wereintended toprovidethenecessary encouragement to property owners and developers to reassess these areas in a positive light.

The incentives allowed expenditure on new developments orrefurbishment ofexisting buildings to besetagainsttaxliability,In addition, for traders renting a premises, a double rentallowance was provided againsttrading income and full ratesremission was available on the increases due for the improvement or enlargement of property.

Three areas were designated in Cork's City Centre:

• The major area, designated in 1986,forms a crescentwhichalmost encloses thecommercial coreextending from thenorth of Shandon, through theMarsh/Washington Streetareas to theSouth Parish and comprises circa 120 acres.

In 1990, two further areas were designated:

• an area ofc. 9.3 acrescontained by Union Quay,CopleyStreet and Anglesea Street block; and

• areas ofc. 22 acres in the vicinity of MacCurtain Street,St. Patrick's Quay and Anderson's Quay.

Top: Cork's City Centre Designated Areas withHistoric Centre highlighted

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This latter designation wasintended toencourage reuse ofvacantproperly in these areas and to take advantage of their locationon the River lee, which was highlighted in the Corporation 'sWaterfrontStudy. Becauseoftheattractive location andenvironmental quality ofthese two areas, theottraction ofnew uses i.e.,tourism, specialised business centres, etc. , wasconsidered realistic.

These areas are mostly located outside thecommercial core asmajor developments were already happening within ite.g., theMerchant's Quay and Paul Street developments' having a totalworth of £48 m. This trend hascontinued since designation withtheKyrl's QuayDevelopment -£7 mcompleted in late 1993anda further £8 mcommitted in other projects overthelast few years.

The character of Cork's Designated Areas is reflected in thepattern of development to date. The properties with in theDesignated Areas are usually small dwellings or commercialpremises with relatively few largesites and a dispersed ownership pattern. The character oftheareas makes site assembly formajor projects difficult. In some cases major projects may havea significant disruptive effect ontheareas in question andwouldnotbe appropriate.

Tables 4and5 show thedevelopment situation in theDesignatedAreas at December 31 st, 1992, interms ofboth floorspaceandinvestment.

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 4Development 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 5Development in the Designated Areas (£m)Source: Department of the Environment

Of particular note is thehigh proportion of residential development. This was a very positive result of designation and haspromoted a strong City Centre housing market which haswidened the range of accommodation available generally.Approximately 300 housing units havebeendeveloped todate.

The Designated Areas Scheme hasalsofostered a series of newuses including language schools, hostels and business centres.This is in accordance with the aims of the Development Plan toincrease thenumber of uses in theCity Centre soas tomaintaindemand for spaceand diversify thelocal economy.

Comparing Cork's experience under theDesignated Areas withother cities reveals a high proportion of residential developmentand lower proportion ofoffice use. In add itio~ Cork hasa morebalanced profile than other areas in keeping with the policy ofencouraging a variety ofuses. Furthermore, 49%of f100rspaceand 28%of investment in Cork's Designated Areas related torefurbishment as opposed tonew build. This isa major proportion compared toother cities and again reflects thecharacter ofCork's Designated Areas, and the absence of large areas ofdereliction or vacancy. These had alreadybegun to be tackledunder normal planning policies.

Refurbishment is a more labour intensive activity than newconstruction. Thus it is likely to have a greater impact onunemployment which is highest in precisely those occupationswhich refurbishment activity utilises.

The current Designated Areas Scheme isduetoterminate in July,1994. Anumber oflessons canbe learned from theexperienceof its operation overthepastseven years.


The incentives ore most beneficial to developers of commercialspaceand residential spacefor rent. The allowances for owneroccupiers ofdwellings are more limited and thus form less ofanincentive for this type of development. This has particularrelevance for Cork where the Designated Areas ore locatedmainly outside thecommercial core. Asdiscussed above, thereislittle demand for office, shopping or commercial spaceduetorecent major developments which have occurred.

In Temple Bar in Dublin 100% of qualifying expenditure isavailable for tax relief ifan owner occupied dwell ing is refurbished. The emphasis on refurbishment would be particularlybeneficial in Cork as it retains much of its historic character butits buildings havebeenidentified as in need of repair.

It is also a concern at present that many of the dwelling unitsprovided under thecurrent Designated Areas Scheme are quitesmall apartments unsuited totheaccommodation offamilies. Thisis compounded by a general lack of environmental amenitiesdeveloped in conjunction with these developments. The futureattractiveness of such properties for potential investors/owneroccupiers isquestionable ifthese trends continue.

The accommodation being provided through what is in effectpublic subsidy should beencouraging owneroccupation in ordertopromote social balance and alleviate theproblems associatedwith more transient populations.

The Study Area . A Landuse Profile

The Historic Centre hasa varying mix ofretail, office, entertainment, community, employment and residential uses, typical ofmany inner city areas. The north-south route running fromShandon Street, through North and South Main Streets, toBarrack Street actsasa commercial spine through thestudy area.North Main Street istheprincipal commercial street with 85% ofall ground floors in commercial use, theremainder being vacant.(Table 6 gives a ground floor landusebreak-down for this andotherselected streets) . Most plot sizes are small, apart from twosupermarkets and the recently opened Kyrl's Quay shoppingcentre, and many businesses have been in operation for aconsiderable time. Food related businesses predominate, withclothing, pubs, jewellers and discount shops also well represented. Upper floors are largely vacant or used for storage, witha limited number ofoffices and residential flats .

The pattern of retail uses inNorth Main Street continues into thenorthern endofSouth Main Street, while theremainder ofSouthMain Street hasa more diverse character. Large uses such as theBeamish and Crawford Brewery, Bishop Lucey Park, and asurface car park, take up substantial portions of the streetfrontage, with some pubs and offices intervening.

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The overall effect isfo createa much more openandfragmentedstreet than North Main Street.

The reta il function is still strong in Shandon Street, but notasintense as in North Main Street. Plot sizes aregenerally small andfood shops and retail services, such as hairdressers, predominate, although there arean increasing number ofclothing shops.These businesses serve the adjoining housing areas, but alsoreceive passing trade from the northside of the city. There arealso a small number of residential buildings and upper floors inresidential use in thestreet.

Barrack Street isvery much a mixed use street with commercialand residential buildings side by side. The businesses largelyserve the local residential population . Many have res identialuses on upper floors, aided by the proximity of the University,which hascreated 0 demand for student accommodation in thearea. In a few cases ground floor shops havebeen converted toapartments. There ore quite a lot of vacant buildings and theexisting number of shops seems adequate to serve the localmarket.

The east-west spine, running from Castle Street to Dyke Paradeisquite diverse in terms ofuse, moving from almost all retail usesin Castle Street and Liberty Street to mixed commercial andresidential uses in Sheares Street, andlarge sub-divided residential buildings on Dyke Parade. There are alsoa number oflargeinstitutions on this route, including the Franciscan Friary, theMercy Hospital and U.c.C's Lee Maltings.

Washington Street which cuts through theHistoric Centre fromeast fo west, has mixed retail and office uses. Retail uses aredominant at ground floor level butthere isan increasing numberofoffices at ground and upper floor levels, as solicitors move tobeclose totheCourthouse, benefiting from Designated Areataxrelief. The street alsohasa strong entertainment function , with agrowing number of pubs and night clubs.

Grand Parade, which is at the interface between the HistoricCentre and thecommercial coreofthecity, hasmainly retail usesat the northern end of the street, and office uses, particularlyestate agents, at the southem end, approaching South Mall.Upper floors, when in use, are largely offices. Tuckey Street offGrand Parade, has a mixture of retail and office uses on theground floor with offices overhead.

Cornmarket Street which incorporates the somewhat run-downstreet market, hasmainly retail users at ground floor level. Someof the retail outlets sell second hand goods similar to thestreetmarket. The street alsohastwo largeusers ofspace, theformerMarket building and Guy's Printing Works.

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c:QJE

.S 0).g .§~ .2 ~.gJj u

-.E c: c:! ~ J ::> ~

....~

c: QJ 80 .... -: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/elyBusiness onlyUpper VacantPremises 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 7Vacancy Rates(%)

Chapter 5. Urban Development Process

Vacancy

Vacancy of entire buildings and of upperfloors isa particularproblem in thecommercially dominated streets in thestudy area.These are largelysecondary commercial streets within theCityCentre, and have suffered from weakdemand, exacerbated bythepooreconomic climate. Atleast 15%ofground floors in mostofthese streets arevacant and in some cases thesituation isevenmore serious. Sheares Street has 30% of buildings vacant,clustered at its east end, most of which are of significantarchitectural and historic value, and in poor condition; threehave been recently renovated and will be used foroffices andapartments.

Upper floor vacancy isa serious problem as isillustrated inTable7. It isparticularly acute in North and South Main Streets, CastleStreet, Washington Street, GrandParade andCornmarket Street- that is, those streets with the most intense retail useat groundfloor level. In some cases floors havenotbeenused for decades,since owners who lived above their shopmoved to thesuburbs.In a few cases thefloors havebeenremoved andthebuildings arejust a shell above ground floor level. The problem is less acutein streets such as Barrack Street where there isdemand for upperfloor residential units as student accommodation and this maypoint to a potential market for upper floor use in otherstreets.Many owners inNorth Main Street,Castle Street, etc., expressedan interest in re-using their upper floors for residentialpurposesbuteconomic difficulties and thelack of incentives ore seenos amajor impediment.

Trends

A recent positive development hasbeen the opening ofthenewShopping Centre and multi-storey car parkat thenorthern endofNorth Main Streetwhich will bring more people into thestreet.This could actas a catalyst for economic and physical improvements in North Main Street, and surrounding areas, if localbusinesses and thepublicauthorities can respond byupgradingtheir premises and thepublic realm.

On the residential side, a number of new private apartmentdevelopments have been completed alongthewaterfront, whileothers at Crosses Green, Hanover Street and Pope's Quay areunder construction at present. Few private family dwellings havebeen constructed, despite planning permission for schemes onvacant sites inShandon. Some small packets of local authorityhousing have been constructed and its islikely thatthis trend willcontinue ascurrent public housing policy isfocusing on develop'ment of small infill schemes in the inner city, ratherthan largesuburban schemes.

CORK HISTORIC CENTREACTION PLAN

REGENERATION STRATEGIES

Housing

The regeneration strategy for the Study Areacentres onattractingnew uses and netnew economic activity to replace those whichhave relocated or closed down. However it is clear that themarket will notsupport expansion in shopping and offices.

Experience in other cities has shown that housing is a majorelement of area-based renewal in city centres , Research con'ducted for the Cork Waterfront Study showed that residentialuses were dominant in waterfront developments in Bristol, Car'diff, leith, San Francisco and Swansea. The extent of thesedevelopments would be broadly comparable toCork.

As population increases, demand for local services also in·creases. This attracts investment and as vacancy/derelictiondecreases, the area becomes more attractive. This hasalreadyhappened to some extent in the South Parish.

It has been estimated in the U.K. that for every 1,000 peopleresident in an area , 400 public and private sector jobs arecreated. Increased population in the City Centre means in·creased employment, with many ofthejobs suitable forunskilledworkers . Astrong City Centre residential sector will alsoincreasedemand forlocal services, thus boosting employment. Many ofthese services will be required whatever the overall economicconditions.

Housing policy in theStudy Area needs to be developed with adegreeofsophistication. Overreliance onparticular sub-sectorsof the market whether public housing, 'gentrified' housing orsingle person apartments could stunt theprospects oftheoverallmarket. A reasonable proportion ofdwellings provided shouldbe owner-occupied and largeenough to accommodate familyunits. This will provide thebasis fora more stable population witha long·term commitment tothe City Centre.

The existing zoning regime outside thecommercial coreattemptstocreate theconditions tocounter population decline byprotect·ing residential uses, However, itisrecognised thatmore positivemeasures, including incentives, maybe necessary tosustain thepresent effort and accelerate progress.

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Tourism

Tourism isanother vehicle which could be used to foster regeneration in theStudy Area. Cork itself isan attractive city setin aregion ofoutstanding beauty, a region which is themost visitedpartofIreland. Tourism strategy should seek todevelop thecity'srole both as a visitor destination and also as a base from whichtoexplore Blarney, West Cork, Kinsale, Youghal, Cobh and thesurrounding countryside.

The National Development Plan aims toincrease tourism revenueby50%and to improve theseasonality profile. The Plan quotesstudies showing that 40% of tourists visiting Ireland are influenced in their choice ofholiday bycultural andheritage factors .

The sub-reqionol submission toGovernment in preparation forthe National Development Plan (1994-1999) lays particularemphasis on the development of tourism. Urban tourism isproposed as more sustainable in terms of mass markets.

The submission in stressing the potential of city based tourismacknowledges the degradation ofthephysical environment as aconstraint and sees a needfor renewal in the historic core, Thetourism development objectives proposed for the subregioninvolve improved presentation of the heritage, theencouragement of special interest activity, diversification and establishinglinkages between attractions.

National and subregional objectives for tourism shape thedetailed approach to be taken in Cork City. Appropriatemeasures in the Action Plan will bring benefits throughoutthe cityby improving demand for accommodation and other services.However opportunities can be created to capture part of thisdemand within theHistoric Centre,giving benefits innew uses forexisting buildings through expansion ofspecialised shopping forexample and the location ofaccommodation incharacter buildings. The Nyhaven hotel in Copenhagen is an outstandinginternational example of successful waterfront developments inEuropean and American cities.

Lead Industrial Sectors

The other major element of a renewal strategy involves theattraction ofinternationallytraded services andother expandingmodern industrialsectors such as electronics totheCity Centre.This ispartoftheinitiative of"Broadening Lead locations" in theoverall strategic plan for the Greater Cork Area.

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Product Improvement and Marketing

The success ofa renewal strategy basedonhousing, tourism andleading industrial sectors depends on two important factors,namely, thecondition of the physical environment and marketing.

Unless thephysical environment canbe substantially improved,therangeofhousing whic;h canbeattracted tothe City Centre willtend to be limited to local authority tenants, small households inrented accommodation, the elderly and deprived groups insheltered housing. Obviously if famil ies are to be encouragedsafeenvironments for young children are a pre-condition.

However even if the right physical conditions are achieved thecreation of additional sub-sectors will require marketing. Theexpansion oftherangeofhousing through theDesignated AreaScheme has been encouraging. A wider range in terms ofincome andtenure could betargeted iftraffic calming measures,specific parking provision, extensions of pedestrian priorityareas and other environmental measures are "packaged" withthe other attractions of the City Centre as a living area, forexample its concentration of social and cultural facilities.

In relation totourism, ifCork istobemarketed in terms ofheritageandculture, greaterattention will have tobegiven toarchitecturalconservation and thecareand maintenance ofthepublic realm.

The Regional Tourist Organisation already supports the Corporation's efforts to improve shopfronts butthere is a need to setstandards bath in relation toalterations toexisting buildings andtheredevelopment ofsites ina manner which harmonises with thecity's architectural traditions. Pastiche is probably at least asdamaging asother inappropriate development :what isrequiredisdevelopment which issensitive tolocation, scale, detail anduseof materials.

Consultation with tourism interests during the course ofthe studyrevealed a widespread view that themarketing ofthecity lackscoherence. The proposal of the Chamber of Commerce toemploy a co-ordinator for tourism development is thereforewelcome.

An important ingredient in marketing thecity is feedback fromcurrent visitors. Attention is drawn to the detailed surveysundertaken by Lothian and Edinburgh Enterprise limited whichare an vital input to development policy in one of the mostsuccessful tourist centres in theU.K.

Chapler s. Urban Development Pracess

The concept of urban tourism is relatively newin Irish tourismpromotion. In developing theconcept in Cork, the city's earlyChristian, Viking andNorman origins are clearly ofinterestandits subsequent development as an important trading port in the18th and 19th centuries, combin ing numerous cultural strands,forms thebasisof its interest for visitors. In national marketingstrategy for cultural and heritage tourism, Cork might be presented as one of a group of south coast towns that includesWaterford, Youghal and Kinsale shaped by similar influencesand traditions.

Environmental improvement and proper marketing are alsopreconditions for the success of initiatives to attract leadingindustrial sectors to theCity Centre and the Historic Core, TheNational Micro-electronics Research Centre has seta headlinefor this sector but nevertheless efforts must be madetocreatetheenvironmental conditions which will attract key enterprises andto market successfully theHistoric Centre as a location.


6. Movement and Networks Transport Infrastructure

The existing/proposed transport network serving theCork Cityarea is shown below. The framework is fairly complex andlargely dictated by the configuration of the River Lee whichbifurcates into separate channels running in a west-east directionthrough thecity, whilsta series ofbridges provide for north-southmovements across the river.

• Roads

Ata strategic level, the City Centre isserved bya series ofradialhighway routes linking Ballincollig, Macroom, Killarney, andareasofWest Cork from thewest; Blarney, Mallow, limerick andDublin from thenorth; Midleton, Youghal and Waterford fromtheeast; andtheAirport, Carrigaline and Kinsale from thesouth.Asystem oflocal distributor roads serve movements between thesuburbs and City Centre as follows:

• Western Road, College Road and Glasheen Road servingtheconcentration ofsuburban traffic activity drawn through theHistoric Centre from theBishopstown andGlasheen areas tothesouth west;

Above: Traffic congestion on South Main Street atpeak hour

• TogherRoad, Pouladuff Road, South Douglas Road, Douglas Road, Blackrock Road and Ballinlough Road serving theTogher, Douglas andBlackrock areastothesouth andsouth east;

• Summer Hill North/Ballyhooly New Road, and LowerGlanmire Road serving theMontenotte and Glanmire areas totheeastand north east; and,

• Watercourse Road, Gerald Griffin Street, Blarney Street andNorth Mall/Sunday's Well Road, serving the Blackpool,Gurranabraher, Hollyhill and Churchfield suburbs to thenorthand north west.

The Historic Centre is focused on a road pattern defined byShandon Street, North Main Street, South Main Street andBarrack Street, continued out towards Evergreen Street andDouglas Street, and forming partofa north-south spine extending through thearea. Lancaster Quay/Washington Street andMardyke Walk/Liberty Street/Castle Street provide east-westlinkages through thearea, whilst Corn Market Street andGrandParade define theeastern boundary.

The area of interest extends outto incorporate thearea definedbyGrattan Street and Grenville Place/Bachelor's Quayon thewest side of the old City wall. The principal shopping andcommercial streets of the City Centre are defined by GrandParade, South Mall, St Patrick's Street and MacCurtain Street,together with thenetwork ofadjacent pedestrian streets.

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• Buses

A comprehensive network of bus routes is operated by BusEireann serving movements from theouter suburbs towards theCity Centre. 9main routes areestablished under frequent serviceconditions, with an additional 3 routes at limited times. Servicesare confined to radial patterns of operation through the CityCentre. The mainroutes ofinterest operate along Western RoodandStPatrick'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 theeastern sideofthecity, adjacent to lower Glanmire Road. Thisprovides forcoreservices between Dublin andCork, viaKildare,limerick Junction and Mallow, andTralee and Cork viaMallowand Killarney, with local shuttle suburban services inoperationbetween Cobh and Cork.

Traffic Operations

Nearly 50%ofwork journeys inthe Cork area areconducted bycar. City Centre traffic levels are correspondingly high, with asubstantial element attributed to through movements. As such,considerable pressure isimposedonthecentral area rood systemand radial approach routes, tothe detriment ofthelocal environment and City/Historic Centre activities.

Anextensiveonewaysystem hasbeen developed throughout thecentral area of thecity, in reaction to traffic congestion arisingfrom theeffects of thethrough traffic.

The system has been successful in maintaining traffic flows, butas traffic levels have increased, has become complex andrestrictive, constraining continuity ofrouting through thecity. Assuch, it has severed pedestrian movements and produced anuncomfortable relationship with adjacent land uses.

These factors have contributed totrafficproblems intheHistoricCentre, and have inhibited local access movements through thearea. The most notable effect is the level of traffic at presentobliged tousetheWestern Road/Mardyke route onthewesternapproach to the city, which dominates the area and createsseverance between the north and south sides of the corridor.Congestion isconcentrated attheWashington Street/St Patrick'sStreet/Grand Parade junction, bringing traffic pollution andnuisance into the central area and causing further separationbetween theHistoric Centre and themain precincts of the city.

Chapter 6. Movement and Networks

Whilst the present trafficmanagementarrangements have playedan important role in 'keeping thecty moving', theneed fora morecomprehensive approach is recognised. As such, the systemrequires overhaul and theopportunity for appraisal of theCityCentre traffic network is afforded in the context of the lUTSproposals andcurrent study programme.

HighwayDevelopment

The programme of highway improvements advanced by lUTSand developed by the local authority will serve to address thetraffic issues. Whilst theoriginal study objectives were strategic,themeasures comprise a combination of primary bypass routesand local area relief schemes.

• Strategic Proposals

The principal strategic schemes and resultant impacts are asfollows:

• opening of South Ring Road from Bishopstown area toKinsale Road andSouth City link (expected byearly 19951, andpotential routing of west-east through traffic towards lowerGlanmire Road, via South City link (now complete), bringingassociated relief to theCity Centre and Western Road;

• completion of Blackpool Bypass to the Mallow Road (by1996/97) and opportunity to limit traffic activity on local approaches from thenorth, most notably viaGerald Griffin Streetand Shandon Street;

• longer term extension ofSouth Ring Road towards east,andnew Dunkettle interchange via new tunnel connection (by end19971, affording greater use ofSouth Ring Road, and potentialrelief to lower Glanmire Road, including opportunity to restore2-way routing viaMacCurtain Street, lower Glanmire Road andHorgan's Quay.

Thevarious proposals oredeemed toserve the diversion ofmajorthrough movements, butit is important that supportive junctionand linkage measures are developed to encourage maximumcontinuity of routing around thecity centre. In this regard, it isimportant to address present congestion at the intersectionbetween the South City link and Old Station Rood, and toestablish connection between thenew strategic links, most notably between theSouth City linkand Blackpool Bypass, andalsotowards lower Glanmire Road/Horgan's Quay.

CORK HISTORIC CENTRE ACTION PlAN

KEY

Existing .v.ain Highway Routes

-- ElCisting Railway line

• •• •• •• Proposed RailExtension

lUTS H;ghway Proposals

_ A5 Ccoseueed

_11.11 UnderConstnJction/Fuluree KeyInterthonges

• Grattan Street Scheme

The strategic proposals are complimented bythedevelopment oflocal schemes wh ich areofdirect significance tothe current study.Awest-north relief route isproposed through the Grattan Streetarea, effecting a route from Western Road to the Blackpool Bypass, via Lavitt's Quay. This will provide relief from local throughtraffic intheCity Centre andalong StPatrick's Street in particular.

The scheme passes directly through the study area and hasproved extremely contentious tothelocal community inenvironmental terms. The previously developed scheme involved demolition ofhistoric buildings and severance tothelocal community.The wide carriageway section andsweeping alignment made theroute unduly attractive tothrough traffic at the potential expenseofdiversion to thenewstrategic routes.

Such was the reaction to theproposals thata committment hasbeen given byCork Corporation nottopursue further widening/demolition inGrattan Street.

Whilst the concept of the route is supported, a more sensitiveapproach totheroute alignment and design treatment isnecessary to ameliorate the environmental impacts. As such, thedevelopmentofa satisfactory solution isviewed asa fundamentalingredient of theAction Plan.

3S

TO,"""..V) =~ ,

~i~ ==< ,~j

f

LOUGHMAHON

E9• South Parish Bypass

The recent construction oftheSouth Parish Bypass atGreenmounthasprovided an important linkage between South Douglas Roadand Pouladuff Road, serving to divert troffic from EvergreenStreet. Accordingly, this will provide relief tothe south side ofthestudy area by removing traffic from Barrack Street.

It isrecommended thatfurther attention begiven tothe effects ofthis route in the context of the HistoricCentre, thus toexploittheopportunity for further relief to theWestern Road corridor, inpotential routing between South City Link and Glasheen Road/College Road .

