Volume I Environmental Impact Assessment Report (EIAR)
Non-Technical Summary
ALBERT QUAY BUILD TO RENT SHD, CORK
Prepared in October 2019 on behalf of
PROGRESSIVE COMMERCIAL CONSTRUCTION LTD
Coakley O’Neill Town Planning Ltd.
NSC Campus, Mahon, Cork 021 2307000 [email protected] www.coakleyoneill.ie
Document Control Sheet
Client Progressive Commercial Construction Ltd
Project Title Albert Quay Build To Rent SHD, Cork
Job No. CON18131
Document Title Volume II Environmental Impact Assessment Report (EIAR)
Number of Pages 540
Revision
Status
Date of Issue
Authored
Checked
Signed
1
Draft
14th October, 2019
HM
AON
2
Final
24th October, 2019
HM
AON
Confidentiality Statement This report has been produced for the exclusive use of the commissioning party and unless otherwise agreed in writing by Coakley O’Neill Town Planning Ltd., no other party may copy, reproduce, distribute, make use of, or rely on the contents of the report. No liability is accepted by Coakley O’Neill Town Planning Ltd. for any use of this report, other than for the purposes for which it was originally prepared and provided. Opinions and information provided in this report are on the basis of Coakley O’Neill using due skill, care and diligence in the preparation of same and no explicit warranty is provided as to their accuracy. It should be noted and is expressly stated that no independent verification of any of the documents or information supplied to Coakley O’Neill Town Planning Ltd. has been made.
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NON-TECHNICAL SUMMARY 1.0 Introduction
This is the non-technical summary of the environmental impact assessment report (EIAR) for the Albert Quay Build To Rent SHD, hereafter referred to as ‘the proposed development’. This document summarises, in non technical language, the EIAR including; the likely significant effects identified, the mitigation and monitoring measures proposed as well as any residual effects. The location of the proposed development is outlined in Figure 1.1.
Figure 1.1: Location of the proposed development in the context of Cork City
The proposed development site is located at Albert Quay East, at the site of Carey Tool Hire and the former Sextant pub. It is generally bound by Albert Quay East to the north, Albert Road to the west, Albert Street to the south, and the site of Navigation Square (under construction) to the east.
The existing two-storey Carey Tool Hire premises and the three-storey former Sextant pub are located to the north of the proposed development site. There are 2no. Protected Structures on the southern side of the proposed development site, the two-storey former Cork, Blackrock and Passage Railway Offices, Ref. No. PS 1137, and the adjoining single-storey former Blackrock and Passage Railway Terminus – Ticket Office, Ref. No. PS 1138, which is also a Recorded Monument, CO074-119002. The three-storey former Sextant pub is not a Protected Structure. It is rated as being of 'regional' heritage interest in the National Inventory of Architectural Heritage (NIAH) database (entry 20508014). The former Railway Terminus building is primarily used as storage by Carey Tool Hire. There are two existing vehicular accesses to the
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proposed development site, one from Albert Street (N27) and the other from Albert Quay East. The central area of the site functions as a surface car park and delivery area. Surrounding uses include One Albert Quay and Navigation Square modern offices, the Elysian (mixed use primarily residential, small scale commercial uses, and residential uses.
2.0 Planning Process
As the proposed development comprises a Build To Rent residential development of 201no. apartments, a planning application will be made direct to An Bord Pleanála. The proposed development does not require the preparation of a mandatory EIAR. However, an EIAR has been prepared having regard to the potential to affect cultural heritage sensitivities in the area. The developer/applicant is Progressive Commercial Construction Ltd., and the competent authority is therefore An Bord Pleanála. A Natura Impact Assessment has also been prepared in respect of the proposed development.
3.0 Consultation
Consultation has been undertaken with a range of stakeholders during the preparation of the EIAR and planning application, including: Cork City Council An Bord Pleanála Department of Housing, Planning and Local Government Arts Council Failte Ireland Minister for Culture, Heritage and the Gaeltacht (National Monuments and Nature Conservation) An Taisce Inland Fisheries Transport Infrastructure Ireland (TII) Irish Water Heritage Council HSE Minister for Communications, Climate Action and Environment, and Irish Aviation Authority (IAA) Issues discussed with Cork City Council and An Bord Pleanála during the formal pre-application consultation phase included: rationale for the density proposed; impact on built heritage; visual impact; impact on services; requirement for childcare; private open space and communal amenities; fire safety; flooding and traffic impact.
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Formal responses were received from TII, IAA and Irish Water, in relation to traffic impact, the impact on Cork Airport flight paths, and services. Copies of formal responses are attached at Appendix 1.2 of Volume III of this EIAR.
4.0 Background and Need for the Proposed Development
The applicant has successfully delivered a range of high profile intensive commercial developments in City Centre sites on time and on budget, including infill/regeneration sites with significant built heritage constraints.