• Crosses Green Route

In the longer term, the proposal for a new bridgecrossing intheCrosses Green area,will afford a west-south connection betweenSharman Crawford Street and Lancaster Quay. This will affordrelief to the City/Historic Centre, and in conjunction with theSouth Parish Bypass, will provide for the development of localrouting under two-way operation viaGeorge's Quayand SouthTerrace, in turn bringing anopportunity torestore 2-way routingalong Grand Parade and South Mall.

Top: Transport Proposals in Corkshowing StudyArea highlighted

36

The scheme serves to compliment theGrattan Street scheme inpulling further traffic awayfrom theintersection between Washington Street and Grand Parade. It addresses the seriousqueuing problems along Washington Street onapproach totheright turn at the junction, which isnotably more severe than theleft turn into St Patrick's Street. As such, the Crosses Greenscheme warrants detailed attention, notwithstanding the need toresolve theimpacts of theGrattan Street route and theopportunities afforded bytheSouth Parish Bypass route.

Public Transport

Transport policy has sought to enhance the level of publictransport provision in lieuoftheprivate car, as endorsed withintheDevelopment Plan and embodied with theLUTS recommendations.

Discussions with the bus company and review of existing busoperations have shown theWestern Road services tobe themostprofitable, inrouting between Bishopstown and Mayfield, viaStPatrick's Street. The Company iskeen to expand bus prioritiesand supports the development of local shuttle services wherepossible, particularly in a north-south direction, whilst furtherinterest is expressed in theoperation of small vehicle Hoppa/Nippa mini bus services.

Consideration hasalsobeen given to thedevelopment of parkand-ride proposals in support of City Centre services, andattention was drawn to a possible site at StFinbars Hospital inDouglas Road, toassist thedevelopment ofnorth-south servicesand potential interaction with main haul routes.

Bus priority measures are poorly developed although a furtherbuslane has beenrecently introduced along Western Road, inadvance of the junction with Mardyke Walk. As such, it isoflimited benefit as, through lack ofroadspace, itdoes notextendthrough the more congested areas, via Court House Street andWashington Street, towards the junction with Grand Parade/Patrick Street, which represents themajor focus oftraffic congestion inthearea.

Development ofrail operations hasfocussed ontheexpansion oflocal commuter services. An abandoned railway route runswestwards beyond the station along Alfred Streetlowards the citycentre. The LUTS programme hasidentifiedpotential toresurrecttheline, increating a spurfrom theexisting Kent station toa newsuburban station at Brian Boru Street, thus providing an opportunity to enhance rail accessibility towards the central area, insupport of employment and shopping activities. Feasibilitystudies are currently being conducted under a consultancyappointment to advance the proposals on behalf of the railoperator.

Chapler 6. Movemenl and Networks

Pedestrian Routing

The LUTS programme hasshown thatover25%ofjourneytoworktrips are made onfoot, yetpedestrian routing through thecity isin severe conflict with vehicular movements, requiring attentiontotraffic signal phasing andtorefuge protection at junctions andcrossing points.

General footway provision andprotective measures alsowarrantattention. Special surfacing provision for thedisabled isbeingintroduced at crossing locations, but is notwidely developed,whilst theneutral colour employed does not assist the partiallysighted.

Amenity routing isnotwell developed andmovements along theriverside arenotencouraged, duetoa lack ofadequate footwayprovision, most notably around the study area and along theBachelor's Quayfrontage.

The pedestrian environment in theshopping areasoftheHistoricCentre isalso poor, most notably in North andSouth Main Streetsand Corn Market Street. Successful pedestrianisation schemeshave been developed in thenetwork ofside streets connected toStPatrick's Street in the City Centre, and the potential todevelopsimilar 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 although fairly heavily trafficked, isvery wide and affords opportunity as a major pedestrian and cyclist spine.

Cycle Routing

Cycle activities account for about5%ofjourney towork patternsin Cork. Other than the location of cycle stands, no specialmeasures for cyclists are established.

The sentiments of the Development Plan are recognised inconjunction with theneed todevelop innovative proposals. Theprovision of dedicated cycle ways is not supported by theConsultants however, through experience of lack of use andparking abuse.

Encouragement should be directed to thedevelopment of cycleroutes through less intensive traffic areas, in association withtraffic calming and environmental improvement measures, andprovision of cycle lock-up facilities and further cycle stands.

CORK HISTORIC CENTREACTION PLAN 37

Parking Management

Parking provision in Cork iseffected bycombination ofstructuredand surface level off·street parking facilities under long/shortstayoperation, togetherwith on-streetfaci lities, under short termdisc control system.

Discussions with local interest groups have shown parkingprovision to be an issue of major concern, with continuingdemand foron-street facilities to serve shopping/trading functions. In this instance, distinction has10 bedrown between shortterm shopper demand at the expense of the shop-owner'srequirements.

Attention isalsodirected toward thedevelopment ofpork-endride proposals, and whilst thediversity of routing to/from theoutlying areas makes it difficult to establish an economicallysuccessful system, opportunity may ariseinthecontext ofdedicated City Centre bus shuttle services along single fixed routes.

In this regard, the experience from previous park-and-ridemeasures introduced on a temparary basis in utilising bypassconstruction worksites during theTall Ships festival in 1991,mayprovideguidance for future opportunities.

Top: Pedestrian crossings at Northgate Bridge willneed to be improved to facilitate movementalong the Historic Spine route

LorryManagement

Heavy goods vehicle routing through theCity Centre isofseriausconcern, and theintroduction oflorry routing and managementmeasures warrant seriaus attention. little restriction exists atpresent andattempts tolimitdelivery timesandvehicle sizeshoveproved difficult, although measures introduced under thepedestrianisation programmes hove beenwell supported. Schemesshould therefore be developed under a consensus view inconsideration of local patterns of delivery, and thewider net·working requirements ofthelarger operators. Particular routingcharacteristics will require examination, specifically with regardto local goodsvehicle movements associated with thebreweriesand major department/retail stores established in Cork.

Thehighway schemes curren ~y being implemented, providefortheremoval ofthrough-traffic,andthus theopportunity 10 imposea strict routing regime is afforded to compliment the bypassmeasures. Atthe same time, attention should be drawn to thelimitation ofcentral area lorryactivity, by potential restriction ofservicing periods, encouragement to usesmaller vehicles, andprovision of physical restrictions, as part of traffic calmingmeasures.

It is recognised that the supporting legislative framework willneed to be explored and developed in this regard, whilst adialogue with trader groups, major ou~ets and suppliers in theCity Centre will needto be established.

38

Traffic Modelling and Assessment

General traffic modelling capability within the Corporation isconstrained. Staff resources in the Traffic Section of the cityEngineer's Department are also limited and severely stretched,inhibiting development oftraffic arrangements inthecity. In theabsence ofan interactive traffic model, much dependence isputon the use of manual assignment and assessment techniques,which are time consuming and inefficient.

Assuch, potential traffic improvement opportunities may not beadvanced or delayed, with a lack ofcapacity to confirm trafficimplications or tooptimise andprioritise options. In thiscontext,particular attention is drawn to the need for dynamic trafficassessment tools, responsive to the changing nature of trafficpatterns, and attentive to junction capacity and interactioneffects, appropriate to urban traffic conditions.

Chapter 6. Movement and Networks

• concentration of congestion at the gateway to the centralarea at junction ofWashington StreetandStPatrick's Street/GrandParade;

• opportunity to establish traffic plan for City Centre in conjunction with diversionary routing afforded byLUTS proposals;

need to reinforce routing to new routes, to resolve connections between strategic links, andtooptimise network capacity by improved junction arrangements;

need to advance local relief routing via Grattan Street/Bachelors Quayand Crosses Green;

• need to resolve environmental impocts of traffic in historicarea with particular attention toGrattan Street scheme;

• inefficient use of Mardyke Walk and Western Rood; andopportunities for amenity routing;

• poor pedestrian environment, lock of pedestrian/cycle facilities and needtoenhance public transport services;

Cork Corporation areacutely awareofthese limitations andhaveembarked on0 programme toupgrade traffic hardware, throughimprovement oftraffic signal installations as partofon expanding ATe system within thecity. Attention isalso being paid toestablishment of integrated signal operation under SCOOTISCATS systems, whilst a close liaison is being developed withCologne, inGermany (Cork's twin city] toexamine potential forinteraction regarding traffic system technology.

Accordingly, theneed for 0 robust traffic assessment frameworkisessential under development ofa responsive traffic modellingapproach, which is 'user friendly' and readily accessible, toprovide a means of testing alternative traffic strategies, inconjunction with efficient signal system operations, toensure anoptimum utilisation of the network.

•

•

nuisance and impact of largeheavy goods veh icles routingthrough the central area, the opportunities to divert tostrategic routes and need to resolve local delivery operations;

absence ofcentral areatraffic modelling capabilityandneedtoestablish assessment framework andsupportive resources,for the testing of alternative routing strategies and foroptimisation of network capacity.

Summary

In summary themain traffic issues affecting theHistoric Centrelcentral area are identified as follows:

• high levels oftraffic activity on approach toCity Centre andurgent needfor diversion ofthrough traffic from central area;

• routing difficulties with one-way system, creation of severance and traffic barrier effects;

• discontinuity of routing through Historic Centre, erosion ofhigh street character and impact on adjacent land-uses;

These issues provide thebasis for review and ore addressed indevelopment ofthetransport programme within thestudy area.


7. Reintegration of the StudyArea into the Mainstream ofthe Life of the City inEconomic, Commercial andSocial Terms, in a Mannerwhich is Sustainable

Top: The Mardyke, viewed from the westwiththe Historic Centre in the background.

It is well recognised that successful cities tend to be equallyattractive tolocal people, visitors, international businessmen andinvestors. The quality of the environment and its improvementembraces a series of issues, notall of them direc~y physical. Itistherefore important to recognise thatother factors will needtobe considered, including image, vision, perceived quality anddynamism.

The general issue of "positive image" is fundamental to allaspects of theregeneration ofCork, andisaddressed throughoutthereport. If Cork istoachieve its full potential itmust haveanattractive and lively City Centre. Economic initiatives are partofthestrategy, as are environmental initiatives.

A series ofopportunities and projects are setoutbelow. Theseinclude a rangeofshort and long term projects basedboth withintheHistoric Centre and along its activity spines.

42

The Need for a Tourism Review

It is recognised thatCork sits ina region ofoutstanding naturalbeauty. It hasa greatpotential for tourism which treats thecityofCork as both a visitor destination anda tourism base. The cityisnotperforming as successfully as itcould and has not developed its attractions sufficiently.

A comprehensive review ofCork's tourism potential isneeded.The review would examine the strengths and weaknesses ofCork's tourism position in relation to the fundamental criteriaidentified. In particular an examination oftherole andeconomicimpact of thecity's investment infestivals, events and the arts iscritical to the formulation of an arts and cultural industriesstrategy for the future. The ability of the city to cater for theincreasing discretionary business tourism sector will require acomprehensive auditof the present infrastructure.

Lothian and Edinburgh Enterprise Limited (LEEL) an offshoot oftheformer Scottish Development Agency demonstrates an effective way forward for Cork. The agency has as its remit thepromotion oftourism development inEdinburgh which producesan annual income of£480 million. LEEL recognises theinterdependence between tourism and socio-economicdevelopment inits strategy, fostering small scale economic activities to takeadvantage ofthecaptive tourist market. In addition theArts andCultural programme, and business tourism are integral to theapproach with comprehensive development strategies in place tobuild on past successes.

It isrecommended thatCork Corporation, working alongside theRegional Tourism Organisation and supported by the CityEnterprise Board should commission theReview as a matter ofurgency. Many other competing cities have had their strategiesin place for some years now and unless Cork treats this as amatter ofpriority, itwill belosing outtoother centres in thefuture.

In addition thefollowing should be examined and assessed:

• The vitality ofthetourist-related commercial economy oftheCity Centre, including all types of retail and service businesses, andtheoverall level oftradeandeconomic performance, including job creation and revenue generation. Theproportional value ofthetourist trade to thelocal economymust be identified;

• Cost/benefit analysis (not narrowly economicbutalso environmental and sociol] ofthetourist tradeon theCity Centre(including an assessment of the impact of various marketsegments ego coach parties, independent travellers, daytrips, conference delegates etc]:

Chapler 7. Reintegration of the Study Areo

• The impact of commercial property developments whichhave been undertaken, in terms of attracting visitors andencouragingtheestablishment oftourism related andotherbusinesses;

• Proposals for broadening the base of the local economy,building onexisting examples ofarea regeneration such astheTriskel Arts Centre development strategy and the NorthLee Development Company's initiatives;

• Impaclofnewinitiatives established bytheRegionalTourismOrganisation for encouraging tourism to thebenefit of thelocal economy andtheimprovementoftheenvironment, andin balance with local interests;

• Methods of managing tourism to maximise its benefits forCork City (this could include an examination ofthe relationship between theairport, ferryport and railway station withparticular regard to access to thecity);

• Lessons learned which can be implemented throughout theEU in similar cities.

Proposals should be made in theReview for:

• Improving the commercial economy of theCity Centre bybroadening its base or by other appropriate means. Thisincludes thestimulation ofsmall scale economic activities tosupport tourism activities;

• Sharpening thelocal economic benefits oftourism, includingencouragement of local suppliers to thetourist industry;

• Improving themanagement and integration oftourists withintheCity Centre;

• Development ofnew tourist attractions andaccommodationthatwill attract the "grown-up" tourist to srend time in thecity.

The resultsofthestudy should bemanagementguidelines both foruse in theCity Centre and,with appropriate adaptation, foruseby those EU member states or potential member states withregional capitals or other medium sized historic cities.


Top: Emmett Place, an important arts and culturalfocus in the City Centre

43

TOURISM DEVELOPMENT STRATEGY

Existing attractions for tourists orespreadthroughout thecity withEmmet Place containing theoperahouse and artgallery formingthemost active focus. The main area for tourist accommodationlies tothe west along theMardyke andWestern Road,which alsolinks to Univers ity College, Fitzgerald Pork and theCork PublicMuseum. The twin anchors of the Mardyke and Emmet Placeestablish thepotential forovisitor andleisure spine runn ing east/west through theHistoric Centre.

The tourism development strategy for the Historic Centre shouldseek toreinforce this predominant east/west axisbyconcentrating new visitor attractions along the axis in such a way as tocomplement existing activities. This includes :

• The upgrading ofthearea surrounding thenew hotel at the'point' of the island, including provision of pleasure bootaccess tothe harbour as envisaged in theDevelopment Plan;

• Enhancement of all the main arrival points with upgradingandnew facilities , particularly the ferry and railway stationsincluding the relocation oftheCobh/Youghal roil shuttle tothe junction of Alfred and Lower Glanmire Road, andproviding a pedestrian-friendly means ofaccess through tothe 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 movements to the west by reinstating the historic Mardykepromenade and reducing trafficalong Sheares Street;

• The upgrading oftheMardyke with extensive environmentalimprovementandtheencouragementofnew developmentofhotels and guest houses;

• Promotion of the further development of small scale touristaccommodation and visitor attractions along this route;

• Enhancement of thequality of public spacein Emmet Placeand Paul Street in recognition of their role in attractinginternational tourism;

• Promotion ofthelater introduction afaneast/westtaurist busshuttle with the potential for park-and-ride facilities at theends;

• Enhancement afthearea around StFinbarr' sCathedral andShandon historic precincts by strengthening af pedestrianlinkages with the centre.

44 Chapter 7. Reintegration of the Study Area

E9 .~--o 50 100 150 '00

The Green Link

This projectfocuses on theextension of thePaul Street pedestria

nisation scheme to provide a tourism development link from

Emmet Place to theMardyke Walk. This requires the following

actions:

• establishment of a pedestrian priority route along Castle

Street throughto the junction of Liberty Street and Grattan

Street, including environmental measures and supportive

traffic measures;

• reduction of traffic along Sheares Street by introduction oftwo-way routing along Washington Street (as outlined in

Chapter8) and the introduction of trafficcalming measures

to reduce impactof local traffic movements;

• reinstatment of the historical Mardyke promenade by theintroduction of measures to reduce through traffic from

Mardyke Street westwards and environmental treatments to

restore the quality of 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 furthertouristaccommodationand attractions 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 frontageof the Mercy Hospital by the introduction of compatible

hospital activities or a "live edge"along this faceaspart of

the hospital redevelopment programme;

• introduction of an environmental improvement programmealong this Link to include grounding of overhead wires,

removal of street clutter; improved street furniture; interpre

tive and directional 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 atthestartofLowerGlanmireRoad thetrail couldlaterbe

formally extended from DauntSquare 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 concentrationsof unemployment in the North and South sides which hasincreased in recent years. The Historic Centre is at theheartofthe North/South spine running alang Gerald Griffin Street,Shandon Street, North and South Main Streets and BarrackStreet which links these areas of deprivation.

This spine represents thesingle most important generator oflocaleconomic activity in that it offers the potential for small scalesocio-economic development at the"grass roots" level. The areaneeds reinforcement of its role as a local main street, serving thelocal community in parallel toStPatrick's Street,which serves theregional community.

The socio-economic development strategy should seek to reinforce the north-south commun ity axisandtostimulate theHistoricCentre by:

• Directing effort to small scale economic activitieslocated intheinterface between thehigh street shopping frontage andthe residential component. These include backland, lanesand redundant warehouse buildings;

• Reuse of redundant shopping frontage for nonshoppingactivities, such as tourist uses or even a return to residentialuse;

• Promotion of themed quarters which reinforce the marketplace for specific goods and services;

• Introduction of business support schemes which assist smallbusiness development;

• Preparation ofa vacant buildingregister tomatch availablespacealong the axis with small business needs;

• Building on thework ofVocational Training schemes in thecity tomatch educational programmes with business needs;

• Preparation ofa directory oflocal economic activities including newsletters, promotional literature, etc;

• Facilitating north/south movement of pedestrians, cyclistsand public transport vehicles.

45

The Historic Spine Programme

This programme of projects and services focuses on ShandonStreet from its junction with Cathedral Road through North MainStreet, South MainStreet and Barrack Street to its junction withNoonan Road, and proposes thereinstatement of the traditionalmain street quality and performance oftheroute bythefollowingactions:

• introducing two-way routing of traffic along the length ofthese roads;

• restricting heavy goods andcommuting through traffic bytheintroduction of "gateway" controls at themain entry pointsto thestreets;

• introducing north-south bus shuttle service toserve thelocalcommunity;

• facilitating short stay parking along theroute bytheintroduction ofrestricted parking permits tobe used solely along thisroute, and backed up byrigorous enforcement measures;

• introducing lorry management procedures relating to onstreet del iveries, refuse removal and service vehicles;

• facil itating pedestrian and cycl ist movement along theroutewith particular emphasis onpedestrian crossings and measures for disabled persons;

• establishing environmental improvement measures alongthe route including grounding ofoverhead wires; removal ofstreet clutter; improved streetfurniture and signage; surfacerenewal and landscaping;

• promoting the useofvacant upperfloors for residential andemployment purposes; and,

• promoting the socio-economic development strategy.

46

STRATEGIC ROLE OF THE HISTORIC CENTRE

There is a need to promote the idea of an integrated strategywhich would form thebasis of the "vision" ofthecity ofCork inthetwenty first century, andwould serve todefine therole oftheHistoric Centre. The strategy would needto define thearea offocus and reinforce its linkages toother established locations.

Any attemptto reintegrate theStudyArea into the mainstream lifeof thecity ishowever dependent on defining a new role for theHistoric Centre to complement thatof themain City Centre andadjacent areas. The role of theHistoric Centre in thecontext ofCork haschanged in recent yearswith thepressures ofsuburbanliving andshopping. This hasledtoa gradual decl ineoftheareaas a shoppingand residential precinct.

The pressing problems ofunemployment must beat theforefrontofthenew vision which must recognise theimperative tocreatesustainable jobs. Funding for theHistoric CentreAction Plan mustoccur within the context of the National Plan which has beensubmitted for EU funding, particularly within theurban renewalsub-programme.

Tourism isseen asan important tool ofeconomic regeneration inmany of the post-industrial cities in Europe. The importance oftourism in presenting a positive image of a city can create theenvironment for inward investmentandrelocation decisions overand abovethe impact of tourist revenue.

Defining a New Role for the Historic Centre

The Historic Centre is well located at the "cross-roads" of theNorth/South Community Spine andtheEast/West Visitor Spinewhich clearly defines its importanceasan integrator. Thisimpliesthat if effort is directed to strategies and measures within theHistoric Centre which reinforce its role and performance, theCentre will have a profound effect on both socio-economic andtourism development along its spines.

Against this background, the Historic Centre hasa real role toplayinthepromotion ofsocial integration within Cork. This isthelocation where most citizens interacton a day-to-day orweek-toweek basis. Unlike theperipheral shopping centres, access tothecity centre isrelatively easyfor persons without access toprivatetransport. Datacollected for theLUTS Review shows therelativeimportance ofalternatives tothemotor corfor journeys toworkor school in the city - 26% are on foot, 12% rely on publ ictransport while 46% use the motor car. Pedestrian surveyscompleted recently for theHistoric Centre Action Plan atvariouslocations in theCity Centre confirm theimportanceofalternativesto themotor car .

Chapter 7. Reintegration of the Study Area

The Historic Centre is also more likely toaccommodate a mixedresidential population than thesuburbs which tend tohave beendesigned with certain social groups in mind. The range ofpremises available ismore suitable for the non-standard familyhouseholds which are becoming an increasing proportion ofthepopulation.

The Historic Centre thus performs an important function inbinding diverse ports ofthe city together andproviding a locationwherepersons from different socio-economic backgrounds caninteract onan equal footing . This function should be protectedand encouraged. The achievement of this objective requires thecontinued improvement of the physical environment of theCityCentre toattract Cork's citizens. The issues of the impacts oftraffic, vacant andderel ict property, access andthequality ofthepublic realm need to be addressed. In addition there must besufficient attractions or 'magnets' in theHistoric Centre toenableit to perform this function.

The future role of the Historic Centre is therefore defined asfollows:

• The focus for co-ordinating socio-economic andtourism initiafives;

Aseedbed forsmall scaleeconomicactivity and themarket outlet for these activities;

• The location ofhigh profile demonstration projectswhich address issues generictotheCity Centre andwider area;

• Providing a total living environment with access toeffective openspaceprovision, mixed useactivitiesandcommunity services;

• The application of0 setof fundamental urbandesign principles, which reinforce urban quality;

• Setting standards forenvironmental improvementand conservation of existing fabric;

• Reinforcing local heritage.

This role provides a framework for theidentification ofa rangeof opportunities for action along theaxes.


8. Resolving the ProblemsRelated to the EnvironmentalImpact of Traffic

Defining a New Approach

The schemes defined as partof thelUTS programme provide avery sound framework for the resolution ofthetraffic problems inthecity, and offer particular opportun ities in the context of theHistoric Centre.

Given the level ofinvestment committed tothe highway improvement programme, it is imperative thatsupportive measures bedeveloped toreinforce routing tothenew bypass and ring roads,whilst linkages beestablished between thenew routes toprovidefor continuity of routing. Corresponding town centre measuresshould be established in accordance with expected Iraffic relief,such tolimit thecreation ofan alternative setofproblems and toexploit land-use, amenity and commercial opportunities.

lessons may be drawn from the current Bypass DemonstrationProject commissioned bythe Department oftransport IUK) whichhighlights the need for concurrent attention to town centres inparallel with theintroduction of bypass relief routes. This hasadistinct analogy with theproject in Cork, and attention isdrawntotheneed tointroduce calming measures todiscourage continuedrouting through the City Centre, and toconsolidate environmental benefits.

Above: Castle Street represents an opportunity toextend the Paul Street pedestrian schemeinto the Historic Centre

Historic Centre Programme

The programme ofmeasures fortheHistoric Centre is thereforeconceived in the context ofa broadertraffic plan, toestablish aframework for regeneration ofthearea. The health ofthestudyarea is thus dependent on the wider vision for theCity Centre.

The initial focus wi ll be directed towards the resolution of theWestern Road corridor as itenters the City Centre, thus toaddresstheopportunities afforded bythepotential relief oftraffic divertedto the South Ring Road and the potential to re-establish theamenity of the Mardyke.

Particular attention will bepaidtotheresolution ofthe west-northrelief routing via Grattan Street and Bachelor's Quay thus toestablish an environmentally acceptable solution wh ich relievespotential severanceeffects, yetdevelops an effective traffic routeat appropriate capacity, which is not attractive to strategicthrough-movements . Concurrently, efforts will be concentratedtoprovide an enhanced waterfront route along Bachelor's Quayand lavitt's Quay, consistent with the environmental opportunities and traffic objectives.

The opportunities in the Historic Centre may beconsolidated byfurther attention to the existing South Parish Bypass and proposed Crosses Green route.

Chapter 8. Resolving the Problemsof Troffic48- - - - - - - - - - - - - - - - - - - - - -------- - -----

The potential reliefaffordedto theShandon Street/Main Street/Barrack Street corridorprovides for re-establishment of continu

ous routing in a north-south direction, within a calmer trafficenvironment and improved context for pedestrians, local accessand shopping activities.

In turn, thepotential isextended to provide for integration withthe City Centre. The relief from through traffic provides animproved traffic/ pedestrian environment forenhancementof theprime retail spine along St. Patrick's Street continuinq intoMacCurtain Street, and of the commercial spine along GrandParade and South Mall.

In thecontext of thewider trafficopportunities, theprinciple hasbeen to concentrate main traffic routing along the south of the

rivervia Bachelor's Quay, Lavitt's Quay andMerchant's Quay,witha calmer trafficenvironment alongthesunnier north side viaNorthMall, Pope's Quay,Camden Place andSt. Patrick's Quay,

consistent with urban design objectives.

The proposed measures will bedeveloped inconjunction withtheprogramme of infrastructure and drainage improvements, andexpansion of theautomatic trafficcontrol system, planned for the

local area.

Dynamic Traffic Management

In traffic terms, there is an increasing recognition that citiesoperatein differentwaysat differenttimes of the day,week andyear, and thatstatic solutions, such aspurepedestrianisation orrigid traffic routing and control, are noteffective in recognisingthisdynamic.

At present the Garda Siochana exercise overall authority ontrafficcontrol in thecityand on potential changes to thesystem.The intention is to develop a responsive traffic system thatcouldbe managed more effectively by Cork Corporation workingalongside theGarda Siochana. The purpose thus is to developa system whichwould be moreresponsive to change andcouldbe managed on a flexiblebasis.

Traffic modelling capability requires urgent attention in thiscontext, in recognition of the limited resources heldwithin theCorporation. Accordingly, the intention is to establish a trafficassessment framework aspartof an initial programme of work,in refinement of thescheme proposals and asa basis for widerdevelopment in thecentral area.

Key Issues

The proposed transport measures provide an opportunity toestablish a revised traffic plan for the City Centre. A newapproach isthus defined to incorporate thefollowing:

• optimisation ofdiversion of through trafficmovements tonewbypass routes including introduction of lorry routing andmanagement measures andattention to service anddeliveryoperations in the CityCentre;

• optimisation of network capacity through improved junctionarrangements, including development of dynamic trafficmanagement measures and assessment capability in re

sponse to changing traffic patterns;

• incremental development of central area traffic schemes bygradual resurrection of two-way routing and reduction of

severance;

• introduction of trafficcalming measures and improvementsto pedestrian environment to include enhancement of riversidewalkwayto include facilities for tourist coach parking.

OVERALL TRAFFIC FRAMEWORK

An overall trafficstrategy for thecitymaythus beestablished aspartof an incremental approach. The mainelements areoutlinedbelow in reference to development of the LUTS proposals andother related schemes.

• South Ring Road Strategy - Stage 1

Completion of theSouth Ring Road from Bishopstown towardsSouth City Link; improved junction arrangements to encouragediversion to the new route and longer term completion of theMelbournLink Road; in turn,affording relief to Western Road,Model Farm Road and Bandon Road.

• South City Link

Elimination of trafficdelays alongSouth CityLinkby attention tojunction arrangement/local routing at intersection with OldStation Road; attention to routing continuity from South CityLinktowards Blackpool Bypass and Lower GlanmireRoad/Horgan'sQuay; in turn, providingformaximum diversion of traffictoSouthCity Link from local routes;

CORK HISTORIC C:NTREACTION PLAN 49

50

• Blackpool Bypass Strategy

Completion of Blackpool Bypass and development of linkagewith new Mallow Road and North Ring Road, providing relief toGeraldGriffin Street/Shandon Street and Watercourse Road/John Street Upper corridors;

• Mardyke/Western Road Strategy

Afforded by the partial completion of the South Ring RoadtowardsSouth City link andexpected traffic relief along WesternRoad; in turn, providing for thepotential reintroduction of twoway routing in Western Road and the opportunity to establishamenity routing along Mardyke Walk via liberty Street andCastle Street;

• Grattan Street/Bachelors QuayStrategy

Establishmentofwest-north routing between WesternRoad andBlackpoolBypass viaa Iwo-way operationalongGrattanStreet,BachelorsQuayandLavitt'sQuay; inturn, affordingopportunityfor an improved pedestrian environmentin iheGrenville Place/Mercy Hospital area and relief to traffic levels in St. Patrick'sStreet;

• Shandon Street - Main Street - Barrack Street Strategy

Reintroduction oftwo-way routing along thenorth/southhistoricspine and improvement to pedestrian/ traffic environment ondlocal bus operations, afforded by relief 10 Shandon Street oncompletion of the Blackpool Bypass, and to Barrack Streetfollowing recent construction of the South Parish Bypass andfuture implementalion of the CrossesGreen Strategy;

• Pope's QuayStrategy

Development of two-way routing along Forren's Quay andPope's Quay between Northgate Bridge and Opera HouseBridge;afforded bycompletionof the BlackpoolBypassnetworkand consolidation oflinkages via Lavitt 's Quayand Merchant 'sQuay;

• Crosses Green Strategy

Construction of a new bridge crossing effecting connectionbetween LancasterQuay andBishop Streetvia Sharman CrawfordStreet/Wandesford Quay; potential interaction with the SouthParish Bypass and establishment of west-south rel ief routingbetweenWestern Road andSouth City Link; in turn, providingforthere-establishment of two-way routing via South Terrace andGeorge's Quay and relief to Douglas Street, Evergreen Streetand Barrack Street;

Chapter s . Resolving the Problems of Troffic

• Central AreaStrateg>

Enhancement of the traffic/pedestrian environment and localbus operotionsinSt Patrick's Street afforded byGrattan Street/BachelorsQuay Strategy; reinforcementofthepedestrian corridoralong Castle Street/Paul Streel and Emmet Place affordedbyMardyke/Westem Road Strategy and Grattan Street Strategy;and, the introduction of two-way routingand improved traffic/pedestrianenvironment and local busoperations in South MallandGrand Paradeoncompletion oftheCrossesGreen Strategy;

• South Ring Road Strategy - Stage 11

Completion ofthe SouthRing Road from SouthCity linkRoad toDunkettle Interchange, affording further relief to traffic in Western Road and rel ief to through movements in Lower GlanmireRood, Horgans Quays and MacCurtain Street;

• MacCurtain Street/G/anmireRoad Strategy

Afforded by final completion of the South Ring Road to east;providing for potential reintroduction of main 2-way trafficrouting along Horgans Quay and Lower Glanmire Road, between Railway Street and WaterStreet , and along MacCurtainStreet; in turn, providing for improved environment for localtraffic, pedestrian and bus movements in Lower Glanmire Roodand MacCurtain Street;

• Public Transport Strategies

Possible development of a rail extension and 0 new station atAlfredStreet/BrianBoru Street and interface between local raillbusservices, with further development of local busoperations,bus priority measures, city shuttle services and park-and-ridefacilities;

• Traffic Management Strategies

Establishment oflorry management policies inaccordance withlegislative procedures, and thedevelopment oflorry routing viastrategic roods inconjunction withdelivery/servicing controls incentral areas;

Continueddevelopmentofparking managementincentral area,inresolutionofon:slreet/off-street facilities,shopper/shop-ownerdemands, commuter requirements, limited/long stay controlsand enforcementparameters;

Establ ishmentofa troffic controlframework bythe consolidationof signal arrangements and development of SCOOT/SCATcontrols, togetherwilhthe developmentofcentralarea modell ingcapabilities.


ACTION AREA STRATEGY

Proposals for thestudy area are established in the context oftheoverall traffic strategy sodefined. The measures are focused onthe development of thefollowing:

• western corridor West-North relief roads schedule coveringWestern Road, lancaster Quay,Mardyke, GrattanStreet and lavitt's Quay;

• West-South relief roads scheme concentrated on CrossesGreen;

• Historic spine route scheme inShandon Street, Main Streetand Barrack Street;

• Eastern corridor schedule inMac Curtain Street, PenroseQuayand lowerGlanmire Road.

These schemes would be introduced in conjunction with widermeasures in the City Centre, together with the introduction ofselective public transport measures and establishment of adynamic traffic management programme.

Top: The City Centre, showing levels of trafficand pedestrian activity.

Sl

Traffic Assessment Framework

A core traffic assessment framework would be initially established to provide advancement of the Action Area proposals.This would provide the basis for development of an overallmodelling capobility for the central area of the city. Theframework would in thefirst instance be focused on theHistoricCentre, and would build on the traffic studiesconducted underthecurrent programme, to incorporate thefollowing:

• purchase ofappropriate traffic assessment package;

• establishment of local network and development of trafficfigures, in reference toAction Area proposals;

• development and calibration of traffic model;

• development oftraffic assignments, turning movements andcapacity implications;

• testingandrefinementofscheme proposals andoptimisationof network capocity.

A local modelling framework will thus beestablished, as a basisforwider development in the central area of thecity.

Western Corridor/Grattan Street Scheme

These measures have concentrated on the development of aneffective yetsensitive approach towest-north routing through thearea, inconjunction with an enhanced pedestrian environment.The main elements of the scheme are described as follows:

• introduction oftwo-way working viaWestern Road, lancasterQuayand Washington Street;

• introduction of two-way routing of traffic movements fromMardyke Walk, Mardyke Street and Sheares Street servingwestlo north movements from Western Road towards GrattanStreet, with return movement for local access and amenitytraffic;

• establishment of two-way operation of west/north trafficmovements along Grattan Street with one-way routing viaCourt house Street into lancaster Quay;

• revision tolayout andsignal arrangements at Bandfield andCourthouse Street junctions and realignment of ShearesStreet in vicinity of Fenn's Quay towards junction withGrattan Street;

52

• location of selective pedestrian crossing points in ShearesStreet and Grallan Street tominimise theimpact ofthroughtraffic;

• establishment of further pedestrian bridge across the river,spanning between Corn Market Streetandthefootpath totheShandon Centre;

• establishment of a foot-street zone between Emmet Place,Paul Street, Castle Street, Liberty Street towards ShearesStreet, continuing the amenity spine alongside the trafficroute via Sheares Street and Mardyke Walk;

• improvement of the pedestrian environment, together withselective bus routing inMardyke Walk extending through toSt. Patrick's Street;

• potential introduction of a City Centre/tourist shullle busservice along Mardyke Walk, Sheares Street, WashingtonStreet, St.Patrick's StreetandMacCurtain Street/St. Patrick'sQuay, to/from therailway station, in conjunction with parkand-ride facilities at either end.

Marsh Environmental Cell Scheme

This project focuses onthearea bounded byWashington Street,Grenville Place/Woods Street, theNorth Channel and GrallanStreet and involves:

• development of riverside walkway over thesection frontingBachelor's Quay, together with a corresponding footwayimprovement along Grenville Place/Prospect Row towardsSheares Street and along thesouth side ofthe road aroundcorner opposite St. Vincent's Bridge;

• area basedtraffic calming scheme based onlimiting internaltraffic to 20 miles per hour;

• introduction of road narrowings, change of surface andsignage at the entry points to the area to reinforce thisprinciple;

• closure of the Grenville Place end of Henry Street andcreation ofa new entrance court to existing and proposedhospital buildings;

• closure oftheGrallan Street endofHenry Street tothroughtraffic and thecreation ofa shared surface playstreet.

Chapter e. Resolving the Problemsof Traffic

Bachelor's Quay/Lavi"'s Quay Scheme

This scheme forms partofthewest-north routing between WesternRoad andBlackpool Bypass, andopportunity isderived fromthegenerous carriageway width developed along Lavitt's Quayto establish an improved urban design concept, as follows:

• development ofa two-way boulevard route along BachelorsQuay and lnvitt's Quay with protected 2-lane routing forthrough traffic, with separate accommodation for turningtrafficand tourist coach parking, and enhanced pedestriancrossing facilities;

• establishment ofa widening line between Grallan StreetandNorthgate Bridge involving partial demolition ofthe existingLucas building and relocation toanother site;

• retention of theorthogonal road pallern at Grallan Street/Bachelor's Quay junction without demolition of existingwarehouse building;

• improvement to the junction arrangements at NorthgateBridge including provision ofenhanced signal controls;

• provision for an improved footpath along the riversidewalkway including tree planting and enhanced pavementtreatments;

• development ofan appropriate junction layout at theOperaHouse Bridge intersection between Blackpool Bypass andMerchant's Quay,to include the closure of Emmet Place.

• concurrent introduction of two-way routing along Pope'sQuay and introduction of traffic calming/environmentalimprovement measures.

Crosses Green Scheme

The construction ofa new bridge crossing in theCrosses Greenareaprovides forawest-south rel ief route inavoidanceofthe CityCentre and historic area. The sequence ofevents proposed is:

• establishment of new bridge crossing on the south sideofLancaster Quay from new signal controlled intersectionopposite Wood Street;

• development oftwo-way routing in 12m corridor (inclusiveof carriageway and footways) alongside river, viaWandesford QuayandCrosses Green Quay, towards newintersection with Proby's Quay;


• scheme tofollow City Engineer's proposal involvingdemolition ofbuildings adjacent toriverwhilst retain ing theterracebuildings in Proby's Quay;

• Sharman Crawford Street to be retained as onewayroute,providing option for limitation ofturning movements at newCrosses Green/Proby's Quay junction;

• provision of tourist bus parking along thewaterfront;

• attention to width constraints in relation to existing schoolbuilding in Sullivan's Quay;

• establishment of two-way routing from Anglesea Street viaSouth Terrace, George's Quay, Sullivan's Quayand BishopStreet into Western Road;

• attention tojunctionarrangements viaSouth Terrace, CopleyStreet and Anglesea Street.

Historic Spine SchemeShandon Street/Main Street/BarrackStreet

Acomplimentary stagecanbeinitiated ina north-south directionupon completion oftheBlackpool Bypass linkage totheMallowRoad, to reinforce diversionary routing and to incorporate thefollowing:

• establishment ofgateway controls into Shandon Street fromthenorth at the junction with Cathedral Road;

• establishment of gateway controls at the southern end ofSouth Main Street in conjunction with the existing bridgecrossing;

• establishment of 2-way routing via Shandon Street andNorth and South Main Streets, in conjunction with trafficcalming and environmental improvement measures;

• introduction of north-south bus shuttle service.

The measures may be expanded toaccord with and strengthenthe anticipated relieffrom the South Parish Bypass atGreenmountand the introduction of two-way routing between South TerraceandWestern Road/College Road viatheCrosses Green proposals. As such, it will be possible to extend the measures intoBarrack Street and Douglas Street/Evergreen Street, as follows:

• establishment of gateway controls into Barrack Street fromthe junction with Pouladuff Road, and into Douglas Streetand Evergreen Street from the junctions with Summer HillSouth;

53

• extension of the 2-way routing via Shandon Street andNorth & South Main Streets through Barrack Street andDouglas Street/Evergreen Street;

• extension oftraffic calming and environmental improvementmeasures to suit.

CityCentre Proposals

Improvements to the environment in the central area can beestablished in thecontext ofthe traffic improvements to reinforcerelief routing along Grattan Street/Lavitt's Quay, to incorporatethe following:

• introduction of traffic calming/environmental measures inDaunt Square to control entry into St. Patrick's Street fromWashington Street/Grand Parade;

• establishment ofgateway controls at entrance toSt. Patrick'sStreet from the north at junction with Merchant's Quay;

• maintenance of 2-way traffic movements, and introductionof traffic calming and environmental improvements, including restriction to essential users and bus services, andlimitation on servicing activities.

• reinforcement of pedestrian facilities along Emmet Place/Paul Street establ ished as continuation ofwest-east amenityrouting via Mardyke and Castle Street corridor; •

• establishment of gateway controls into Corn Market Streetfrom Coal Quay, andtheintroduction ofaccess restriction todiscourage through routing .

Dynamic Traffic Management Proposals

Apilot projectwhich isbeing funded bytheEU as partoftheCorkUrban Pilot Project, isproposed tofocus onthenorth/south spinerunning from Shandon Street, through North and South MainStreet to Barrack Street which will consider the effects of theintroduction ofalternative routes andpedestrian strategies withinthe street atdifferent times ofthedayorperiods oftheweek/year.

The project will be developed in conjunction with the development of the traffic modelling framework, and introduction ofSCOOT/SCAT traffic signal control measures toincorporate thefollowing:

• examination ofpotential traffic network andcapacity implications in association with coretraffic assessment studies;

54

• establishment ofeffective signal arrangements os0 basisforcontrolling alternative turning conditions otrnoin entry junctions;

• testing ofalternative gateway controls/treatments andtrafficcalming measures;

• examination of procedural/legislative powers and requirements;

• examination ofimpact on traffic and pedestrian activities inlocal 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 studytogouge theeffectiveness of themeasures and the response oflocal traders' associations to increased benefits. This wouldestablish the basis for introduction of controlled traffic/pedestrian zones along the Historic Spine Route, and in St Patrick'sStreet and MacCurtain Street.

Continued Development Strategy

The measures developed under theAction AreaStrategy providefor extension oftransport calming and environmental improvements 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 areato encourage diversion to the Crosses Green link via SouthTerrace and Gearge'sQuay, to incorporate thefollowing:

• establishment of gateway controls into South Moll fromAnglesea Street;

• extension ofgateway controls into thecentral area from thewestviaWashington Street, tothe junction with Court HouseStreet;

• introduction of2-way routing along South Moll through intoGrand 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 theSouthRing Rood and tunnel crossing towards the Dunkettle interchange, and effecting of0 connection between lower GlanmireRood and the future Mallow Rood viatheNorth Ring Rood, willprovide for relief ofthrough traffic along lowerGlanmire Rood,MacCurtain Street and Horgan's Quay/Penrose Quay. Assuchthe City Centre proposals defined before may be extended toincorporate thefollowing :

• establishment oftwo-way routing along Horgan'sQuayandPemose Quay between lower Glanmire Rood and OperaHouse Bridge;

• establishment of two-routing along thecontinued section oflowerGlanmireand MacCurtain StreetandviaBridge Streetinto Merchant's Quayand St. Patrick's Street;

• establish gateway controls at the entrance to MacCurtainStreet from theeastat Brian Boru Street and introduction oftrafficcalming measures and environmental improvementsin MacCurtain Street;

• extension of east-west bus shuttle service via MacCurtainStreet;

• re-establishment of railway line from Kent Station to 0 newstation at Alfred Street for extension of rail shuttle servicesfrom Cork;

• direction of City Centre bus shuttle services to link into thenew station ,

Conclusion

The traffic measures define a broadstrategy for therevitalisationofthe Historic Centre andfor integration with thecentral precinctof thecity. Aframework for thedevelopment ofenvironmentalimprovements and conservation measures isestablished in turnproviding opportunity tosupport local shopping andcommercialactivities.


9. Regenerate the Historic Partsof the City


The commercial overview oftheproperty development market inCork City concludes that a development led approach to theregeneration of the Historic Centre is unl ikely in the short tomedium term.

It is now widely accepted that theregeneration process must belargely led bydeveloping infill sites and stimulating re-occupation of existing housing in the City Centre. This will serve topromote local economic activity, in particular local shopping,make effective use of thevacant floors pace above shops in thestudy area, and sustain thesensitive refurbishment and maintenanceof building fabric.

People are less likely tobe attracted backinto thecity ifitoffersa poorpublic realm. City living if itistobe successful needs highqual ity streets, publicparks, improved public spacedesign andmanagement standards, safety and security, mobil ity and widechoice in goods and services.

An effective publicrealm strategy isessential todeliver thehighquality European living environment demanded by the urbandweller and other city users. Proposals should therefore includethefollowing measures:

• Formulation ofgeneral street design principles applicable tothe public realm throughout historic areas;

Above:The market buildings in Corn MarketStreet

• design guidelines for affordable street furniture, lightingstandards, signage, surface treatments, soft landscapingand mobility requirements;

• priority for environmental improvements along the north/south and east/west axes with particular emphasis placedongateways tothe city; the bridges;at crossroads andat thejunction of theaxes;

• provision of linked public spaces along these axes whichreinforce their particular qualities of place and provide arangeofamenities for all age groups and incomes;

• an effective management for the Market Place, mainshopping streets and public open spaces;

an artsprogramme toanimate thepubl ic realm with visualand performing media, festivities and events;

• area basedpublic realm strategies toreinforce local identity,establish linkages toother areas and improve the interfacebetween the community and the car.

S6

PUBLIC REALM STRATEGY

Clearly a newapproach to thedesign and management ofthepublic realm needs to be defined to provide a clear andunambiguous strategy for improvement of the roads and footpaths intheCity Centre. Atpresent thead hoc approach touseofsurfacing materials andtheimposition oftraffic measures andservice related infrastructure have contributed to theerosion ofurban quality in the Historic Centre. Signs, posts, bollards,coloured and textured paving are placed with little ornoregardto thesurrounding buildings or to thevisual contribution of theoverall streetscape. They give the Historic Centre an artificialidentity instead ofallowing its own personality toshine through.A major issue in the Historic Centre is the maintenance of thefootpaths in particular when new underground services areinstalled and inappropriate "patching" occurs.

The following key principles will need to be recognised indeveloping a public realm strategy:

• Conservation and urban quality;• Traffic and pedestrian safety;• Use bypeople with disability;• Practical requirements ofmaintenance.

The approach adopted in Edinburgh shows that by use of alimited range of materials and street furniture a high qualityurban environment can be achieved.

It is proposed that this type of approach is adopted and it isrecommended thatthe Historic Centre Action Plan becomes thevehicle to articulate a City Centre wide public realm strategy,demonstrating good design and management practice andforming thebasis ofa Design Manual toguide statutory undertakers, developers, building owners and the Cork Corporation.

The basis for theapproach lies in thefollowing programme ofaction:

• Reduce street clutter byremoval ofall unnecessary signs andposts by:

• Undergrounding ofoverhead cables;

• Fixing street lighting to buildings;

• Rationalising use ofcolumns bycombining with other functions e.g., lighting, traffic signals, directional signage, ele;

• Relocating traffic signal boxes and public phone booths toless intrusive positions;

Chapler 9 . Resenerale the Historic Paris of Ihe City

• Reducing the impact of statutory signage by affixing tobuildings, bollards, ele;

• Avoiding unnecessary use ofbollards;

• Develop appropriate pedestrian direction signage to compliment thearchitectural features.

• Respect and enhance the historic fabric by:

• Maintaining the original scale and quality of the historicstreet byappropriate use of materials;

• Avoiding use of roadmarkings in favour of appropriatesignage;

• Establishing special zones tocontrol parking, waiting andloading;

• Developing appropriate measures for disabled persons;

• Facilitating pedestrian crossings at junctions, by use ofpedestrian crossovers;

• Signalling entrances to historic lanes and key heritagebuildings bychange ofsurfaces, ete;

• Encouraging the use of the Irish language in all signage,shopfronts and heritage attractions.