The applicant’s reasons for choosing the proposed development site are as follows:
• Its advantageous high profile, dual fronted, City Centre/Docklands transitional location, on the waterfront, within walking distance of Cork’s public transport hubs,
• Its proximity to the applicant’s recently completed high density office use at One Albert Quay (1,000 employees) , and high density office use under construction at Penrose Dock (2,000 employees), which has created significant demand for high-quality, accessible residential uses that meets the needs of a particularly mobile workforce,
• The opportunity it presents to maximise the efficient use of underutilised land and deliver a transformative, high-density mixed-use primarily residential development at the entrance to Docklands, the regeneration of which is a national enabler for Cork,
• The potential to breathe new life into the built heritage assets of the site for the benefit of the City as a whole, of which the applicant has considerable experience (the Capitol, Grand Parade; 85 South Mall; One Albert Quay; and Penrose Dock),
• The significant potential it creates to deliver a distinctive, elegant, tall building at one of the most logical locations in the City for a tall building, along the river frontage east of Brian Boru Bridge/Clontarf Bridge, that will make a positive contribution to the urban character of the area, without significant impact on important views or vistas, or on residential uses in the vicinity, and
• Its redevelopment will also support the case for investment in the recently approved Cork Docklands to City Centre Road Improvements scheme and the enhanced Mahon-City BusConnects route as well as Light Rail from Ballincollig-City Centre-Docklands-Mahon as promoted in the draft Cork Metropolitan Area Transport Strategy (CMATS) 2019.
The applicant’s vision for the proposed development site can be summarised as follows:
• To create a high quality residential development that supports the intensification of Cork in a highly sustainable city centre location, served by public transport and facilities nearby
• To regenerate the urban fabric and contribute to the establishment of a vibrant urban mixed use quarter at the cusp of the historic city centre and the Docklands expansion area
• To contribute to the city’s skyline with a tall building of exceptional quality and elegance that marks the gateway into the city and the entrance to the Docks, helps orientation and way finding, and acts as a catalyst for regeneration, and
• To preserve and enhance protected structures, re-open the former railway station to the public and create a high quality public realm and connections with neighbouring Navigation Square.
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The need for the proposed development is premised on:
• national policy drivers which underline the requirement for a significant uplift in population in Ireland’s urban centres, including Cork, focused on building up the existing urban area in terms of increased density and height;
• the need to support the case for increased investment in sustainable transportation in Cork City through increased density of employment and housing. Increased employment is being delivered, but housing is not.
• While permissions are being granted for housing, in particular apartments, they are not being commenced.
• Build To Rent is not yet available as an accommodation option in Cork – the proposed development will be the first of its kind.
The applicant, as a significant developer of quality office and mixed use accommodation in Cork, is keenly aware of the acute housing shortage for workers of the very international companies he attracts to his City developments, and will implement this Build To Rent scheme immediately, if the Board is minded to grant planning permission.
5.0 Alternatives
Alternative sites in the City Centre, in Docklands and suburban Cork were considered for the proposed development. The rationale for choosing the proposed development site is set out in section 4.0 above. The design of the proposed development has evolved over a number of iterations, responding to environmental considerations, advice received from Cork City Council at pre-planning stage and direction provided by An Bord Pleanála at the pre-application consultation stage. The initial intention for the site and proposal was for a solely commercial building. A variety of schemes were suggested for the site that would be suitable in the commercial district of the city. Designs of exposed structural elements and glazed fins began to shape a promising commercial proposal. As the scheme developed, it became evident that what the city and the market needed was in fact a residential use. Principal environmental considerations that informed alternative layouts and designs include population and human health (private amenity space, communal amenity space, sunlight, daylight and overshadowing, wind effects, permeability and connections); height of the proposed development and impact on Protected Views; impact on built heritage; and transportation.
6.0 Proposed Development
The proposed development will consist of a Strategic Housing Development of 201no. Build To Rent apartments [consisting of 93no. 1 bed, 104no. 2 bed and 4no. 3 bed apartments] in a building that ranges in height from 8 to 11 to 24 storeys over ground floor. The proposed development will consist of resident support facilities (concierge, management facilities, post and parcel areas, and laundry and waste management facilities) and resident services and amenities (lounge area, library, workspace, meeting rooms, coffee dock, games room, cinema room, dining area, gym, 2no. rooftop terraces and an internal
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amenity area on Level 24). The proposed development will also consist of a ground floor cafe; public plaza; rooftop plant; canopies; two basement levels, to include 402no. cycle spaces, 62no. car parking spaces and plant/services, as well as an additional storage area; and all associated site development, ancillary development, including 2no. ESB substations, and landscaping and public realm works. The proposed development will also consist of the reuse and renovation of 2no. Protected Structures, the two-storey former Cork, Blackrock and Passage Railway Offices, Ref. No. PS 1137, and the adjoining single-storey former Blackrock and Passage Railway Terminus – Ticket Office, Ref. No. PS 1138, which is also a Recorded Monument, CO074-119002, which are to be retained and initially reused as a temporary construction compound for the proposed development, and then refurbished as part of the proposed development for a private rented office and public bar/restaurant use respectively. The total above ground gross floor area proposed is 21,220m2 (including existing buildings). The proposed development involves the demolition of the existing two-storey Carey Tool Hire building and the three-storey former Sextant pub. The proposed development also involves the retention of the Albert Road Post Box, which is also a Protected Structure Ref. No. PS942. The proposed development site is located in the Albert Quay, Albert Road, Victoria Road Proposed Architectural Conservation Area.