• Facilitate the use of the streets by pedestrians, includingdisabled persons by:

• limiting traffic speeds bytheestablishment ofspecial zones,traffic calming measures and better enforcement;

• Providing signals to the motorist that priority is given topedestrians. This could be in the form of carriagewaynarrowings, changes in level and surface, and specialsignage;

• Introducing special pedestrian signage and street furn iture;

• Using dynamic trafficmanagement techniques to limit particular types ofvehicles atcertain times oftheday,week andyear;

• Introducing pedestrian crossovers toside streets tofacilitateat gradecrossings bypedestrians and disabled persons.


• Limiting the use of materials andstreet furniture in the CityCentre byadopting high quality simple continuous themesthat facilitate maintenance andrepair. This includes:

• High quality smooth concrete Ragstone paviors laid on leanmix concrete with staggered joints toall footpaths;

• Limestone kerbs along all primary routes intheCity Centre;

• Limestone setts todished channels in roads where continuoussurfacing is required;

• Limestone setts used as continuous vehicle surfaces along thehistoric spine roads;

• Limestone setts used on rumble strips, pedestrian crossovers,signalling of entrances to historic precincts, in advance ofpedestriancrossings and at gateways to thehistoric spine;

• Black standard bollards tobeused toprovide protection forthepedestrian from thecar, in particular along continuoussurfaced streets, at pedestrian crossovers andat"gateways" i

• All railings, bollards, sign/lamp posts, treeguards, etc., tobesimple black painted only.

57

Histo.ric Spine Project

Following theprinciples ofthe Historic Spine Programme outlinedin Chapter 7, it is proposed that the route extending fromShandon Street through North and South Main Street toBarrackStreet be seen as a special amenity zone requiring particularenvironmental treatment. This zoneextends totheprimary roadsand historic lanes extending from this route with particularemphasis placed onthose in theHistoric Centre, andthose linkingthehistoric precincts.

• North/South Main Street

This involves a comprehensive environmental improvementstrategy for the route to provide a high quality "historic street"extending from Northgate to Southgate bridges and alongLiberty and Castle Streets.

This should be complemented by a programme of shopfrontrefurbishment andrepair ofbuildings along theroute bythelocalshopowners. Proposals include:

• Full replacement of the kerbs with dished channels andresurfacing of these roads with limestone setts to provide acontinuous 'cobbled' street;

• Full replacement of footpaths with high quality concreteflagstones with bollards toprovide protection topedestrians;

• Special surface details totheentrance tothechurch inLibertyStreet; StPeters Church in North Main Street;at theentrancesto the historic lanes; and at the main "gateways" andjunctions to theStreet;

• Replacement of signage, lighting and street furn iture inaccordance with thepublic realm strategy outlined above.

• Shandon Street

This scheme focuses onkey points along theroute, with emphasison entry points to theStreet, linkages to historic precincts, andensuring pedestrian ease of access along its length. Proposalsinclude:

• Resurfacing of the Farren's Quay junction at the base ofShandon Street to provide a continuous "cobbled" squarewith dished channels, bollards and new tree planting;

Top: Continuous 'cobbled' street surfacingenvisaged for North and South Main Streets

• Introduction of cobbled pedestrian crossovers along allroads leading into Shandon Street to facilitate pedestrianmovements at grade;

58

Left:

EB

Chapter 9. Regenerate the Historic Ports of the City

Development of the Historic Spine.Proposals include resurfacingNorth and South Main Streets,including Liberty Street and CastleStreet, as a traditional "cobbled"street. The Plan also shows themedievallaneways in the HistoricCentre which are dealt with later inthe "Laneways Strategy".


EB

BARRACK STREETGATEWAY

59

Left: Shandon Street ImprovementScheme. Proposals includedevelopment of a "gateway" atNorth Cathedral and the creationof a new public square atFarren's Quay. The scheme alsoallows for the resurfacing ofChurch Street and Dominick Streetto link through to the ShandonHistoric Jl(ecinct. The focal pointat the junction of Church Streetand Shandon Street is reinforcedwith an environmentalimprovement programme.

Below:The Barrack Street ImprovementScheme showing the developmentof Fort Square and the extensionof the resurfacing scheme downFort Street and Keyser's HillSteps. A "gateway" scheme isalso proposed at the junction ofBarrack Street and Noonan Road.

EB

60

• Extension of the paving scheme in the Shandon historicprecinct to include both Church Street and Dominick Streetthus reinforcing linkages with Shandon Street. Thisincludesremoval ofoverhead wires along these routes;

• Special attention given tosurface treatment at the junction ofChurch StreetandShandon Streetwith environmental schemeextended up Cattle Market Avenue to the junction of FairStreet. This isan importantfocal point in Shandon, providinggoodviews toand from thefront of theChurch.

• Barrack Street

This involves a similar approach to that proposed in ShandonStreet and includes:

• Widening of footpath along the western side of lowerBarrack Street with the provision of new tree planting,improved lighting and signage;

• Introduction of lower order "gateway" at the junction ofBarrack Street and Evergreen Street bymeans ofpedestriancrossover, special signage and street furniture;

• Relocation of thefuel yard on thecorner of Fort Street andexposure of thewalls of Elizabeth Fort. This provides theopportunity tocreate a new public squareat this point withcontinuous cobbled surface extending across Barrack Street.This includes theprovision ofnew lighting, heritage signage,street furniture and tree planting;

• Extension of cobbled surface down Fort Street, along theexposed walls of the Fort, to the steps behind St Finbarr'sCathedral,leading down toProby's Quay. Efforts should bedirected to landscaping the open space in front of thehousing scheme on Fort Street;

• Special improvements tothepedestrian route upKeyser'sHillsteps to the Fort entrance to include improved lighting,signageand resurfacing;

• Pedestrian crossovers toall side streets leading off BarrackStreet.

Chapter O. Regenera te the Historic Parts of the City

GATEWAYS STRATEGY

A key ingredientofthe Plan isfhe effective management oftrafficalong thehistoric spine. The concept ofsignalling entry points tothe spineistherefore paramount tothesuccess ofany dynamictraffic management approach .

The 'gateways' strategy focuses on the former historicgatewaystothemedieval centre and onthejunctions at Cathedral Road inthenorth, and Noonan Road inthesouth. This involves reducingthrough traffic, in porticular heavy goods vehicles and makesclear that the motorist is entering a different realm requiringgreaterrecognition of thepedestrian and cyclist.

An opportunity exists at theNorthgate and Southgate bridges torecreate the historic gateways and providea clearstatement ofthe city's heritage, in a new idiom compatible with the overallobjectives for thestudy area. The following programme ofactionisproposed.

Northgote Project

This scheme focuses on Northgate bridge and thesites oneitherside of North Main Street that are realised as a result of theamended highways alignment along Bachelor's Quay/Kyrl'sQuayand includes:

• installation ofrevised trafficscheme along Kyrl's QuayandPopes Quaywith improved pedestrian crossings;

• introduction of hard landscaping scheme at the entry toNorth Main Street including public art features, signage,lighting and street furn iture;

• carrying outan archaealogical excavation on the site of theformer City Wall and North Gate, andcomplete a feasibilitystudy for the integration of any remains into a futurestructure;

• re-establishment oftheNorthgate os a symbolic "gateway"at thetopof North Main Street.

It is proposed that the Northgate Project be the subject of anintemational architectural competition to provide high profileflanking buildings onlandowned byCork Corporation which issurplus to requirements with the introduction of the new trafficscheme.

CORK HISTORIC CENTRE ACTION PLAN 61-Shandon Street Gateway Project

This project focuses on the radial junction of Shandon Street,Cathedral Street, Gerald Griffin Streetand Mary's Road, andincludes:

Southgate Project

•

•

•

introduction of 'gateway' scheme for Shandon Street at thejunction of Cathedral Road by means of carriageway narrowing, pedestrian crossover; and special signage indicating the entrance to a 'special zone', restricting throughrouting by heavy goods vehicles. The potential of erectinggateway pillars to signal the entry point should also beinvestigated;

examining thepotential for rationalisation ofthejunction byintroduction of a signalised roundabout with a public artfeature in the middle of the space on the axis of theCathedral;

improved pedestrian crossings by introduction of trafficislands and pedestrian signals.

This scheme extends from thebaseofBarrack Street toSouthgateBridge and embraces theSullivan's Quay/Frenches Quay junction and thestart of Evergreen Street and includes:

Barrack Street Gateway Project

This project focuses onthejunction ofBarrack Street andNoonanRoad and includes:

• introduction ofa revised traffic scheme with two waytrafficalong Sullivan's Quay and South Main Street includingimproved pedestrian crossings at junctions;

• establishment of linear tree planting along Frenches Quayand the lower section ofBarrack Street with pedestrian routeimprovements to facilitate tourism development trail to theFort and StFinbarr's Cathedral;

•

•

Introduction of"gateway"at thejunction with Noonan Roadby means ofcarriageway narrowing, pedestrian crossoverand signage stating entrance toa "special zone" to restrictthrough routing byheavy goodsvehicles;

improved pedestrian crossings by introduction of trafficislands and pedestrian signals;

• establishment of pocket parkonvacant land at the junctionofSullivans QuayandSouthgate bridge toinclude landscap·ing and public art provisions;

• promotion of a second "gateway" building project atSouthgate for incorporation in development of the Shellgarage site and at theentrance to theBrewery complex;

• examination of the feasibility of rebuilding along thebrewery woteriront to provide enclosure to thecomplex.

Top: The Northgate Project, showing indicativescheme for recreating the historic gateway.

• infill housing development on the vacant land around thejunction to include the introduction ofcorner shops.

The gateway strategy isseen as being supportive totheDynamicTraffic Management Strategy outlined in Chapter 8. In combining effective signal and traffic management controls with the'gateway' concept, theHistoric Spine canbeeffectively managedat different times of theday, week and year in different ways,accord ing to thedemands ofthestreet.

Funding through the EU Urban Pilot Project has been receivedwhich will enable a demonstration project atNorthgate Bridge tobeundertaken, monitored andmodified in response tochangingpatterns of activity.

62

LANEWAYS STRATEGY

The historic laneways ofCork play a major role indefining thecharacteroftheHistoric Centre. Many ofthese lanes have falleninto disuse and are currently contributing to theenvironmentalblight inthearea. In order10 c1ea~y define thepublic realm andtheresponsibility forthemaintenance ofthese lanes the followingstrategy is proposed.

• Pedestrian Lanes

These provide cross block linkages to shoppers and the localcommunity and steps should be undertaken to ensure theirpositive functioning byimproving public safety, regular maintenanceand continuous treatment including:

• Increasing private access off the lane to residential/workplaces aboveshops;

• Introduction of mid-block courtyards with good privateaccess to provide improved public safety;

• Signalling of the entrances to the lanes, key changes ofsurfacing, signage and parking restrictions at entrances;

• Improved surfacing and public lighting along thelength ofthe lanes;

• Targeting derelict sites along the lanes to bring these backinto positive use.

The following lanes fall into this category:-

• St. Peter's Avenue is an important cross route linking KyleStreet through to the Marsh Area along SI. Peter's ChurchYard. Effort needs tobedirected torehabilitating thederelicthouses along this route and improving public safety byproviding mirrors at thelink inthelane. Further effort shouldbe directed to opening up thewindows on the side of thechurch to provide additional overlooking of thelane.

• Portney's Lane links Cornmarket toNorth Main Street. Effortshould be directed towards infilling the vacant sites toprovide additional residential/workplace accommodation.

• Co/eman's Lane links North Main Street totheGrattan StreetCar Park. Effort should be directed tocreating an internalcourt yard in the middle of the block as part of futuredevelopment proposals.

• Kift's Lane links GrandParadeto South Main Street. Effortshould be directed toincreasing local access tobuildings offthis street.

• PostOffice Lane tothesouth ofKih1s Lane should bepositivelyincorporated inthefuture redevelopment ofSouthgate Site.

Chapter 9. Regeneratethe Historic Parts of the City

• Shared Surface Lanes

Treatments as perpedestrianlanes buteffort needs tobedirectedto limiting "rat-running" traffic. Surfacing to becombination ofpaviors and setts within central dished drainagechannels introduced. Similar strategies tothelanes off St. Patrick's Street needto be adopted encouraging more people generating activities,which includes pubs, restaurants, speciality shopping, artsvenues, etc.

The following lanes fall into this category:-

• St. Augustine's Streetwhich links North Main Street toGrandParade, north ofWashington Street. This functions primaryas a service lanealthough there isfrontage to a number ofbuildings along thesouth side. Attempts should bemadeinthe potential redevelopment of the Queens Old CastleShopping Centre to increase frontage to this Lane.

• Tobin Street links the top of South Main Street to GrandParade, immediately to the south of Washington Street.Enormous potential exists to reinforce thearts and culturalactivities oftheTriskel Arts Centre with "live" frontages tothestreet. This includes linking the ground Roor uses onWashington Street through to Tobin Street in the form ofrestaurants, related shopping, galleries, etc.

• Shared Access Lanes

This category relates tolanes shared byadjacent landowners toprovide access to the rear of buildings and which do not linkthrough the block. These lanes will be vital in resolving thecomplex arrangements toproviding independent access to independent living and working above theshops. These should bekept in public ownership with mechanisms developed to clarifymaintenance and public safety issues. In orderto reinforce thehistoric nature ofthese lanes, openwrought iron gates should beencouraged with public lighting provided and the traditionalsigning of these lanes maintained.

There are numerous examples ofthese along North Main Street.

• Other Lanes

The closure of other lanes, in particular those which provideaccess to the rearofa single building, and incorporation inthecurtilage of the private site, should be considered. Referenceshould be made in traditional signage totheexistence ofa lanein thatlocation. This could take theform ofplates embedded onthefootpath or on thebuildings.


• The improvement of the riverside walkway by lighting keysouth facing facades; additional tree planting; bettersurfacing and street furniture; and directional signage forpedestrians.

Efforts should bedirected tothesouth side oftheNorth Channeltoreduce theimpact ofthetraffic along thisroute andencouragerelocation of inappropriate landuses. This includes:

WATERFRONT STRATEGY

The revitalisation ofthewaterfronts isa cornerstone oftheActionPlan. The strategy promotes themore effective useofthefabricalong theNorth andSouth Channels for improved living, recreation andleisure activities aswell as providing a continuous urbanquality thatredefines the River Lee as an important assetin Cork.

North Channel Proposals

All efforts should bedirected tomaintain thesouth facing side ofthe river as a more pedestrian friendly environment, limitingtraffic speeds along North Mall and Pope's Quay by:

•

•

•

•

Redevelopment of theBachelor's Quay site between NorthMain Street and Grattan Street for new housing. This sitearises outof roadwidening proposals on Bachelors Quay;

Encouraging the modification ofothermodern warehousebuildings on Bachelor's Quay with new housing to linethewaterfront;

Improvement of the riverside walk from Bachelors Quay toLavitt's Quay, to include additional tree planting, lightingand street furniture inconcert with a highways programmeto reduce carriageway width along Lavitt's Quay and provide tourist bus parking;

Encouraging the relocation of or thedevelopment overtheservicestation on Lavitts Quay to provide screening of therearofthe Quinnsworth multistorey car park. Alternatively,examining the potential to redevelop thefacadeof thecarparkto improve its visual appearence.

• The introduction of traffic calming measures, this could beachieved bytheintroduction ofrumble strips, refuge islandsand more pedestrian crossing points at the base of thestepped lanes to Shandon;

South Channel Proposals

Primary effort to be direoted to providing a continuous highquality waterfront environment to include:

• The encouragement oftourist accommodation intheform ofguest houses and small hotels along this route;

• The encouragement of restaurants, pubs, etc., which couldopenuptotheriver frontage . The footpath along this routeshould be widened where possible to facilitate this;

• Maintaining on-street porking to serve these facilities;

• The provision of a pedestrian bridge at the top of CornMarket Street to align with Widderling's Lane providingimproved local access to theShandon historic precinct;

•

•

•

Provision ofcontinuous waterfront walkway along theproposed Crosses Green route with additional tree planting,signage and lighting along the route;

Encouraging theconstruction of stone pillars with wroughtiron railings along the brewery waterfront, with intensiveplanting behind to screen brewery operations;

Facil itating thebrewery's proposals toestablish a heritagecentre in the disused warehouse buildings, including thereinstatement oftraditional stone facades ofthese buildingswh ich are an important feature ofCork's waterfront;

• Mooring of sailing vessels and barges as restaurants/heritage features adjacent to thepedestrian bridge. Thesecould be moored to slides along theriver wall with permanent props toprovide a rest for thefloating vessel at low tide;

• Provision of short term tourist coach parking along thewaterfront toserve theFort/StFinbarr's Cathedral Precinct.

Top: Waterfront View

64

AY CONSERVATION PROJECTO FENN'SQU

RE PROJECTf) THE ViSiON CENT

MARKET SPACE PROJECT

e URAl COMPETITIONe NORTHGATE ARCHITECT

A FORT HERITAGE PROJECT

V ARTS PROJECTA CHRISTCHURCH

V DGEUNKDON PEDESTRIAN BRIG SHAN

RTH INFIRMARY PROJECTe NO

~ RED ABBEY PRECINCT PROJECT

V CEMENT SCHEMESWATERFRONT ENHAN•••* PUBUC PARK PROJECT

MAJOR OPPORTUNITY SITES

c::::::;:] NTAlIMPROVEMENTSENVIRONME

" I; MAJOR FOCAL POINT- -

. ParIs of Ihe CityI the Historic9 Regenera eChapter •

E9

. ntallmprov~ment.. and Environme in malorTop: Key BU'I~,n1 A,~on Pion: showd 9ublie perks

Projects m t ~ focal points an ptunity Sites,oppor

"


HINGE POINT STRATEGY

The evolving commercial strategy recognises the needtoimprovethehistoric corein ordertocreate an economic'powerhouse' atthecentre ofCork. It points outtheneed for better links betweenthe Historic Centre and main areas of St Patrick's Street. Itparticularly refers tothephysical hinge ofCorn Market Street andCastle Street andsuggests thatthelink between these areascouldbe reinforced by reviving the once strong open market, andrefurbishing theexisting market buildings.

The junction of the axes at North Main Street and Castle Streetand the complex arrangementofCorn Market Street, Paul Street,SIPatrick's Street and Grand Paradeat Daunt Square providesthe opportunity for a significant public space tobeformed. Bothphysically and symbolically this hinge is the heart of the studyarea andkey point atwhich the Historic Centre canbe integratedinto the main commercial sector of the city.

The Queens OldCastle Shopping Centre isa major building onGrandParade which hasa largeamount ofvacant space. Therehabilitation of this building as a major tourist attraction at thehinge would provide an "anchor" at the west endofStPatrick'sStreet tocomplement thatofMerchant's QuayShopping Centreto the east. With the Kyrl's QuayShopping Centre at thetopofNorth Main Street a further pole isestablished which could serveto reinforce 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 to themarket 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 StPatrick'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 on thejunction ofSt. Patrick's Street, GrandParade, Paul Street, Castle Street and Corn Market Street. Thisis a critical area for the reintegration of the HistoricCentre withthemajor commercial area of thecity.

The aim is to create a major activity space which will atiractpeople toitand guide them into theHistoric Centre. Elements ofthe project are:

• redevelopment ofDaunt Square toinclude removal ofplantersand inappropriate street furn iture;

• an environmental scheme to provide high quality lighting,paving and street furniture;

• a major treeplanting scheme tosupplement thetrees on theeastern side of Grand Parade and using the tree line toprovide an integrating device linking toCorn Market Street;

• introduction of a public space management scheme to eoordinate small scale market activity, publ icartsprogrammesand other activities;

• developmentofa traff ic islandwith a publicartfeature at thejunctionofGrand Parade and Washington Street,to form agateway tothe primary shopping area ofSt.Patrick'sStreet;widening ofthefootway along thewestsideofGrand Paradefrom Washington Street to thetopofGrand Parade.

The Market Space Project

The traditional market centre, the area around Corn MarketStreet shows signs ofconsiderable urban dereliction, with vacantunderused buildings in a state ofvisible decay. The openmarketis barely working. Most surrounding shops are not tradingeffectively and contain vacant space. The site has strategicsignificance in thatit is on theboundary of theHistoric Centre,linking theriver front to the north andvia Paul Street tothemaincentre of SI Patrick's Slreet and Grand Paradeto theeast.

66 Chapter 9. Regenerate the Historic ParIs of the City

The work will be undertaken on the basis of involving andworking with interest groups.

The project intends to create a sustainable, profitable andattractive openmarket. To support this, preliminary environmentalworks will becarried outinCorn Market Street.Asthesuccessofthemarket becomes established, moreextensive environmental improvements will be required.

The Market Spaceproject, centred on theCorn Market Street, isputforward osa project because itwould contribute significantlytotheregeneration oftheHistoric Centre. The project addresseskey elements ofregeneration, there-use ofredundant spaces, thegeneration of jobs and thecreation of mixed useactivity.

The existing market buildings are privately owned. Itwould beexpected thattheowners would be brought into theTrust. Oncetheoutdoor market is established a project would bedevelopedfor the indoor spaces. Craft workshops and restaurants mightform thebasis ofa revitalised indoor market, thecraftworkshopssupplying 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 andprecincts, many ofwhich are historically remarkably intact. ThePrecinct Strategy recognises theneedto improve theperceptionand understanding of heritage inareas such as Shandon, RedAbbey and SI. Finbarr's/Elizabeth Fort areas through:

• theredevelopment oftheNorth Infirmary. This is thesinglemost difficult problem facing thearea. The prominenceof thesite means thatthe derelict condition of thebuilding has amajor negative impact over a wide area including theenvirons of St, Anne's Church, Kinlay House and Skiddy'sAlmshcuse, On theotherhand thesite affords magnificentviews eastand south over thecity andwestward toShandonSteeple. The redevelopment of thesite should substantiallyimprove people's perception ofthearea. Sections, ifnotall ,oftheexisting building may have tobedemolished becauseof the ruinous condition of the complex. A number ofpotential uses have beenconsidered since its abandonmentas a hospital, including a possible relocation to the folkcollection oftheNational Museum. However, theoptimumuse ofthe site at this stagewould appear tobefor a purposebuilt hotel. Strategically theNorth Infirmary site should takeprecedence over otherpotential hotel sites in the city andenvirons in terms of planning permission and funding.Incentives introduced through the Action Plan will need toinclude financial support for this project;

Shandon Precinct Projects

The following programme ofaction isproposed.

This programme seeks to build on thework undertaken byCorkCorporation and the North Lee Development Company andinvolves an area basedstrategy to include the following:

• improving pedestrian links totheHistoric Centre andtheCityCentre. This would involve footpath and environmentalimprovementin Shandon Street, improving pavements, lighting, and signage in Dominick Street and Church Street andthelanes leading tothequays and theOperaHouse Bridge;

establish the parameters for a Market Development Trust,involving the public and private sectors in partnership, andthe management of theTrust;

explore theproblems ofcreating a new openair market forweekend traders, an extension of the existing weekdaymarkets, mostly plants and second hand clothes, and theextension of the market to embrace craft workshops andsmall manufacturing facilities related to the market stalls;

produce guidelines for themanagementofa market, andtheenhancement of its environment, in a heritage situation.

extend theopenair market concept into adjacent property,which would be used as craft manufacturing, restaurantspace,etc.;

•

•

•

•

The key aimistoproduce aviableworking openairmarketwhichcan function seven daysa week. It recognises thatconservinghistoric buildings is only part of the issue of rejuvenating theHistoric Centre. To be fully successful new uses must becreatedforredundant buildings, new jobs created and people, includingtourists, attracted toan area they are not visiting. The projectwill:

The Market Traders Association have expressed a desire to runa Sunday Market, and hove some 50 individuals and organisations preparedtosetupstalls. They are prevented from doing soby a number of issues. The project will investigate what thetraders perceive as factors inhibiting the achievement of thisgoal.


• promoting Shandon asa well balanced residential areawithopportunities for small scale economic activities. Residentialdevelopment is important both in preserving the communityand in maintaining theattraction of thearea for visitors;

• reinstating Pope's Quay as a living quarter. The currentdevelopment ofthePope's Quay/ShandonStreet corner willfurther this objective. The vacant Button Factory site haspermission for student housing. Any tourist accommodationonthe balance ofthe site would need tobedesigned with thescale and character of the street in mind. Many of theremaining houses on the Quayare suited tofamily occupation and assistance may needto be given tobring them upto modern standards;

• making thechurchyards attractive. The churchyards oftheStAnne'sandtheformer StMary's have beenfocal points forpetty criminality and vandalism. If Shandon is to function

satisfactorily for its resident population andvisitors, thecareandmaintenance ofthechurchyards must beputona properbasis, determining responsibility as between the ChurchAuthorities and theCorporation;

• promoting small guesthouses in the area, particularly inbuildings ofcharacter;

• improving the appearance of streets and lanes throughcommunity action. In the past theCorporation has sponsored pointing schemes. The scope of these improvementschemes should include areas such as Lower Barrack Viewand Straw Hall.

Top: The Shandon Historic Precinct showing StAnnes Church in the foreground

68

StFinbarr's Cathedral! Elizabeth Fort Precinct Plan

An area basedstrategy toimprove thehistoric precinct andmakemore effective use of theexisting heritage buildings, including:

• introduction ofpedestrian route improvementsfrom Southgatebridge toinclude improved paving, signage, lighting, streetfurniture and planting along Frenches Quay/Proby's Quayand upthe Keyser's Hill steps to the Fort;

• enhance thesetting oftheFort bytheremoval ofthe existingfuel yard which would also providea landscaped areo infront of thepublic house, believed tobe theoldest in Cork;

• pedestrian access improvements to the Fort lookout pointincluding introduction ofinterpretive signage describing thehistory of thearea;

• development ofa Fort heritage feasibility study which mightwell include floodlighting atthewalls, use ofthe courtyard forarts andcultural activities andfuture potential adaptive reuseof buildings for heritage tourism purposes.

The Red Abbey Precinct Project

The Red Abbey Tower inthe South Parish istheoldest survivingbuilding aboveground in Cork City. It wasoriginally partofanAugustinian Friary, built in thelate 13th or early 14th century.Only the largelimestone tower survives today. The Tower wouldoriginally have stood at thecentre of a cruciform church, longsince demolished.

Spectacular views of the city are available from the top of theTower, but it isnotat present accessible to the public. As theoldest standing building in Cork, thesafeguarding ofthe Towerisessential, butmore importantly its availablity and presentationto thepublic is long overdue.

The project will have thefollowing elements:-

• an archaeological excavation of the features surroundingtheTower. This may reveal theground plan ofthe church andabbeybuildings, which will be preserved and, ifappropriate, presented to thepublic.

• the restoration of thefabic of the Tower and provision ofasafepublic access.

• landscaping of theadjoining amenity area.

improved access through better signage and linking withother tourist attractions.

ChClpter 9. Regenerate the Historic Parts of the City

PUBLIC OPEN SPACE STRATEGY

The provision of high quality public parks, properly managedand maintained, will play a key part in attracting people backinto thecity. The study area in general ispoorly provided withparks and those thatdoexist are poorly maintained. AtpresentBishop lucey Park provides the main green space in the cityalthough the remain ing buildings onTuckey Street overshadowtheparkandthe rearfacades are constantly subjected tograffitiandabuse. The future oftheremaining buildings will need tobeaddressed if thepotential of thepark istobe realised.

The same priority which isgiven toprime open spaces inthecitysuch as Fitzgerald Park, should attach toother parks in the StudyArea. Recent legislation has given the Corporation improvedpowers toframe and enforce byelaws for openspaces and theopportunity should be taken for initiatives in this regard tocoincide with other measures in theAction Plan.

The public open spacestrategy should therefore:

• establish clearly defined public open space which is secureandwell maintained, including promotion ofoverlooking ofthese spaces byadjacent land uses;

• promote the improved use ofexisting open space, includingtheuse oflocal streets, and provide safe areas forchildrento play, etc.;

• introduce effective public space management policies. Thismay include theappointment ofa Parks Supervisor,workingin association with thelocal res idents, tooversee a numberofsmall parks;

• provide more effective links, in particularfor children andoldpeople, tolarger, open space outsideofthestudy area, suchas the Mardyke;

Bishop Lucey Park Project

This project focuses on the block bounded by Christchurch,Tuckey Street, Grand Parade andSouth Main Street. It proposesthemodification and rationalisation oftheexisting Bishop luceyPark. Proposals include:

• demolition of remaining buildings along Tuckey Street;

• construction ofrailings along the perimeter tomatch existing,to provide containment to thepark;

• reinstatement oftheparkasa comprehensive facility, including theintroduction of protected children's play area.


Paul Street Park Project

This project focuses on theopen spacein Paul Street, theformergraveyard for theStPaul's Church, currently used bytheadjacentprinting works for car parking purposes.

It is proposed that an arrangement be entered into by CorkCorporation to provide car spaces in the lavitts Quay multistorey car park in return for making the space available for apark. The space issunny andwell contained and reinforces theeast-west visitor link. Proposals include:

• additional tree planting andsoft landscaping, resurfacing ofhardareas, paths, ete;

• repairs towalls, railings and gates toenable theparktobelocked in theevenings;

• new lighting, signage and parkfurniture .

St Peter's Park Project

This project relates to the environmental improvement of theformer graveyard site to the west ofSt Peter's Church in NorthMain Street. Proposals include:

• introduction of a park maintenance and supervision programme to improve thequality of thespace;

• improvement oflighting, signing, hardand50ft landscapingand park furniture .

Fenn's Quay Triangle ParkProject

This scheme arises outoftherevised traffic scheme forGrattanStreet and involves:

• demolition ofbuildings onblock bounded bySheares Street,Grattan Street and theSHARE housing complex;

• introduction of rationalised traffic scheme which includesonewayrouting along realigned Sheares Street;

• introduction of shared surface street with local parkingprovision extending from Courthouse Street toAnne Street;

Top:Middle:

Bishop Lucey ParkFenn's Quay Park,an important focalpoint on the Green Link

• creation ofnew public parkwith linear tree planting, publicart provision, street furniture and lighting to provide anamenity along theGreen link andcomplementthe proposedFenn's QuayConservation project.

70

Top: Henry Street PlayStreet Project

Chapte. 9. Regenerate the Historic Parts of the Cily

HenryStreet PlayStreet Project

The establishment oftheMarsh Environmental Cell referred toinChapter 8 gives rise to the potential for the introduction of ashared surface play street in theHenry Street. Traffic in this areais limited to 20 miles per hour through theestablishment of aspecial zone, and Henry Street closed at the junction ofGrattanStreet to through traffic. Efforts should be directed to relocatingthetyre services depot from Henry Street and redevelopment ofthesite for new housing. Proposals include:

• resurfacing ofHenry Street as continuous shared surface toallow for ball games, etc;

• introduction of obstacles within the street to limit trafficspeeds;

• newtree planting, lighting and seating;

• introduction offixed play equipment within clearly definedareas.

.Shandon ParkProjects

This project relates to the redevelopment of the two formergraveyard sites adjoining and tothesouth ofStAnne's Church,as positive public openspaces toserve thelocal community, andincludes:

• developmentofa managementandmaintenance programmein co-operation with local residents and church authorities;

• provision of a park keeper's cottage overlooking thepark.This could involve thedevelopment oftheyardtotheeastofproject office in Bob andJocn'sWalk;

• provision of protected children's ploy area;

• introduction ofa parkdevelopment programme to respectthehistoric and symbolic nature of thesite;

• improvements tothewalls and railings toenable theparktobe locked at night.


10. Developing Strategies forMixed Use which will Promotethe Responsive Growth andChange of the Historic Centre

Above: Barrack Street isvery much a mixed usestreet with commercial and residentialbuildings side by side

71


Strategies which emphasize mixed useand denser developmentare more likely toresult in people living close towork places andthe services they require for everyday life. The car can thenbecome an option rather than a necessity. The development ofartsandculture also helps tostimulate mixed useand makes thecity more attractive to live in.

Revitalizing existing housing areas within thecity isalso important. The quality of life in such areas can be dramaticallyimproved by carrying out environmental enhancements and,specifically, byreducing thenoiseand pollution from traffic. Thisrequires local strategies thatgive priority totheneeds of pedestrians and inhabitants rather than todrivers passing through anarea. Such environmental work maywell provide theimpetus forprivate investment in improvement of housing stock.

Cork, like many towns andcities ofa similar size, issuffering fromchronic under-utilisation ofspacein its inner core, particularly thespace above shops. In the core of the Historic Centre 120buildings have vacant upper floors . There is a need to take afundamental andlong term initiative aimed at reversingthis trendand to bring people backto live in thecity.

Anewapproach needs tobeadoptedwhich makes both effectiveuseof theexisting fabric and ismore responsive togrowth andchange in theCity Centre.

THE MIXED USE STRATEGY

A key ingredient of this strategy is the establishment ofa robustand adoptable urban fabric capable of responding to theincreasing pressures ofgrowth and change.

older buildings whether they be terraced housing or stonewarehouses have always displayed strong qualitiesofadaptability more so than more modern functionalist counterparts. It istherefore important that any new infill development shouldfacilitate changing uses in response to changing market conditions.

The mixed use strategy should encourage themaintenance offinegraindevelopment rather than megastructural solutions. Smallerelements are more responsive tochange than largerones as isborne outby theproblems associated with the rehabil itation oftheNorth Infirmary. The strategy is process basedand seeks tomake effective useof theexisting fabric and encouraging infilldevelopment tocomplement this through thefollowing rangeofprogrammes.

72

Top: Typical NorthMain Street buildings, showingentrance to medievallaneway

Chapter 10. Develop ing Stra tegies for Mixed Use

Making More Effective Use of UpperFloors

Vacant upper floors above City Centre business premises represent a substantial andfairly intractable problem. The useofsuchspace for residential purposes is inhibited by:

• Market perception

Originally, many shopkeepers lived above their shops before thisbecame seen asan undesirable option, to beavoided ifpossible.Some upper floors were rented, buttheaccommodation tendedto be perceived as being at thelowerend of the rental market.

Market perceptionscanbechanged bysuccessful pilot projects .Redevelopment orchanges ofuse onpedestrianised streets isonepossible project. Pedestrianisation improves the physical environment for upper floor residential users. Cork City DevelopmentPlan states that redevelopment and change of use on shoppingstreets which have been pedestrianised or have other trafficcalming measures appliedwill normally be required toincorporateworthwhile residential content.

• Linkage with a more valuable asset

Ground floor retail space in thecentral corenormally ~as highturnover and high capital value. Shopkeepers are olten moreconcerned toavoid anything which might interfere with themainasset, than toadd toitmarginally byseeking an upper floor use.

• Separate access to the upper floors

This isolten lost or, ifretained, compromised bytheexistence offirst floor commercial use which inhibits residential useabove.

Living Over The Shop Project

This project seeks toachieve a successful conversion thatcan beused as an example of how to achieve suchaccommodation inthecontext ofCork and of Irish Building Regulations.

• The Scope of the Proiea

The initial assessment oftheproblem oflow util isation hos shownthat it is caused initially by a mixture of concerns, fashion,security, planning constraints, fire and building regulations,suitability ofthe accommodation, access and management. Theresult is no demand for space, low land values, difficulty iniustifyi ng expenditure because of the low return, and cycle ofdereliction.


The project will be basedon thefollowing key principles.

• It will establish a rangeofmechanisms which are critical forthe success of the initiative, especially the creation of ahousing association and funding arrangements;

• The project will address direc~y dereliction of privatelyowned buildings and related issues in thepublic realm. It willalso form partofa broaderconservation in action initiative;

• The project will address theneedto provide social balancein the City Centre by providing a range of tenures andattracting a broad social mix;

• Creating partnerships between publicand private sectors;

• Resolving problems arising from the implementation of thenew Fire and Building Regulations;

• Providing property owners with an additional source ofincome tomaintain thefabricof their properties.

• The Market Requirements

The first phase will address the needs of themarket, bearing inmind the overall aim ofsocial balance. It hasbeenassumed thatthe spaceisunlikely tobesuitable for families. I1 isintended thata market survey will determinetheextent ofdemand from singlepeople notalready eligible for housing such as students, nursesand young professionals. It will identify demands, such as sizeofspace and type ofspace, and provide guidance toprospectivelandlords and property owners as tothe extent and nature ofthedemand.

• Property Owners Requirements

It isintended thata survey ofProperty Owners Requirements willfocus on already identified owners who may be interested indeveloping their properties.

• assemble contextual data on thetype ofspace, its problemsand assets (including a comparison with other historic citiesin the UK and Europe);

• identify options and generic solutions;

• provide guidance to prospective landlords and propertyowners as to solutions.

73

• Develop a Hous ing Association

The proposed Agency described in Chapter 12 will look atdeveloping a dedicated housing association and provide adviceand technical support tothose seeking tomake spaceavailable.

• Demonstration proiects

Preliminary enquires have indicated thata number ofowners ofshops in North and South Main Streetwould beprepared totakepart in a demonstration project.

The demonstration project will investigate thephysical problemsassociated with theconversion of upper floors for living accommodation for example, access, layout, fire and building regulations. The completed project will actas a market leaderand willbeused topromote theconcept toproperty owners and potentialtenants and markets.

Financial assistance hasbeen received from theEU funded CorkUrban Pilot Project to allow implementation of one or moredemonstration projects. This assistance is to make up thedifference between the cost of converting upper floors of thebuilding andwhatis economically feasible toachieve a reasonable return on investment from rental of theunits.

• Selection Process

The selection will be based on thatscheme which:

• iswell located to maximise impact on the local community;

• demonstrates innovative approaches toconversion ofupperfloors while respecting thehistoric qual ity of thefabric;

• make use ofthearchitectural character andtraditional layoutof thebuilding, both internally and externally;

• makes effective useof the lanes togain access to thefloorsabove;

• contributes to the overall quality of the street in terms offacade treatments, removal of unsightly signs, wires, etc;

• demonstrates goodshopfront design;

• provides accommodation to reasonable spacestandards;

• agreestoallow public access on "show days" foran agreedfixed period;

74

• documents thecourse oftheconversion outlining problems,methods and measures taken;

• is realistic in terms of financial assistance required;

• shows 0 commitment by the landowner to thespirit of theprogramme.

It isrecommended thatthis project bedeveloped in concert withlocal financing institutions, who could assist in developing astrategy toassist landowners in undertaking these ventures.

Particular emphasis should be placed on developing effectivefinancial packages for young married couples toassist them inpurchasing flats overshops in thecity centre. In this regard, thewhole question of"Hying freeholds"orlong term leases will needto be considered.

Top: Stone warehouse currently being converted toresidential use in the City Centre

Chapter , O. Developing Strategies for Mixed Use

Warehouse Conversion Programme

Stone warehouses lining theformer quays in Cork arean integralpartofthefabric ofthe city and play a major role in determiningCork's character and quality. Although many have fallen intodisuse in recent years there are however good examples ofconversions into housing, office and leisure uses.

The most effective means of demonstrating the potential ofreusing theredundant stone warehouses in thecity is topublicisethesuccessful conversions in Cork and elsewhere.

This programme proposes a seminar-led approach totackle thisissue, drawing building owners, developers, local builders,professionals andfinancial institutions together with Cork Corporation, todevelop a real istic response to these buildings.

This approach should include:

• examining bestpractice methods in other European citiesand show successful schemes;

• considering thepotential for tourism-related activities to belocated in these buildings including both visitor attractionsand accommodation;

• developing practical solutions with the local fire officerregarding fire separation and means ofescape;

• considering how building with low f1oor-to-ceiling heightscould be effectively adapted;

• exalllining potential for how other institutionaluses could beaccommodated in these buildings, egostudent accommodation, local authority offices, etc.

It is proposed thata series ofseminars be run with key speakersboth local andfrom abroad, be invited tosharetheir experienceof similar projects. This could be funded through existing EUprogrammes and developed through establ ished EU networks.

The seminars could include presentation of the findings of aprojectwhich hasbeeninitiated with theCork Regional TechnicalCollege tosurvey three typical Cork warehouses and investigatetheir possible reuse in the context of the new building and fireregulations.


ManagedWorkspace Demonstration Project

A further element of the programme will be to carry out ademonstration project which seeks to establish a managedworkspace inoneofthe39 vacant warehouses in thevicinity oftheHistoric Centre. The project aims tocreate a spacewhere theunemployed can climb onto the first rung of the job ladder.Funding received under theEU Urban Pilot Project will allow theimplementation of this project.

The intention, which will bedeveloped aspartofthe programme,isthat thespaces become permanent homes for those who areabletofulfil theconditions, placing them in a supportive environment that lets them develop their skills inpartnership with others.This project seeks to re-establish the "craft quarters" thatAourished at thebeginning of this century.

• Aims

The fundamental aimofthis pilot project istocreate an economically stable area by reviving the historic industrial buildings ofCork.

The ultimate intention is to form one or two themed "quarters"defined by the uses accommodated within the buildings. Thedevelopmentwill beofmix-use andinclude managed workspace.The managed workspace, being the essential element, willprovide employment and training opportunities for local businesses and theunemployed or unskilled. The aim isto provideonsite advice, management services and meeting areas sothatexperiences and advice can be exchanged.

The secondary aim is to demonstrate the adaptability of thehistoric warehouses to landowners, developers, builders andfinancing institutions.

• The Scope of the Project

The development of a mix-use managed workspace schemerequires an entrepreneurial approach. This differs from theconventional approach because itisimperative thatthe"developer", or body in charge, leads thescheme from start to finishincluding themanagement of thebuildings and workspaces.

Managed workspace provides an opportunity to incubate localcrafts and industries thatwould notnormally survive in today'seconomic climate. They provide cheappremises ofvarious sizestosuit different uses, with management and financial advice onhand. Managed workspace comes in four main forms.

7S

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• Community Workshops where local people can learn anddevelop a skill;

• Innovation Centres which have links tocolleges fora two wayinformation pipe-line;

• Enterprise Centres with workshops and supporting servicesprovided;

• Business Centres with serviced office suites or miniatureindustrial estates.

Acombination ofall four alternatives istheaimofthis pilot study.Particular elements of each type of centre will be enhancedaccording tothe"theme" ofthequarter chosen, thenature oftheuses accommodated and thelocal demands ofthearea.

Top: A goodexample of a typical stone warehousein the Study Area in needof adaptivereuse

76

ARTS AND CULTURAL PROGRAMME

The Arts are well represented in Cork butare in need of muchgreater support. The Report on the State of the Arts in Corkpublished inJanuary 1993lists three Arts Centres, three theatrecompanies and five theatres. The visual artsare represented bya number ofgroups andorganisations, themost important beingtheCrawford Municipal Art Gallery andCrawford College ofArtand Design. Music anddance, film, community artsandfestivalsand literature are all represented.

The strength on paper of the number of institutions somewhatbelies theimpact oftheartson the streets andpublic spaces. The1990Cork Arts Development Plan brought about0 greatdealofhopeand excitement for theArts in Cork, butmuch of the planhas notyet been realised.

The CorkArts DevelopmentCommittee hasputforward a numberofdemands, including theappointment ofan artsofficer for thecity toaddress artsevents co-ordination, seasonal planning anda co-ordinated marketing strategy. University College, Cork isseeking to create a new Drama Centre to replace a spacenowused bytheNational Microelectronics Centre. Thevisual artsanda writer in-residence scheme has been introduced.

Arts and Regeneration

One of the characteristics of the successful regional city is itscultural leadership. The EU Green Paper ontheUrban Environment suggests thatcreativity isoneofthekey components for thefuture ofEuropean cities. Athriving culture together with culturalambition will bevaluable tools in underpinning thecity's righ~ul

status as a regional capital.

Cultural aspirations must be basedoncultural context ifthey areto take root and flower. Cork has a particularly rich culturalheritage butitneeds to beconfident aboutits own identity ifitistoachieve a vibrant, high profile inthearts,with theassociatedpositive image thatcomes with such a cultural "buzz".

There are three cultural issues facing Cork.

• Its profile and image together with thevibrancy and innovation thatmakes a place exciting to be in;

• The cultural dislocation suffered by some of the outlyingestates, brought aboutbyeconomicand social conditions;

• Ahistory ofinsufficient cultural involvement andfunding andmanagement of the arts.

Chapter 10. Developing Strategies for Mixed Use

A unified, vigorous and coherent cultural and arts programmewould:

• 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 specialresponsibility for co·ordinating the festival programme;

• APublic Arts strategy to make full use ofthe 1%forartand to generate involvement of local artists;

• The developmentinpartnershipswith others, ofanarts programme.

The Emmet Place Project

Emmet Place, with itsOperaHouse and theCrawford Gallery, isa primary focus for theartsand culture in Cork. Aprogrammeofwork is currently underway to refurbish the Opera House.

It isrecommended thatanextensive environmental improvementprogramme be undertaken tostrengthen Emmet Place as a civicspace in the City Centre. Proposals include:

Closure oftheroadat thenorthern endofEmmet Place at itsjunction with Lavitt's Quay;

• The feasibility of relocating certain uses within thespacebeexamined and replaced with more compatible arts andcultural-related activities;

• Pedestrian linkages strengthened with Paul Street Routestrengthened by means of new surface treatments, trafficcalming measures, improved porking controls and directional signing.


-= =-- ~VJTts QU~Y

Public Arts Strategy

Under current Department oftheEnvironment guidelines, 1%ofexpenditure on public capital projects which are funded bytheD.O.E. may beallocated toworks ofart, subject toa maximumof£20,000. The scheme isoptional rather than mandatory andhas been running since themid 1980's.

In Cork Corporation, the scheme has been implemented in anumber of public housing projects, both new housing andrefurbishment. A part-time artistic advisor is employed to coordinate theinputs ofvarious artists, helping them develop theirproposals and acting as liaison between the artists and theproject architects.

The art element is designed specifically for each project, inconsultation with local residents. Examples include the newhousing at Green Street, refurbished houses at Blackpool andrefurbished flats atBakers Road. The 1%forartscheme hasbeenliHle used in other categories of projects, such as road andenvironmental projects.

There isconsiderable scope for incorporationofthescheme intomanyoftheprojects proposed intheHistoric Centre Action Plan.Artists could make a contribution not only in works of art toenhance public spaces, butcould alsobe involved in design ofpaving, lighting and street furniture in selected environmentalschemes. Art could also beused tohelp explain and interpret thestructures uncovered in archeological excavations, which maynolonger bepublicly accessible duetoredevelopment ofthesite.Works of art could also be included in projects to refurbishhistoric buildings and in new building projects.

It isproposed that a policy beadopted in the implementationofthe Historic Centre Action Plan, to incorporate the 1%for artscheme in projects which have public funding, where itisfeasibleand appropriate. It is important thattheartist be brought in atan early stage in project design toensure that theart element isintegral to the design and not simply added on at the end.Furthermore, theemployment of someone toco-ordinate artistsinput is also essential, to liaise between project designers andartists and ensure smooth running of theproject.

Top: The Emmet Place Arts and Cultural Precinct,showing links into Paul Street pedestrian area


11. Developing Conservation andUrban Design Strategies whichRespect the Historic Fabric

Above: Suitable restoration and conversion ofCork's historic builtfabric is particularlyimportant

79

Developing a New Approach

There iswidespread support within Cork for the conservation ofthecity's built heritage. Greaterrecognition ofhistoric quality,information, guidance onbest practice and a climate ofpartnership are all necessary. This study seeks to promote an effectivepolicy which is community orientated, designed to work withother policies and aimed at economic diversity and jobcreationas well as conservation.

Whatconstitutes heritage in anyone place isspecific. There isno uniform setof rules . With area conservation itisprimarily amatter of context - a matrix of age, pattern of development,degree ofchange, architectural quality, historical associations,rare or interesting building types, landscape quality, use andconsistency oflocal materials, treecover, spatialqualities, etc. will form thebasis ofmost decisions onwhether toconserve. Suchareascanbeofanyage, but generally intact survivals ofeorlierperiods are rarerand therefore more valued. Legibility canalsobean important factor. If much ofan area ishidden from publicview its value may notbeconsidered as high asone in which thepublic canappreciate its character. The regardinwhich an areais held can also be influenced by variety of interest, includinguses. Clearly a much wider cross section ofany population willbeconcerned with thecharacter ofcentral areasoffering a widerangeofactivity than with outerneighbourhoods likely toofferminority or purely scholarly interest tooutsiders.

This does not mean however that areas which are primarilyresidential can be neglected or left to themselves. Home andneighbourhood are vitally important. Home is most people'slargest investment by far, on which the largest proportion ofincome isspent. Since perhaps 80% ofallbuildings are houses,the character of Cork's inner residential neighbourhoods iscrucial to that of the city as a whole. It follows that if therequirements ofdomesticbuilding owners are notintegrated intothestudy, their support for its objectives and active involvementsecured, and their awareness heightened, then this part of theAction Plan is likely to fall short of expectations. Promotinggreater regard for original appearance, halting and reversingad hoc, incompatible, unsympathetic, poorly executed workwhich degrades streets andoften accelerates decayisfundamental toa sustained conservation programme.

Much ofthe attraction ofCork City resides inits heritage buildingswhich, though often not individuallyspectacular, docontribute toits distinctive character and canmake a major impactifused fortheright purposes. Suitable restoration and conversion of suchbuildings is particularly important.

Heritage buildings provide a context in which to site otherdevelopment. They alsohave an important role as landmarks,

80

which ensure continuity intheperception ofan area bythe city'sinhabitants. Because of their size and character they may beexpensive to refurbish sympathetically. In some cases damagehas been caused by careless repairs. However much of thisdamage isnotirreversible.

Identifying Cork's heritage can be approached by evaluatingeachelement ofthematrix against appropriate criteria, decidingonits value andtherefore thedegree ofintervention which shouldapply. The question ofwhether it should be protected isnot anissue. Cork isalready recognised as an historic city:

• by the EU;• by academics and professionals;• bytheCity Fathers;• bythemajority of its citizens.

If the heritage of the city as a whole, as opposed to isolatedexamples isto be protected, repaired or reinstated, interpretedand presented, it is essential that a conservation policy beestablished covering at the appropriate level and depth everycategory of building, artefact, spaceor natural form.

The aimistoensure thatthesignificant archaeological, historic,social and artistic values of the community are meaningfullyrepresented in physical form, remain functionally andeconomically useful and contribute to the enjoyment, prideand artisticactivity 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 andacceptance bythose in whose name it is tobe done;

• commitment,diligence andcontinual assessmentovera longperiod;

• means of delivery and subsequent protection, includingfunding, land acquisition, technical expertise, powers toprevent unauthorised work, control developmentandprotectinvestment, etc.

There is a wide spectrum of forms of intervention, the consequences ofwhich must be fully understood before a strategy forconservation isformulated.

Notallheritage canhave equal value - this does natnecessarilymean thatsome ofitisexpendable, merely thatdifferent degreesof change are appropriate.

Chapter 1 1. Developing Conservolion ond Urbon Design Strotegies

CONSERVATION AREA STRATEGY

A strategy is required which can encourage a new attitudetowards conservation in Cork to reinforce the architectural orhistoric importance of many buildings remaining from its greottrading past. The conservation ofsuch buildings left bypreviousgenerations maintains a sense of identityand community whichcanoften prove vital in thesuccessful regeneration ofan area.

It is intended that the current listed buildings schedule for theHistoric Centre bereviewed andextended andthatConservationArea policies be introduced. A detailed policy based onadditional study and supported byfunding isproposed.

The boundary oftheConservation Area would correspond withthat of the study area. This is based on one or more of thefollowing 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 reasonableintegrity;

• Attractive townscape qualities - informal building groups,similar age, plot size, scale and proportions; goodqualityshopfronts; picturesque views; importance to setting of alisted or landmark building; important archaeological remains.

The commitment and co-operation of all Carporation Departments will be necessary toensure thesuccessful implementationofConservatian AreaPolicies:

• The quality of existing buildings and townscape will be aprioritywhen considering planning applications in thearea;

• Improvements, renewal or maintenance ofthepublic realmin the Historic Centre should be directed to support andcomplement theConservation AreaPolicy.

/

Legislative support will then be sought to achieve a broaderbased implementation ofConservation policies. This could taketheform oflegislation specific toCork's Historic Centre, such asthat forthe Temple Bar inDublin.

The principal powers required under legislation would be:

• Any demolition within theHistoric Centre conservation areato require Planning Permission;


• Any material changes to theexternal appearance ofbuildings including window replacement to require PlanningPermission.

In drahing the legislation, regard could be hod to practiceelsewhere, such as the UK, where conservationarea practice iswell established. In the longer term, the experience gained inCork's Historic Centre could be used in droning nationwideconservation area legislation for Ireland.

Otherkey policies will be:

• Floorspace andSfreet Furniture

Thequality ofsurface finishesmakes an important contribution.Traditional surfaces should be reintroduced where possible.Simple tarmac with good edgings and details should be usedelsewhere.

• Shopfront andAdvertisement GuidelinesExisting guidelines should be enhanced and issued to all shopowners and keepers.

• Consultation

A consultation strategy to be prepared setting out terms ofccnservotion area status.

Building Conservation Objectives

It isrecommended that the0 full reviewbeundertaken ofthelistedbuildings in theStudy Areaand thepresent list be extended toinclude all other identified buildings ofhistorical value.

The underlying thrust oftheincentives programme, asou~ined inChapter 12, is to enhance the environment and preserve theheritage ofthecity. Criteria for awarding incentives need tobeconsistent with these aims and should include:

• Historic Building Status {after extending the present list}

• retention of existing historic fabric/features includinginteriors

• reinstatement of external missing features;• conservation repairtoapproved standards;• undertake not toalter in future without consent;• sympathetic use;• keep record and furn ish report on project toCity Historical

Buildings Archive;• employ only suitably qualified personnel to supervise work.

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• Historic Area Building notlisted,wheremostoffabricisintact

• retention ofexternal historicfabric/features;• reinstatement ofexternal missing features;• conservation repair toapproved standards;• undertakenotto alterin future without consent;• use notharmful to structure;• employ only suitably qualifiedpersonnel tosupervisework.

• Historic Area Buildings in poor structural condition

• retention or reproduction of street facade only;• reinstatement of external missing features;• authenticappearance;• undertake not toalterin future without consent;• compatible use;• employ only suitably qualified personnel tosupervise work.

The Fenn's Quay ProjectConservation in Action Programme

The work in preparing the Historic Centre Action Plan hasalready identified theneedtoencourage a new attitude towardsconservation in Cork. The conservation ofsuch buildings lehbyprevious generations maintains a sense ofidentityandcontinuitywhich can be vital to the successful flitjliJltlrarion ofan orec,

The project involves thecarefulrestoration ofa groupolbuildingslocated in theHistoric Centre atFenn's Quay. Thebuildings-No.2-5 Sheares Street are in a poorphysical state and inneed01major repairs. The buildings date from the early 18th Centuryand form theoldest surviving terrace in Ihe cityand some oftheoldest in Ireland. The original panelled interiors survive intact.When constructed, thestreet infront, now Sheares Street,wasanopen waterway. Hence thename Fenn's Quay.

Having regard to the costs involved in the restoration of thesebuildings, itisunlikelythatthey will providean economic return.The buildings provide an opportunity 10 put conservation intoaction ina highprofile location onthe major tourist link identifiedin the Historic Centre Action Plan.

Funding has recently been received under the EU Urban PilotProject for Cork, which will allow implementation ofthis project.

• Aims of the Pro;ect

The key aim olthe project is tosecure the futl/re ofan importantgroup ofearly 18th Century buildings, thus demonstrating thatthe buildings still have an importantrole toplay intheeconomicondculturol life of thecity.

Chapter 1 I. Developing Conservation and Urban Design Strategies82- - - - - - - - - - - - --- --- --- --- ------ --- - - - --- --

The specific aims include:

• initiation ofa conservation project;• acquisition of skills in building 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 end users;• creation ofa heritage asseton the Tourism/Heritage spine.

• The Scope of the Project

Whilst recognising therichness ofCork's built heritage, much ofwhat survives isina poorstateofrepair. Among the reasons forthis are low demands for space, insufficient encouragement ofrepair, lack of appropriate skills amongst both professionals,tradesmen andlabourers, andinsufficientgeneral public supportfor historic conservation. This has led to a preference for newbuildings over refurbishment and as a consequence lack ofincentive to repair.

To redress thesituation theproject must:

• attract end users who will prefer to locate in this type ofbuildings and who will he in harmony with it;

• show how thevarious fire and building regulations can becomplied with;

• develop techniques in building management which can beapplied elsewhere inthecity;

• increase recognition of the role of the buildings as majorcontributors to Cork's essential character;

• address the context of the buildings and indicate how theadjacent spacewill be treated.

• The Buildings

The buildings will require an overall survey to determine theircurrent staleofrepair. Thiswill notjust bea structural survey butwill record the essential fealures of buildings, the constructionmethods used, and how and why the buildings have beenmodified. The result should be a starting point for restoration.

The method ofrestoration and desired endproduct also requirecareful consideration. Assessments will needto be madeof theadditions tothe original building which will beretained andthosewhich 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 theoldest surviving terrace of houses in the city.


• The Work of Restoration

This will be a highly skilled process which will proceed on thebasisofthe results of theabove investigations. It is particularlyimportant that the persons involved understand the philosophybehind thework and thedesired end result.

Askill shortage in this area hasalreadybeen identifiedinCorkand part of the task will be to develop these skills through thecourse of restoration.

As restoration is a more labour intensive activity than newbuilding, this will address one ofCork's major concerns - highunemployment. Unemployment isparticularly high in themanualoccupations. The skills attained in this project will beapplicableinotherpartsof thecity and as they are scarce they should be indemand.

• Statutory Regulations

Amajor concern in the useof buildings such as Fenn's Quay isthe impact ofrecent fireandbuilding regulations. Thisisan areawhichwill affect most conservation and reuse projects inthecity.

Arequirement ofthis project will bea close working relationshipwith the officers concerned, with theobjective of providing a setof guideline3 or a code of plUclil.e wh idl CUll be appliedelsewhere.

• End Users

The success andlong tenm viability oftheproject depends on theattraction ofusers forthe properties. Atpresent itis intended thatNos. 3&4 would be used as tourist accommodation with a coffeeshop/bistro ontheground floor. This will allow a largenumberofpeople toappreciate thebuildings andalsoprovide them witha relatively high publicprofile. The enduses forNos. 2 & 5 havenot yet been identified, but their location would make themsuitable for a range of retail/office/tourism uses .

• Building Management

It is notconsidered thattherestoration ofthebuildings is theendofthe project. The uses which occupy thestructures must be inharmony with them to ensure they are maintained in a stateofgood repair. Cork Corporation have identified the landmarkTrust as potential managerfor two of thebuildings.

Part of the project will be thedevelopment of Duidp.lines for thefuture development and management of theproperties. Failuretodo sowill result in theprogressive dereliction of the buildings.

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URBAN DESIGN STRATEGY

Urban environmental quality isas much a product of buildingdesign as ofspatialdifferentiation. Protectingthe visualqualityandhistoricalidentity ofourcities thus requires attention notonly10 the protection ofhistorical buildings but also 10 the design ofnew buildings being inserted into the urban fabric. Urbanplanning should therefore incorporate this third dimension,encouraging architectural innovation but ensuring that newbuildings are compatible with existing urban character and donotdestroy 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 vacantsites which are contributing to theblight in thearea.

Urban Design Guidelines

It is well recognised that in order to achieve high quality infilldevelopment, in particular on major opportunity sites whoseimpact in terms ofsuccess orfailure isgreater, the local authoritymust be more pro-active in providing guidance to the sitedeveloper in the form of urban design guidelines and sitedevelopment briefs.

These guidelincs should include:

• maintaining the finegrainnature ofthefabric bydevelopingsmaller lots;

• bulk and scale;• useofground floor;• facade articulation;• roofscape;• providing continuous lining to public realm;• materials and details;

interface with thecar.

In effect theboundaries between conservation andurbandesignstrategies should be seamless. Both have the same broadobjectives relating to thepursuit of urban quality.

Major Opportunity Sites

Indicative schemes have been produced for a number of keyopportunity sites in the Study Area. Those that have currentschemes in place have been identified and possible areas ofimprovement outlined. Full details of these sites are included intheappendices .

These schemes include thefollowing:

84 Chapter 11 . Developing Conservation and Urban Design Strategies

Top: Scheme Plan showing indicative proposals formajor opportunity sites, revised road layoutand environmental improvement projects.

CORK HISTORIC CENTRE ACTION PLAN 85- - - - - - - - --- - - - --- - --- - - - - - --- - --- - ------

• Pope's QuaySite (Cork Button Company)

Proposals are already well advanced on this site, including thedevelopment ofstudent accommodation blocks andpotential fora future 100 bed hotel. The scheme as indicated should beencouraged. Special attention should be addressed to thewaterfront buildings toensure that thegrain and the character ofPope's Quay is retained. Further encouragement should begiven to maintaining live uses on this frontage which includerestaurants, pubs, etc. The widening thefootpath infront ofthesebuildings should be investigated, toencourage outdoor seating.

The proposed pedestrian bridge at the end of Cornmarketcoupled with the proposed tourist coach parking facilities onLavitt's Quaywill enhance thetourist potential ofthissite. Currentproposals for a liftto theShandon Historic Precinct should befullyinvestigated.

• The North InFirmary Site

This site represents oneof themost intractable problems in theStudy Area. The sheer bulk ofthebuilding and thenature of itsprevious use os a hospital facility presents a major problem toadaptive reuse. Their isa strong belief Ihat unlessthebuilding ispartially demolished, making way for new development, nofurtheroction wi ll take place in the forseeble future on this site.

It isrecommended thatdemolition oftherendered buildings onthe southern portion ofthesite beconsidered andthefineyellowface brick building retained onthenorthern portion ofthesite. Aspreviously discussed, thesite and its remaining buildingisbestsuited for a tourist related usesuch as a hotel or hostel. The siteboasts of goad views across the valley to the east and is welllocated totheCity Centre and theShandon Historic Precinct forthis purpose.

It is further recommended that a detailed development brief beprepared for thebalance of the site, possibly splitting themajor~ite into smollerparcels, anda solotioubeJl:lvl:llupl:ld for a touristcoach andcarparking onthe site. The new scheme must be fullyintegrated into theadjacent proposed parkwilh overloaking ofthis area encouraged in a newdevelopment. Anynewbuildingmust respedthe height, scale and charader of the remainingyellow brick building.

Special incentives or grantaid should be directed towards thisproject toassist in thedemolition oftheidentified portion ofthebuilding, tobring this site up toa realisable development site.

• Bachelor's Quay Site

The indicative scheme shows a terraced housing development tomatch thenature and scale of the North Mall frontage opposite.The heights of thebuildings should be limited to two full storeyheights and a third floor with dormer windows. The schemeshould form a perimeter block containing an internal carparkingcourt, accessed off Bachelor's Quay.

• Grattan Street Site

Top:Middle:

The Pope'sQuaySiteBachelor's QuaySite

The indicative scheme shows a perimeter block terraced housingdevelopment, lining Grattan Street andAdelaide Street, containing an internal court. The possibility of studio workshops with

86

living over should beencouraged within this court. As shown thescheme requires a joint venture with the owners of MunsterFurniture and theintegration with theTermon Centre buildings.The buildings aresetbackalong Grattan Street fo allow for a lineoftree planting. The heights ofthebuildings should be limited tothree floors along theouter perimeter and to two floors in theinternal court.

Chapter 11. Developing Conservation and Urban Design Strateg ies

• Southgate Site

The site iscurrently inuse as a service station and car park, bothofwhich contribute totheoverall poorenvironmental quality ofthis important location. The indicative scheme proposes a hoteldevelopment with access off Grand Parade. The H-shaped formofthe building creates two courtyards, onetothenorth functioning as a vehicular entrance area and, theone to the south as alandscaped courtyard with direct views overtheSouth Channeland beyond.

Itisrecommended thatOldPost Office Lane tothenorth ofthesitebeopened upinto thecar courtyard. The height ofthebuildingshould be limited to three floors with possible four floor crossbuilding linking the two wings. It is intended that the futuredevelopment of the site be linked to the Southgate HistoricGateway proposal, aspartofa jointventurewith theBrewery siteon South Main Street.

• Barrack Street/Frenche's Quay Sites

Planning proposals bytheprivate landowner are well advancedforthedevelopment ofthelower site and encouragement shouldbe given to assisting the landowners in bringing forward theimplementationofthis scheme, inreturn fora programme oflocalenvironmental improvements to be undertaken along BarrackStreet and Frenche's Quay. Cork Corporation, who own theupper site arecurrently preparing proposals forits development.

• Wandesford Quay Site

The Crosses Green Road proposals require the South Channelfrontage ofthis site tobeacquired. Itisrecommended thata fulldevelopment brief be prepared for this site to facilitate thedevelopmentofattractive waterfront residential or tourist accommodation.

• Grand Parade Site

It is recommended that live uses be encouraged on the GrandParade frontage to reinforce thecontinuous commercial qualityof the street with mixed use activity above. The height of thebuilding should be limited to that of the adjacent buildings.Proposals have been advanced for theprovision ofa multi-storeycar parkto the rearofthesite. Special care should be directedtoreducing the impact ofthese proposals on theadjacent fabric.

Top:

Middle:

Grattan Street Infill Site showingdevelopment of parking court linking intoNorth Main Street via historic laneway.Southgate Siteshowing hotel proposals.


12. Developing the EnablingMechanisms to FacilitateRegeneration of the HistoricCentre

Above: The North Infirmary Building represents oneof the most intractable problems in theStudy Area and is in need of urgentattention

87


Town Centre Revitalisation involves a largenumber ofcomplexand interlocking issues which include development, marketingand management. Consequently, such projects cannot beimplemented effectively bythepublic sector alone. Anumber ofimplementation agencies acting in concert will be needed.

International and local experience hasshown that a number ofenabling mechanisms need to be considered, which include:

• Partnerships• Demonstration• Promotion• Directed Incentives

THE PARTNERSHIP APPROACH

In ordertoobtain European Union Structural Funds, it isnecessary to establish some form of partnership at local, national,regional and Community levels. Under EU funding regulations,payments must be at least matched byequivalent contributionsfrom member states.

Increasingly, national governments are requiring sufficient leverage in term! of private !ector investment before l!llly willapprove the project and commit their shareof thefunds. Thus,securing private sector investment is becoming crucial to theobtaining of EU structural funds.

Effective town centre revitalisation strategies always comprise ofa 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 newstreet furniture end signoge;

• Development ofpublic facilities such as library, art gallery,market, community hall, andpublic administration facilities;

88

• Improved management standards such as street cleansingand street maintenance;

• Promotional campaigns such as information leaflets, publicity, festivals and otherevents, competitions, etc.

These arewidely differing, and bytheir very nature cannot all beeffectively undertaken bythepublic sector alone even ifsufficienttunds were available. Such activities occur continuously inprosperous and successful towns where there is no need for aspecific regeneration effort. However, a characteristic oftownsin needof revitalisation is the failure of such natural activity tooccur on thescale required tomaintain the economic, commercial, environmental and social fabric to thestandards of moresuccessful and prosperous competing centres. A big 'boost' isrequired tocatch up; and this requires both stimulation of suchactivity, and co-ordination of it so as to achieve maximumimpact.

It isthis stimulation andco-ordination ofinitiatives which partnership approaches to regeneration are aimed at achieving. Inprosperous towns, noformal partnershipmechanisms arenecessarybecause thenecessary level ofactivity isoccurring withoutthem. However, more formal andco-ordinated approaches areneeded in Cork.

• Partnership in Action

A number of models already exist for such partnership approaches toregeneration . Some aremore formal than others . Atits simplest, partnership needonly consistof informal agreementsbetween a number of implementation agencies to co-ordinatetheir projects soas toachieve maximum impact.

This doesnotrequire anyformal mechanism. Attheother endofthe scale might be the establishment of a formal legal entity,owned, supparted and funded by a range of organisationsdrawn from the public, private and community/voluntary sectors; and charged with the responsibility for implementing in aco-ordinated waya comprehensive range of projects coveringtheareas listed above. Between these two extremes a number ofhybrid 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 partnershipapproach toTown Centre Revitalisation. The most important maybe summarised as follows:

• A wider rangeof funding sources and greater amount offunds can be tapped;

...1 • • I I. I r . ,'Imere IS a wioer rurl!:jl:l UIIU !:j1l:lUIl:l1 IIUIIlUl:l1 UI tJU1t:IIIlUI

implementation agencies, thus spreading theloadofimplementation;

• More initiatives canhappen atoncethus achieving a greaterimpact;

• Less objections to thechosen strategy;

• Greater co-ordinated lobbying power, so greater promotional impact;

• Increased chances of obtaining EU Structural Funds andGovernment grants.

These benefits are substantial. To obtain them requires a significantnumber ofdifferent parties workingtogether inagreement.The partnership maybeformal or informal. If formal, itcould beoneof several legal entities . In anyevent, theessentialrequirement is to obtain as many relevant and committed partnersworking together as possible.

• possible Partners in Cork

At this stage, it is not possible to be definite about whichorganisation would be relevant or necessary. However, thepartners/sponsors in implementation could include the following:

• Cork Corporation;• Cork County Council;• Cork Business Association;• Cork Chamber ofCommerce;• Major landowners;• Major employers;• Cork Civic Trust;• Major hotels and guest houses;• Major retailers;• North Main Street Traders Association and othergroups;• Representatives ofthe property sector;• Community Associations;• Educational Institutes;• Cork / Kerry Regional Tourism Organisation.

CORK HISTORIC CENTRE AOION PLAN

in eachcase,therehastobesome benefit totheorganisation inbecoming involved. Whilst some might be prepared to take along term view, others might require quick returns, such as goodpublicity, ifnotfinancial. Some might beprepared tocontributeto or support the initiative because of charitable or socialobjectives. Others, e.g. the Local Authorities, would beinvolvedin pursuance of their statutory obligations os well as politicalaspirations, and so as to achieve much needed economicdevelopment.

• The Need For A Partnership Veh icle

Some form of legal vehicle is likely to be needed. The preciselegal form may not be particularly important, and must inanyevent be appropriate to theIrish legal system and local customand practice. The main examples are likely to besome form ofcompany or trust, an informal partnership agreement, or somecombination thereof. The role ofthe 'vehicle' will be tofinalise,agree,implement and monitor theregeneration strategy inall itsaspects as appropriate; having regard to the nature of thatstrategy, specific projects comprising it,andavailable resources,both human, organisational and financial.

The Implementation Body

Critical to the implementation of these projects is theestablishment of an effective enabling mechanism, to bring togetherpublic and private sector interests and manage the wayforward.

It isproposed thata Historic Centre DevelopmentTrust (HCDT) beestablished basedon theprinciples af theAmerican Main StreetProgramme and City Challenge process in theUK and similar instructure to thatof theTemple Bar initiative in Dublin .

This should be substantially free-standing from Cork Corporation, although strongly supported bytheCorporation in terms ofpart ownership so as to ensure the Corporation's long termcommitment. It would act within the framework of the CityDevelopment Plan and theHistoric Centre Action Plan .This Trustshould take an appropriate legal farm and could be initiallycapitalised bytransferto itofCorkCorporation'sincome producing property assets intheCity Centre, or in some other way,suchas by means ofgrants, loans and sponsorship.

The life ofthis Trust should probably be fixed and a frameworkput in place to ensure on-going City Centre management,beyond theinitial 'boost'ofrevitalisation This will help toensurelong term commitment to revitalisation and management. It issuggested thatthe immediate life of theHCDT be 10years.

89

The Trust would have many of thesame responsibilities as CityChallenge boards in theUnited Kingdom. This requires appointment ofa Chief Executive and small executive staff toundertakethis work onbehalf oftheBoard. The organisational structure oftheHCDT will requiretheestablishment ofa boardandexecutiveteam. Board members will comprise key "actors in thecity", whoshould have a "vested interest" in thesuccess ofthe programme.

This will involve the establishment of a compact and dynamicteam af people which should drawtogether planning, traffic andtown centre management functions. The core team shouldcomprise a chief executive, officers secanded from the CorkCorporation andothers seconded from thevoluntary andprivatesectors, on a short term basis.

In addition, Cork Corporation could with advantage devolvesome ofits statutory obligations tothe Trust , using theTrust as itsappointed service provider. Examples could include streetcleansing and other environmental care, maintenance of pavement services and street furniture, management ofcar parks. Inother areas affecting the work of Cark Corporation and itsstatutory obligations, theTrust should co-ordinate with theCorporatian.

The functions of the Historic Centre Development Trust will be:

• co-ordinating socio-economic and tourism initiatives;• initiating and facilitating new projects;• developing partnership approaches;• developing funding and implementation strategies;• town centre management;• promotion and marketing ofCork City Centre;• co-ordinotinq the artsand cultural programme;• management of themarkets.

The area of responsibility of HCDT will extend to implementingthose projects which fall within therealm oftheEast/West andNorth/South Spines. This would embrace both the HistoricCentre and theexisting commercial core.

The HCDT's responsibility could be extended to include theestablishment ofa City Centre Housing Association to promoteliving over the shop, and could extend toacting as an umbrellaorganisation for other agencies.

Funding has been received through theEuropean Commissionfunded Urban Pilot Project for a feasibil ity study onseHing uptheHCDT.

90

DEMONSTRATION PROJECT STRATEGY

It is nowwell recognised thatleadership byexample provides themost effective way of promoting the regeneration of historiccentres. In many instances inappropriate responses bythelocallandowners, developers and builders occur, often in ignoranceor misunderstanding of conservation issues or the potential foradaptive reuse of old buildings. Demonstration projects whichdisplay best practice methods act as both 'exemplars' and'catalysts' to further action.

Asoutlined in previous chapters, theeffective useofspaceoverthe shops, the reuseof the disused stone warehouses and theconservation of character buildings in the City Centre are ofcritical concern to the Plan . The recently approved EU UrbanPilot Projecf funding forCork will allow the implementation ofa number of demonstration projects including the 'Living overthe Shop' and Managed Workspace projects detailed inChapter10 and theFenns Quayconservation projectdescribedin Chapter 11 .

Above: Shandon Street is still a vibrantshoppingand living street in the Study Area

Chapler 12. Developing the Enabling Mechanisms

REVOLVING FUND

Itis recommended thata revolving fund isestablished as partofthefunding strategy fortheAction Plan. This would be used tobuy buildings with difficulties ofownership and affordability andwhich contribute tolocal blight. It isintended thatthesebuildingswill be refurbished and sold with funds returning for furtheraction.

Ihefund wouid beused as a foiiow-on trom themmoi demonstration projects and would be usedforconservation projects and tofurther theUpper Floors andWarehouseConversion programmes.Ifwould beadministrated bytheHCDT and its first taskwould betofinance theconversion ofthose buildings in Cork Corporationownership, particularly those on North Main Street.

THE VISION CENTRE PROJECT

This project seeks toprovide a centre fortheco-ordination oftheregeneration ofCork, the dissemination of information and thesymbolic restoration of a landmark building. Funding to assisttheimplimentation ofthis project hasbeenreceived undertheEUUrban Pilot Project.

The "Cork Vision Centre" project isaimed at creating a base fortheexchange and co-ordination oftheexperience and activity ofregenerating the Historic Centre ofCork. In addition toacting asa centre fortheco-ordination and communication ofchange,theestablishment oftheCork Vision Centre would bring a number ofbenefits:

• Symbolic Value

The most visible symbol ofdecayand failure in thearea wouldbe restored. It would bea cleardemonstration thatsomething ishappening, and thatthe situation can be changed.

• Conservonon in Action

The project would provide a test bed for the development ofconservation skills and experience.

• Community Benefit

The Historic Centre is suffering from a decline in the numbersliving inthearea,working thereandvisiting it. Thisprojectwouldaddress two ofthese issues and begin theprocess ofencouragingpeople tocome backand live in thecity.

CORKHISTORIC CENTRE ACTIONPLAN

The overall strategy isbasedon thecreation of a sustained andsuccessful partnership between the public and private sectors.This will require flexibility toaccommodate changing perceptionsand ambitions, whilst retaining a clearand strong vision for thefuture. A physical centre would accommodate and focus theaction of the partners and help communicate the ideas. Inparticular theVision Centre would:

• Provide a home for thevision;• Help thecommunity articulate their needs and views;• Help the public 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 ofCork City;• Promote thecity ofCork;• Provide an educational resource;• Focus attention onconservation andprovide support service.

• The Centre

The centre will be accommodated in a building which iswelllocated in theHistoric Centre, isa significant landmark, isreadilyconvertible into a centre and islargely vacant. Onepossibility isStPeter's Church on North Main Street. The aim is tocreate afocal point for changeand a centre capable of housing manyhmctions.

A list of key functions would include:

• A presentation oftheAction Plan;• Cork past, present and future;• A 1:500 model ofCork;• 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 the maincomponents of the Cork Historic Centre Action Plan. Copies ofthe document would be available for sale together with freesummaries of the study. This transportable exhibition wouldfocus on issues such as the conversion of warehouses; trafficplanning; infill sites and otherkey elements of the report.

91

• Cork Past, Present andFuture

A display of models, photographs and plans showing thephysical economic and social history ofCork. This could includean historic model and audiovisual display. Additional photographs, plans and prints, together with a few historic artefactswould add flavour to thedisplay.

In a continuous display aimed atyoung andold thebackgroundstory ofthegrowth ofthe city is told with accuracy andstyle. (Thissection could be produced inassociation with University CollegeCork). An adjacent shop could sell a rangeoftourist mementoeswith a historic theme, such as reproduction maps, papermodelsas well as the usual mugs and tee-shirts.

• Pilot Ptoiec: Displays

Exhibitions could be mounted thataddress issues such as 'livingover the shop' andother similar projects. It isenvisaged thatthesedisplays would include advice on grants, on planning and anyother issues which would help to bring abouteffective development. The Centre would become the equivalent ofa "Citizen'sAdvice Bureau" onspecific environmental initiatives. This wouldalso 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 inany capacity. This would achieve the firm aims of supportingcommunity action and providing some co-ordination, even ifinformally, between thevarious "actors". Audio/visual displayswould aid presentations and marketing of projects.

• Planning Aid

It is envisaged thatthe centre would provide a permanent sourceof information on planning and theenvironment, relating to theHistoric Centre Programme, supplementing the information available at present from the Planning Department or the CentralPublic library. In addition regular Planning Aid services wouldbe available addressing issues such as advice on how theplanning system works; how to submit planning applications;supporting or objecting to other people's applications; andcommenting onthe Development Plan andotherpolicy guidancedocuments produced by the City Planning Department. Theintention would be to enable the community to understand theplanning process, to assess their immediate and long-termproblems andchoices, toprepare their own plans and articulatetheir views ofothers.

92

• Housing Information

As part of providing comprehensive advice on aspects of economic and physical regeneration spacewould be made available for housing advice on rents and issues to do with rentedhousing; on co-operative housing; on self-build initiatives; onpartnership projects which included housing for saleandaffordable housing,

ii Y"isiror inrormarion

Successful centres attract tourists and visitors as well as participating members of thecommunity, Many professional groupsseek information aboutthe future ofparticular cities. Encouraging the dissemination of this type of information about Corkwould be partofan overall economic and marketing strategy.

• Coffee Bar / Bookshop

The centre needs to be informal and attractive. The mostsuccessful centres succeed in creating an overlapping mass ofinformation and events. Acoffee bar isan essential partofthis.

• Outreach Centre for Cork Corporation

Senior personnel from the Corporation would be available atcertain times oftheweek toenable thecentre tofunction asa localoffice 'in touch with the people'. There is no venue for debateaboutthefuture ofCork thatis recognised as a neutral ground,accessible and inviting toawide audience. Widening discussionbeyond usual circles can produce new insights.

The project will be managed by the Development Trust. TheProject 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 is well recognised that legislation alone will notachieve thenecessary results and thatan approach needs to be developedwhich seeks toprovide a series of 'carrots' in theform of directedincentives designed to meet theAction Plan criteria, combinedwith theestablishment of a general framework of support andpolicy,

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 adesignated area. The unique characteristics and a range ofincentives which can reinforce them will be described.

It is preferable iftheproposed Designated Areaisquite extensive,butwith incentives designed to have a narrow focus. In thismanner theimpact of the incentives can bedirected at theareasand issues most requiring action. With narrowly focused incentives, aimed at specific problems, the maximum benefit can beobtained in lieu of revenue foregone bythe Exchequer.

The purpose oftheDesignated Area-type incentives istopromotedevelopment which accords with agreed objectives, while discouraging thatwhich conflicts.

Developments thus encouraged should:

• facilitate Special Category Uses identified in theCork City Development Plan;

• enhance ofthe historic character and generallyimprove the physical fabric;

• boost social and economic activity inthe City;

• increase civic pride and enjoyment ofurban life ingeneral and that ofCork inparticular;

• maximize employment oppartunities both duringthe development phase and inthe longer term.


Top: Christchurch on South Main Street currentlythe homeof the Cork Archives Institute couldprovidean ideal venue for a major artsandcultural facility in the future

93

Special Category Uses

In theCork City Development Plan a seriesofuses are identifiedwhich Cork Corporation isseeking toattract or retain intheCityCentre, butwhich may needencouragement and support iftheyare to develop. These Special Category Uses are:

• the provision of new terraced houses, or rehabilitation ofexisting terraced houses currently in poor condition, to ahigh standard;

• theprovision off100rspace forlight industrial use, wholesaledistribution,orservicing ofplantandequipment (on oroff thepremises);

• the provision of f100rspace for international services. Aninternational service is defined as an activity of this typeeligible forgrantaid bytheIndustrial DevelopmentAuthority(at present, most such activities coming into Cork area arecomputer software businesses);

• therestoration ofa listed building, currenrly in poorcondition, toa high standard, for anypurpose compatible with thecharacter of thebuilding;

• the conversion ofa listed building toa tourist related use incases where, in the opinion ofthe Corporation, theconvertedbuilding is capable offunctioning asan importantadditionaltourist attraction or facility, and theuse isappropriate tothecharacter ofthebuilding;

• theprovision ofSpeciolised Business Centres. ASpecialisedBusiness Centre isdefined asa building orgroup ofbuildingssubdivided into 10or more units where uses oftheunits arelimited by a Section 38 Agreement to a defined businessgroup. possible examples include a Marine Centre, aFashion Centre, an International Trading or Promotion Centreetc. The activity should notbea predominantly office orshopping function. The Corporation will need tobe satisfiedthat the area of activity chosen is one in which positiveinteraction between businesses is reasonably likely, that itwould gain from the high profile resulting from beingaccommodated in a Specialised Business Centre, and thatthe centre has adequate letting prospects, including theidenti fication ofan anchor tenant;

• theprovision of river based activities or facilities, such as aboatmarket, involving sale of boats displayed on theRiverLee, river andharbour cruise crolt for visitor sightseeing, etc.;

• theprovision ofhotel accommodation in 0 building sympathetic to its surroundings.

.'

94-Clarifying the Objectives

In addition to facilitating Special Category Uses, it is importantthattheproposed incentives meet thefollowing coreobjectives:

• Stimulating Action

In theearlyyearsof the Action Plan Programme, itis imperativeLL_J. I.l _ :. I.~ _ . L _ I' I I . r I I rIIrUI IIle III,",CIIIIYC~ Ut:: IIIII\CU IV f-It:UIUIIIIUIn...e UIlU :'P'='t::U UI

response. In order to achieve this it is proposed thata slidingscale of benefits be introduced to ensure early take up of theincentives. This could be intheform ofreducing thepercentageoftaxwrite oHs after eachyearor byfixing theenddateof thetax relief or rates remission period.

• Stimulating Joint Approaches

In order to stimulate a partnership approach at all levels it isproposed thata policy of linking grantaid and infrastructure/environmental improvements tojointaction bycommunitygroupsand traders associations be introduced. This could involvesupport tostreet management schemes relating toscheduling ofstreet deliveries, refuse disposal, and "theming" ofquarters.

• Raising Awareness

The city is insufficiently awareof its own physical heritage, anda programme aimed at raising awareness would help changeattitudes toconservation andprovide greatercareoftheenvironment by:

• Stimulating/sponsoring research on presentation ofCork'shistoric buildings/areas;

• Holding a major exhibition andinternational conference onconservation;

• Providing leaflets on principles ofconservation;

• Involving of key players - business and industry, transport,EU, ete;

• Developing a series ofdemonstration projects in neighbourhoods/publicising successful examples of best practice.

• Establishing ofa "school unit" in theCorporation PlanningDepartment.

Chapler 12. Developing the Enabling Mechanisms

• Stimulating Jobs

Housing hasalready beenidentified as an important ingredientin area regeneration. In addition refurbishment, as opposed tonew building, is more appropriate to the character of Cork'sDesignated Areas. Refurbishment isalsoemployment intensive.Any incentives applied to it will be targeted directly on thegreatest problem facing thecity i.e. unemployment.

For this reason refurbisnment should attract greater incentivesthan new building. No incentives should be madeavailable foranynew building involving theloss or erosion ofanybuilding orstructure which contributes to theareas historic character. Thisprinciple is already established in the Temple Bar project inDublin.

• Promoting an Area Based Approach

The incentives must be coupled with an area-based approachwhich would dealwith the totality of theenvironment. This willinvolve improvements to public spaces to create an attractivesetting for development. To attract owners-occupiers, includingfamilies back into the City Centre, credible measures must beproposed for the protection and enhancement of the historicquality oftheareasconcerned and theimprovement ofamenity.Such schemes have already been carried out in the DouglasStreet area and Shandon inconjunction with theDepartment oftheEnvironment.

Atpresent there may bea lack ofconfidence intheability oftheCorporation to deliver and maintain the quality environmentrequired duetocurrent budgetary restraints. The submission forEU Structural andCohesion Funds emphasised theimportanceofworks toenhance theCity Centre as a location for investment.An area-based approach isthemethod most likely tosucceed inthe regeneration of the City Centre, with action taken on anumber of fronts . At present planning policies based on thisapproach are inplace through the City Development Plan. Forthe Designated Area incentives to be most effective, the focusmust be narrowed totackle theconditions prevalent in Cork andproduce thedesired end result.

In the caseofCork such opportunities relate tovacant upperfloorsin the City Centre, heritage buildings and major infill sites.

• Maior Opportunity Sites

Incentives must be directed tofacilitating the development ofthemajor opportunity sites in theStudy Area.These sites, ifsuitablydeveloped, canactas catalysts tostimulate further regenerationofthebuilt fabric and provide standards ofexcellence.


• Reusing Upper Floors

Upper-floorresidential use is only likelyto become 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 benefitfrom incentives

aimedat retaining its resident population and reversing current

decliningtrends in population.

• Preserving Heritage Buildings

There is a need for incentives for the refurbishment of Heritage

Buildings in recognition of the importantrole theyplay in Cork.

The effective promotion of Cork as a destination location for

inward investment requires an attractive environment. Cork is

unusual in theextent towhich itsurbanfabric 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 "justanothercity".

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 taxliability over 10 years, and

• If thedevelopment involves refurbishment asopposed to

newconstruction and therefurbishment 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 also be 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

liability over 10 years, and

• If the refurbishment expenditure isat least equal to the

purchase priceof thebuildingor itsmarket valueat 1st

January, 1994 (netof site value), an additional allow

anceequalto thelowerof 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 toHistoric Centre andCity Centre):

• 100%of the qualifying cost can be offset against taxliability over 10 years, and

• If the refurbishment expenditure is at least equal to the

purchase priceof thebuilding or itsmarketvalueat 1st

January, 1994 (netof sitevolue], an additional allow

anceequal to thelowerof these twoamounts will alsobe


Each dwellingunit must haveat least 60 sq.m. of habitable

space intheHistoric Centre andatleast50 sq.m. ofhabitable

space if in the rest of thecity.

96

• Refurbishment of houses for owner occupation (applies toHistoric Centre & City Centre):

• 100%of the qualifying cost can be offset against taxliability over 10 years, and


purchase priceof thebuildingor itsmarketvalue at 1st

January, 1994 (net of site value), an additional allow

anceequalTO The iowerorThese rwoamounrs wili aisobeallowableover 10 years.

• Newhouses for owneroccupation (applies toHistoric Centre& City Centre);

• 100%of thequalifyingcost can be offset against taxliability over 10 years.

• Refurbishment of Heritage Buildings for residential owneroccupation

• 100%of the quolifying cost can be offset against taxliability over 10 years, and


purchase price of thebuilding or itsmarket value at 1stJanuary, 1994 (netof site volue], on additional allow

anceequalto thelowerof these twoamounts will alsobe


All qualifyingworkstoHeritage Buildings must becertified by thePlanning Authorityas being in character with thebuilding.

These incentives mayappearquiteextensive and thus expensive

in terms of the amount of revenue foregone. However thefollowing points should alsobe considered:

• asthe incentives relate only to a certain classes and sizes ofdevelopment and, in the wider-area categories to owneroccupation, the take-up may be modest;

• if the scheme is successful, the benefits will include a morevibrant CityCentre with a consequent decline in dereliction.

This will provide a significant incentive to increased invest

mentand tourist activity;

• the incentives 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 the importance of urban renewal;

All incentives should be discretionary and linkedto whether the

proposal complies with relevant criteria.

Chapter 12. Developing the Enobling Mechanisms

PROMOTION CAMPAIGN

Any successful regeneration will requirea well-articulated promotional campaign tobedeveloped tobothstimulate activityand

communicate to the local 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 itsprogrammeofaction;

• fostering civic pride and stimulating awareness of bothenvironmental issues and the rich historical context of the

area;

• communicating the directed incentives strategy proposedand themeans of taking advantage of these;

• publicising case studies and successes;

• integrating with theartsand cultural programme;

• co-ordinate with both the tourism and socio-developmentstrategies;

• providing interpretative literature and publicity material tosupport theDevelopment Trust's activities;

• disseminating information relating to the Action Plan In

international journals and publications;

• co-ordinating local and national media coverage.

This campaign should bedirected toproviding theinitial "boost"required to stimulate activity, and an ongoing programme

established to maintain the impetus of the regeneration of theHistoric Centre.


13. Developing Funding Strategiesfor Incorporation intoCommunity Support FundFrameworks

97

Potential Funding Sources

Both the need for finance and the sources of it will obviouslydepend on the nature of the projects which form the chosenregeneration strategy. A rangeof funding sources will almostcertainly be needed. These could include 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 asa 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 by banks 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 majorinvestment by the private sector in developments in the StudyArea. Effort therefore needs tobe directed to infrastructure andpublic realm improvement strategies to create a "climate" forfuture private sector response. In addition, stimulus needs to begiven toowner occupiers to improvement oftheir properties andchange perceptions of theAreaas a place to invest in.

The strategy tofund theAction Plan isdeveloped over a periodof6/7 yearsand isestimated at a tolal cost ofupwards of£30million. The breakdown of the funding package is outlined inTable 8 showing a combination of capital works (includingpreliminary traffic assessment/control programmes andstreetscape improvement schemes, together with urban renewalprogrammes), including running costsfor supporting programmes,and working capital required to sustain a revolving fund . It isanticipated that the revolving fund will operate at break-evenpoint and that funds will be returned to Cork Corporation oncompletion of the regeneration programme.

The bulk ofthefunds required will need tobedrawn from CentralGovernment capital works budgets, inparticular from theroads,drainage and tourism programmes, with theremainder tocomefrom the Urban Renewal Sub-Programme identified in the National Plan.

HIGHWAYS / STREETSCAPE PROGRAMMES

£32,645,000

98

Element

TRAFFIC PROGRAMMES

Urban Traffic Control System

TrafficModelling Framework

Dynamic TrafficManagemenr

Western Corridor

Westto North Relief Route

West toSouth Relief Route

Historic Spine Route

Eastern Corridor

ENVIRONMENTAL PROGRAMMES

Laneway Improvements

Riverside Improvements

Public Open Space

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

i50,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 to include thedevelopment ofan urbantraffic control system for the island area, necessary for theoptimisation of traffic signal timings which are intrinsic to thesuccess of the traffic proposals within thestudy area.

AII"",.,nnl"'o. ic: nlc:,.., n'\n,·t.~ ~""" ..,...Jc.\lol,.......~ i u:,.. _,....J I _! ..L. ...· . ~ ... _ .. __ .- _ ....- ....... _- ._ . -_ ......-t"' ," -, """,, .... " ,""' , Ill ....

central area of the city in support of the urban traffic controlsystem, toassist thesequencing ofthehighway/trafficproposalsand for thetesting ofalternative routingstrategies.

These programmes will establish capabil ities forassessment andcost of changing traffic patterns and will also support thedevelopment ofthedynamic traffic management demonstrationproject, conducted under the urban pilot programme.

• Highways / Streetscape Improvements

These measures are focused on development of the highways/route basedschemes necessary torelieve traffic congestion in thestudy area and City Centre, and are thus assumed to be drawnfrom Central Government budgets.

Costs are included for theestablishment of traffic calming andstreetscape improvements in the central area, necessary toreinforce divers ionary routing totheCity bypass and relief routeschemes, developed under the previous LUTS Programme andcurrent study area proposals .

In this case, theproposals for theCity Centre approach routes totheeastandwestwill support diversionsofthrough-routing totheSouth Ring Road,whilstproviding for improvement toconditionsalong theMardyke andMacCurtain Street. The proposals fortheHistoric Spine Route will encourage routing via the BlackpoolBypassandSouthParish Bypass,whilstproviding fortheenvironmental upgrading of the study area. Similarly, theproposals forStPatrick's Street andSouth Mall andGrandParadewil lsupportdiversions totheGrattan Street and Crosses Green relief routes.

Costs for drainagerenewal works are also incorporated wherecarriageway reconstruction or major resurfacing improvementsare proposed.Allowance isalsomadefor archaeological investigations inNorth and South Main Streets, where theextent anddepth of thedrainageworks are likely to expose areas of theoriginal CityWall andtheMedieval MainStreet, thus demandingarchaeological attention.


Urban Renewal Sub-Programme

It isestimated thatbetween £1 0 and£17 Million will berequiredfrom theUrban renewal Sub-Programme depending on allocation offunding between theOperational Programmes developedfrom the National Plan. This includes those programmes whichhave an urban renewal bias, such as:

• running costs for theHistoric Centre Development Trust overa period of 5 years to facilitate the living over the shop,managed workspace and development of major sites,amongst others;

• artsand cultural programme including tourism and heritagedevelopment projects;

• establishment ofa revolving fund and "seedcorn" financingofcatalytic projects such as theVision Centre;

• public realm improvement strategies including thevisitors'spine, laneways, public open space, waterfront and gateways projects.

Funding/Implementation Programme

Tables 9 and 10 show theprojected timescale for theimplementation of the Capital Works and those related to the UrbanRenewal Programme.

The capital works programme, basedonthetraffic preliminariesand highway works and streetscape improvement measures,amounts toover£21 million and isdeveloped in accordance withcompletion of the strategic highway schemes conducted undertheLUTS framework. As such, thestudy area proposals will be inplace upon final completion oftheSouth Ring Road andopeningofthenew tunnel, through totheDunkettle Interchange which isenvisaged to be open to traffic by theyear 2000.

Accordingly, the environmental objectives in relieving and enhancing the city centre/historic area may be achieved concurrently with thedevelopment of thevarious transport measures,consistent with thesentiments oftheEU Green Paper. A6-7yearimplementation isthus defined, extending from the beginning of1994 to mid 2000.

Immediate attention would be paid tothedevelopment of trafficmodelling capability and introduction oftheurban traffic controlsystems, such to assist the refinement and efficient operation ofthe highway schemes.

99

Detail design work would be conducted in parallel and focusedto permit early introduction of improvements to the NorthgateBridge Junction, assisting conduct of the Dynamic Traffic Management demonstration project, and initial diversion to theGrattan Street/Lavitt's Quay route. Corresponding works totheWest-North relief route would be undertaken in year 2 withworks to the Marsh Environmental Cell carried out in parallel.Works in St Patrick's Street would be commenced immediatelyupon opening of the Grattan Street/Lavitts Quay route, theconstruction operations serving to constrain traffic activity inadvance of thecalming measures.

The western approach scheme and re-routing via WesternRoad/Mardyke and Sheares Street would be established uponcompletion of the South Ring Road - Stage I (ie. betweenBishopstown and theSouth City link], with concurrent attentiontothe improvement of junctions along theSouth City Link, thus tooptimise diversions ofthrough-routing andtoassist theintroduction of thelorry control measures.

Subsequently, works to the Historic Spine Route could be commenced with thestaged closure ofNorth and South Main Streetsover a period of 1 year, whilst the new drainage works,archaeological investigations and highway improvement measures are implemented. Corresponding measures would be introJUi,;l:!J ill SllUIIJulI Sheet, consistent with the linking of theBlackpool Bypass to theMallow Road bylate1997/mid 1998,followed by improvements to Emmet Place and Corn MarketStreet, together with construction of the new pedestrian bridgeacross the North Channel.

Construction of theCrosses Green (West - South relief route) isassumed tocommence in 1998inconjunction with there-routingmeasures along George's Quay/ Sullivans Quay,and calmingofactivities in South Mall / GrandParade. These measures wouldalso pavethewayfor completion ofthe Historic Spine Route viaBarrack Street together with associated traffic calming andenvironmental improvement works.

It is recommended thatworks to the Eastern Approach Routeincluding re-routing ofLowerGlanmire Road, Penrose QuayandMacCurtain Street, be implemented in conjunction with finalcompletion of the South Ring Road viathenew tunnel (Stage 11),with traffic calming and environmental improvements toMacCurtain Street being developed to suit.

It isenvisaged thatthe lorry control measures be progressivelystrengthened over thecourse of theoverall programme, with astrict regime to limit largevehicles and through routing activityfrom thecentral areas, emerging on final completion. Centralarea parking and traffic management strategies would bedeveloped 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 01/~

PUBLIC OPEN SPACE PROJECTS

Bishop Lucey Park 01/95 01/96

Paul Street Park 01/95 06/95

StPeters 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 CorkCorporation's ability todeliver itscontribution tothe total fundingpackage.Atpresent the EU will provide 75%ofthetotal costs ofthe urban renewal process. Based on current estimates CorkCorporation 's inputscould amount to£2Million over four years.All other funds for capital works will be sought directly withCentral Government.

Cork Corporation 's current financial predicament will requireinnovative ways to generate capital other sources to make uptheir contribution . These include:

• Raising Capital Against Existing Income Generating Assets

This proposal involves using a revenue generating asset - forexample Lavitts Quay Carpark - to raise cosh. Lavitts QuayCarpark has been paid for and is wholly owned by CorkCorporation. If a loan of£2Mwas raised using thecarpark ascollateral, this could beused toleverup to£6M from EU StructuralFunds for projects being assisted at the75%rate. By providinga cash contribution, arguments concerning eligibility, doublecosting, additional ity, etc. are avoided.

There is also scope for the raising of the loon 10 L~ fJl,u~~J

according to the needs of the project or the availabil ity ofalternative funding . Implementation could start early with a100% local contribution, ontheunderstanding that thematchingfunding would arrive later.

The loan would be repaid from the revenue generated by theLavitts QuayCarpark after operating costs have been deducted.Repayments will be dictated bytheamount of loon raised. Thismay cause some loss of revenue toother Corporation activities,however the opportunity toraise significant monies toimplementthis major project would justify taking this course ofaction.

The same approach could be adopted with other revenuegenerating assets belonging to the Corporation.

01/96

01/96

01/96

01/99

06/98

01/99

01/01

01/99

Living OverShop ••

IMPLEMENTATION PROGRAMMESCl

01/94

01/94

01/94

01/95

06/94

01/94

01/95

01/94HC Development Trust

Market Space•

Managed WorkSpace •

Conservation inAction ••

• Already funded byUrban Pilot Project

•• Partically funded by Urban Pilot Project

Table 10. Urban Renewal ProgrammeImplementation Schedule

• Bringing Existing Development Projects into the Programme

The Kyrl's QuayCarpark isa recent development project undertaken byCork Corporation in the study area. A £4m loan wasraised bytheCorporation tofund theproject with the loan repaidfrom carpark revenues.

It could well be argued thatCork Corporation have made theircontribution on the basis of funding this project as many of the

102

benefits that flow from thecar parkrelate tolocal area improvements as regards parking management and regeneration ofNorth Main Street trading activities. In addition, surplus carparkrevenues could be utilised tofund local traffic management andenvironmental schemes.

• Raising Capital Against Land Assets andFuture Profits

This relates todevelopment schemes onCork Corporation's landholdings in the study area. It is recommended that these landholdings be transferred to the Development Trust to providesecurity against which loans can be raised in the private sector.Future development ofthese sites with theDevelopment Trust asjoint venture partners with the private sector, could realise apotential future profit which could beploughed back into repaying a largerloan.This isa high risk venture which requires strongpolitical support and "claw-back" measures to reduce risk.

• Planning Contributions

local Authorities have quite wide powers under the Planning Actstoattach conditions toplanning permissions requiring contributions in respect of public works, which have been carried outwithin the past 7 years, or which are proposed, and whichfacilitate theproposed development.

Atpresent themain contributions levied byCork Corporation arewhere a proposed development would generate additional carparking or sanitary service requirements. These contributionsare waived in City Centre locations for terraced housing developments and purely residential apartment developments, and insome cases for theresidential contentofmixed use developments,in ordertoencourage city centre residential uses.

In addition tocar parking and sanitary service provision, contributions can be levied for otherinfrastructural provision such asroad improvements, pedestrianisation and open space provision, where they would facilitate a proposed development.

In 1992approximately £40,000waslevied in planning contributions in the Historic Centre while more than £100,000 waslevied in 1993, thebulk ofwhich hasnotyetbeen paid. Thesefigures were boosted by largedesignated area developments,such as at Crosses Green and Shandon Street, and the averageyearly figure is normally significantly less. However, the increased public investment proposed in theAction Plan, shouldfacilitate increased private sector development in the future. Thiswill in turn generate increased funds from planning contributionswhich canbedirected towards proposed infrastructural improvements in theHistoric Centre.

Chapter 13. Dovoloping Funding Slralogie,

• Derelict Sites Levy

The local Authority is charged with creating a register andimposing a levy onderelict sites within their area under the1990Derelict Sites Act. Approximately 50 sites havebeenidentifiedasderelict in theHistoric Centre, although most have notyetbeenputon theregister.

A levy of3% ofthevalue ofthesite per annum can be imposedand itwould be reasonable thatthemoney collected should gotowards upgrading thearea tomake theredevelopment ofthesesites more economically attractive. The amount collectable intheHistoric Centre alone would bequite small. However, itmight beappropriate tosetaside levys collected intheentire city centre tobespent in theHistoric Centre fora given time period. Focusingthe funds on a confined target area in this waywould be morelikely toachieve worthwhile results inreducing dereliction in thefuture.

It isanticipated that a variety offunding channels will be requiredwhich could include all of the above. These could be supplemented byprivate sector inputs which could include interest-freeloans, direct sponsorship and contributions in kind includingsecondment ofstaff, useofoffice space, etc. This will placemoreemphasis on thepartnership approach drawing thepublic andprivate sectors together.

Central Government Incentives

The Designated Areas incentive scheme involves loss ofrevenuetotheExchequer and itmay be possible forthis tobe calculatedas part of the local contribution, in applications for Europeanfunding.

PrivateSector Funding

Key tothefunding strategy istheleverage ofprivate sector fundsto complement those invested bythepublic sector.

With the issue of urban living at theforefront of the study, it isrecommended that funding packages be developed with localbanks and building societies to assist prospective occupiersinterested in refurbishment of their properties. The promotionalcampaign will prove critical in changing potential investors'perceptions of thearea


Appendix 1MAJOR OPPORTUNITY SITES

Appendix 2TRAFFIC SCHEMES

Appendix 3COST SCHEDULES


Appendix 1Maior Opportunity Sites

Barrack Street/Frenche's Quay

• Preferred UseA mixed use development incorporating residential and retailoffice uses would bewelcomed.

• Area 1,373 msq.

• Existing/Previous UseIn terms ofuse andownership thesite divides into two parts (seeplan). The buildings fronting onto Barrack Street weredemolished over 20 years ago and theupper portion of thesite wasused asa public carpark, until thelate1980's,when a hoardingwas erected and an archaeological investigation carried outprior tosaleofthesite. Some ofthebuildings onFrenche's Quayincluding a warehouse were demolished in the late 1980'sandthesite has lain vacant since then .

• OwnershipThe upper partofthesite, fronting onto Barrack Street isownedbyCork Corporation. Its saletoGoldburn Ltd in thelate 1980'swas rescinded when no development was carried outwithin agiven period. 3-5,Frenche's Quayare owned byGoldbum Ltd(Pat Whelan) butits sale isunder negotiation at present.

• Planning HistoryPlanning permission wO! granted for a development containing6 retail units and20apartments in1989[T.P. 15,143/89)ontheupper portion ofthesite plus thesite of 1, Frenche's Quay. Thedevelopment wastobe 3-4 storeys in height, constructed alongthestreet frontage, with archway access to parking at the rear.Ihedevelopment didnot go ahead and thesite has returned toCork Corporation. Consideration is being given bythe HousingSection to development of thesite for Corporation Housing. In1992a separate planning permission wasgranted at1,Frenche'sQuayfor 2 retail units and3apartments (T.P. 17,713/921,whichare now under construction.

Permission wasgranted in 1989for a 4 storey development onthelower 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 m sq of offices on the upperfloors, with car parking to therear.

• Planning Policy FrameworkThe site islocated within theCity Centre commercial coreareaand is unzoned. A wide rangeof uses would be acceptable,including shops, offices and residential. The maximum site ratioforoffices within 20 mofthestreet frontage is2.5 m, elsewhere1.0. (No site ratio standards are setfor other uses).

Appendix 1 MAJOR OPPORTUNITY SITES

Pope's Quay Site

• Planning Policy FrameworkThe site iszoned for "General employment and residential uses,excluding shopping andoHices". Part ofthesite, west ofGray'sLane, isalsowithina Housing Protection Area.

• PreFerred UseThe site issuitable for a mixture of residential and tourist relateduses or alternatively solely residential uses maintaining thecontinuily of thequays.

4,946 msq (Hegartys)

Aplanning application wasreceived in1993for40 apartments,688msqoHice space and 3 retail units, laidoutin 6 blocks (LP.18,205/93). The site excluded McSweeney's site tothewest and26Pope's Quay. The 3storey oHice/retail blockwould front ontoPope's Quay, while 5 No. 4 storey apartment blocks would belocated totherear. The apartments are mainly 5 bedroomed andintended for thestudent market. The decision wasappealed toAn Bord Pleanala who granted permission subject toconditionsomitting 2oftheres idential blocks (leaving 24 units),omitting thedemolition of27 Popes Quayand requiring the redesign ofthecommercial block fronting on to Popes Quay. A revised layoutfor apartments and a 100 bed tourist hotel is also underdiscussion with the Planning Authorily.

• Planning HistoryThe site was put forward as a location for the decentralisedgovernment oHices, which were subsequently constructed inMahon, and for a hotel development with related facilities andaconnection toShandon. Neither of these proposals went os faras a planning application.

• Area

• uwnershlpThe bulk ofthesite including theengineering works and vacantdwellings at 26,27 and 31, Pope's Quay, are in single ownership, stated on the planning application tobe Northgate Investments Ltd., c/o 5 Camden Place, Cork. The developers haveindicated that they would like to extend the site westwards byfurther acquisition to take in the area (429 m sq] owned byMcSweeneys.

• Existing/Previous UseThe site was assembled with a view to carrying out a majorredevelopment. The Cork Button Company which fronted ontoPope's Quay, was demolished about3yearsago. The engineeringworks are still inoperation totherearofthesite,while thebulkofthe remainder ofthesite hasbeencleared of buildings. Nos26and27, Pope's Quayhave been vacantsince at least themid1980's and their condition has steadily deteriorated. No. 31Pope's Quay, a dwelling, has beenvacant forsome years.


Southgate Site

• Existing/Previous UseThe buildings fronting onto South Main Street were demolishedcirca 1970. The bulk of thesite behind thestreet frontage wasalready in use as a petrol filling station andcarparkat that time,and these uses have continued to thepresent.

• Preferred UseBecause ofits location close totheCity Centre, tourist office andthe St. Finbarr's/Elizabeth Fort precinct, the site would be asuitable location for a tourist use such as a hotel. The presentvehicular entrance from Grand Parade isthrough an "archway"at 50, Grand Parade. No. 50 is a four storey, red brick 19thCentury listed building. It is vacant and in poor repair, but ifrenovated itcould form theGrandParade entrance andfrontagetoa hotel.

Irish Shellltd.

3,130 msq.

• Reputed Owner

• Area

• Planning HistorySome years agoa multi-storey carparkwasproposed onthesite.A major concern at the time, which was not resolved, was theappearance of the structure from the river, and the PlanningAuthority felt therlevelopment ~hnlllrl inrllll:l", oportments overlooking theriver. No planning application wassubmitted.

• Planning Policy FrameworkThe site is within the City Centre Commercial Core and IS

unzoned, soa wide variety of uses would be passible.

• ConstraintsThe line ofthe City Wall runs through thesite anda fragment oftheCity Wall isthought toexist above ground along theeasternboundary of the site and is listed for preservation in the CityDevelopment Plan. A thorough archaeological investigationwould benecessary prior todevelopment andanynew development might have toaccommodate protection of theCity Wall .

Appendix 1 MAJOR OPPORTUNITY SITES

Grand Parade

• Previous UseThe buildings fronting onto Grand Paradewere inpoorconditionandwere demolished in theearly 1980's. It hascontinued in carpark use since that time.

• Owner5hipOwnership uncertain, but in 1987 was owned by GuardianRoyal Exchange and is reputedly owned by Irish Car Parks atpresent.

1,716msq.

• Preferred UseInfilling of the gap site by a commercial development. Thebalanceofthe site could bedeveloped for a multi-storey carparkprovided theheight was in keeping with adjoining buildings.

• Area

• Planning HistoryAtemporary planning permission for further retention ofthecarpark use expired in late 1993,when the new multi-storey carparks were for completed. Aproposal toerect a multi-storey carpark onthe site hasbeen under discussion for some time, but noplanning applicotion hasyetbeen submitted. It isimportant thatthe Grand Parade frontage is in characterwith existing buildingsin terms of both design height and uses.

• Planning Policy FrameworkThe site is within the unzoned City Centre Commercial CoreArea,soa wide range ofuses would beacceptable. The maximum siteratio permitted for office uses is4.5within 20mofstreet frontageand 1.0 for theremainder. Nosite ratios are setfor other uses.


Bachelor's Quay

• Preferred UsesThe area closest to North Main Street could have a mixture ofcommercial andresidential uses, changing toentirely residentialuses moving westwards along Bachelor's Quay.

• OwnershipDe~ning theboundaries of this site iscomplex and there are anumber ofsections in different ownerships which could be partof theoverall redevelopment of the area. These include CorkCorporation, Eurodiesel and two sites whose ownership isunclear. One isreputedly owned byMrCo"er, owner of joineryworks nearby.

1,940 msq (approx.)• Area

• Existing/Previous UseMuch of thesite has been in use as a public car park for manyyears. The building adjoining thecarpark is unused and in poorcondition. The Eurodiesal yard takes upthewestern partof thesite, while the area adjoining Cotter's Joinery is used as aninformal parking area. The removal or modification of theEurodiesel building for road widening would create an additional area to the west fronting on toBachelor's Quay.

An additional site which may beavailable for redevelopment ontheopposite side ofNorth Main Street, isalso in Cork Corporation ownership. It was formerly used as a garage and for carparking.

• Planning HistoryMost ofthelandin Cork Corporation ownership as well as partsof other areas were intended to be used for road wideningpurposes. Under therevised roadproposals thefrontage on toBachelor's Quaywill be required forroadwidening. Eurodieselhave indicated that their current site is in excess oftheir needs,and they have considered relocating.

• Planning Policy FrameworkThe site islargely within theCity Centre Commercial Core Areaand is unzoned. A wide range of uses would therefore bepossible. The site borders to the west on the"General Employment and Residential Uses" zone.

• ConstraintsThe possible location oftheNorthgate and City Wall on the sitewould necessitate extensive archaealogical investigation prior todevelopment. Part funding fortheexcavation oftheCorporationowned portion ofthesite hasbeen received under theEU UrbanPilot Projectanditis hoped tocarry outthework during 1994and1995. The location of thewall etc., may effect theform of anyredevelopment ofthesite.

Appendl. I MAJOR OPPORTUNllY SITES

Wandesford Quay

• Ownership Jurys Hotel Group

• Preferred UseApartments or tourist accommodation.

4,253 msq.

• Planning His/oryAn extension to the temporary Planning Permission for surfacecar parking wasgranted in 1993, and is due toexpire in late1994. There have been discussions on a proposal for anapartment development on thesite.

• Planning Policy FrameworkThe site iszoned for general employment and residential uses,excluding shopping and offices.

• Area

• Existing/Previous UseThe site waspreviously used as a timber yardand following itspurchase byJuries, wasconverted toa surface carpark3-4yearsago.


Grattan Street

• Preferred UseResidential and workshops

• Area

• OwnershipCork CorporationAdjoining owners - Tom McNeice of Munster Furniture, andTermon Centre.

• Previous UseThe site hasbeen in useos a surface car parkfor more than 20years.

• Planning HistoryA proposal tolocate a multi-storey carparkand a small amountofhousing on thesite, in 1991,wasabandoned following localopposition and the opportunity todevelop an alternative site onKyrl's Quay.

• Planning Policy FrameworkThe bulk of the site is zoned for "General Employment andResidential Uses, excluding shopping and offices". A smallportion close tothenorthern boundary isalsowithin a HousingProtection Area, while a small area to the east is within theCommercial Core Area. Residential and general employmentare themost likely uses.

• ConstraintsA righl ofwuy exists ucross Ihe site from Munster Furnitures rearexit westwards, which may act as a constraint on the form ofdevelopment. The site of theCity Wall runs close tothewesternboundary and its preservation would have tobeaccommodatedin any redevelopment.

Appendhr I MAJOR OPPORTUNllY SITES

North Infirmary

• Preferred UseIt is likely that the building will have to be at least partiallydemolished. It might be possible to retain the unusual yellowbrick section adjoining Bob andJoanWalk and incorporate itwith anynew development. Apartments or some tourist relateduse, such as a small hotel, are possible uses.

• ~Ama 1,mnnq.

• OwnershipThe site isprivately owned andanownership change isbelievedtobe imminent.

• Previous UseThe building was used asa general hospital until the late 1980's,when itclosed as a result of Govemment rationalisation in thehealth service. It has been vacant since then andhasbeen badlydamaged bya fire andvandalism.

• Planning HistoryThe building was examined and rejected at various stages forsuch uses as student accommodation and for a section of theNational Museum. The building hasbeen declared a derelict siteandthe property hasbeen for sale for some months.

• Planning Policy FrameworkThe area is zoned for "General Employment and ResidentialUses, excluding shopping and offices".


Appendix 2Traffic Schemes

The Traffic Schemes as illustrated onthefollowing 3pages applythe principles outlined in Chapter 8 "Resolving the ProblemsRelated to the Environmental Impact ofTraffic" and include insequence oforder:

• The Lavi"'s Quay Scheme showing revised trafficscheme at the Opera House Bridge junction andalong Pope's Quay;

• The Gratton Street/Bachelor's Quay/Kyrl's Quayshowing new traffic scheme at Northgate Bridgeand the lower end of Shandon Street. TheGra"an Street alignment retains the stonewarehouse at its northern end and follows thealignment of the existing highway withoutadditional widening required; and

• The Crosses Green Route extending fromWashington Street to Frenche's Quay showingrevised traffic scheme at Southgate Bridge. Alsoillustrated is the Sheares Street traffic schemeshowing the realignment at the Gratton Streetjunction to create the Fenn's Quay Park, and therevised traffic scheme for the Washington Street/Court House Street junction.

Appendix 2 TRAFFIC SCHEMES

CTION PLA~NN _CORK HISTORIC CENTRE A _

so......et:I..;C"III

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Appendix 3Detailed Cost Schedule

ELEMENT

TRAFFIC PROGRAMMES

Urban Traffic Control System

• System installed tooptimise juncion capacity/routing controlin reference to scheme proposals - to cover area correspondingto 'island'

• installation of SCooTS/SCATS control system including newcontrollers, signal equipment, induction loops, detectors, otherhardware, etc.

COSTS (IR£l

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 (20 days@ 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 CorridorWestern 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/footwayimprovements, buildouts/parking provision, markings andsignage)

• Mardyke environmental improvements (footways/planting)

• Sheares Street (Wood St-Grattan St) highway measures(incl . carriageway/footway improvements, buildouts/parkingprovision, markings and signage)

• Sheares Street drainage renewal

• Sheares Street/Prospect Row widening (incl. property acquisition)

• Sheares Street/Fenn's Quay realignment (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 Quay rerouting measures(incl. rationalisation ofcarriageway/footways, markingsand signage)

West-North Relief RouteGrattan Street/Bachelors Quay/Lavitts Quay

• Grattan Street routing measures and highway works(incl. footway/carriageway reconstruction,pedestrian crossings, marking, signage, etc.

• Grattan Street drainage renewal

• 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/environmentalimprovement works

• StPatrick's Street/Merchant's Quaygateway measures

• StPatrick's Street traffic calming/environmental improvementworks

• Pope's Quay re-routing works (including traffic calming/footway improvements)

• Grenville Place/Bachelor's Quay riverside walkway(incl. quaywalls and footway improvements)

• Grenville Place/Bachelor's Quaydrainage renewal

• Marsh Cell traffic calming/environmental improvement works

• Reconfiguration ofBachelor's Quay/Grattan Street junction

West to South Relief RouteCrosses 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/entrycontrols

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:

drainage renewal 520,000carriagewayreconstruction, utilities, traffic calming/environmental improvements 2,000,000archaeological 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 ~Uit:WUy t..UIIIIUI~ 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

• StFinbars/Fort gatewaymeasures/public square 250,000 6,430,000

Eastern CorridorLower Glanmire Road/MacCurtain Street/Penrose Quay

• Water Street junction modifications

• Pen rose Quay re-routing

• Lower GlanmireRoad re-routing, traffic calming and environmental

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 IR£21,310,000



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 IR£2,030,OOO

Appendill 3 COSTSCHEDULES

IMPLEMENTATION PROGRAMMES

Market Space Management Programme 130,000 130,000

Living Over the Shop Programme

• Demonstration Project 220,000 220,000

Managed Workspace 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

• Research promotion and specialist advise onconservation policy 50,000 1,200,000

Heritage Development Programmes

• Red Abbey Project 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 Centre Development 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

IR£7,76S,000

TOTAL COST IR£32,645,000

· 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)

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