Plate 1.1: Proposed Development
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The construction of the proposed development will be carried out in the following phases: Phase 1: Site Preparation Works Phase 2: Basement Phase 3: The Residential Development, including all associated works Phase 4: Public Realm works It is estimated that the proposed phases will take approximately 2 years. Phase 1
The existing Carey Tool Hire trade warehouse and the former Sextant pub are to be demolished. The existing hardstanding areas are to be dug up, crushed and, where possible, recycled on site, in accordance with a Construction and Demolition Waste Management Plan to be finalised with the appointed contractor prior to the commencement of development. The former Office and Railway Terminus building are to be retained and used on a temporary basis as a construction compound. It is also proposed to reuse the former tracks and cobble sets of the former Cork, Blackrock and Passage Railway as part of the landscape strategy for the proposed development, as a memory of the former railway use. The surviving gate piers (2 no.), and the wrought iron railings are also to be salvaged and reinstated as part of the landscape strategy. The existing cast iron post box to be retained in situ and carefully protected during the course of the works.
The existing eastern stone boundary is to be demolished and the stone reused in the ground level eastern elevation of the proposed development. The existing access from the N27 (Albert Street) is to be retained for use during the initial phases of construction.
Phase 2
The double basement is to be constructed, involving the excavation of the site to formation level, including the removal of approximately 15,850 m3 of soil from the site. The basement will accommodate plant rooms, attenuation tank, rainwater harvesting tank, laundry facilities, additional storage space and refuse storage for the apartments, 402no. cycle spaces, and 62no. car parking spaces, including 4no. disabled spaces, and 3no. dedicated EV spaces. All car parking spaces will be fitted with ducting to facilitate future EV use. 6no. motorcycle spaces are also provided.
Phase 3
The site clearance and basement excavation and site development works will facilitate the development of the proposed Build To Rent residential scheme, and all associated ancillary
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works; external drainage and services; and the refurbishment of the former Ticketing Office and the adjoining former Cork Blackrock & Passage West Railway Terminus. Phase 4
The public realm and landscaping works, including boundary treatments, to the ground floor plaza are to be completed in this final phase, as is the upgrade of the public footpaths on Albert Quay, Albert Street and Albert Road in the immediate vicinity of the proposed development site.
Build-to-Rent Apartments The table below sets out the range of apartment types and sizes, the internal gross floor area, and the
number of each apartment type.
Table 1: Proposed unit types
Apartment Type Type size Internal Gross Floor Area
Number of apartments
% of overall apartments
A 2 bed (4 person) 78 10 5.0
A1 2 bed (4 person) 79 19 9.5
A2 2 bed (4 person) 77 9 4.5
B 1 bed 53 9 4.5
B1 1 bed 46 1 0.4
B2 1 bed 52 9 4.5
C 1 bed 50 19 9.5
D 2 bed (3 person) 68 19 9.5
E 1 bed 54 10 5.0
F 2 bed (4 person) 86 11 5.5
G 1 bed 50 11 5.5
G1 1 bed 46 19 9.5
H 1 bed 48 13 6.6
I 2 bed (4 person) 76 2 1
I1 2 bed (4 person) 84 1 0.4
J 1 bed 47 2 1
K 2 bed (3 person) 70 1 0.4
K1 2 bed (4 person) 82 8 4.0
K2 2 bed (4 person) 76 8 4.0
L 2 bed (4 person) 92 8 4.0
M 2 bed (4 person) 82 8 4.0
PH1 3 bed (5 person) 126 1 0.4
PH2 3 bed (5 person) 127 1 0.4
PH3 3 bed (5 person) 130 1 0.4
PH4 3 bed (5 person) 130 1 0.4
TOTAL 201 100
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Plate 1.2 Corner unit with private open space (without screen)
Plate 1.3 Corner unit with private open space (with fixed screen)
Plate 1.4 Corner unit with private open space (with sliding folding screen)
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The proposed development will comprise of a mix of one, two and three bed Build To Rent apartments in 25no. types, a summary of which is set out in the table below. Overall, there are 46% 1-bed units; 52% 2-bed units and 2% 3-bed units. A detailed breakdown of the apartment standards in accordance with Appendix 1 of the Apartment Guidelines 2018 is set out in Appendix A of the Housing Quality Assessment prepared by Henry J Lyons Architects.
The apartments are designed to have a similar look and feel, with fully open plan living areas as far as possible, avoiding internal circulation corridors to maximise space. All apartments have a floor to ceiling glazed façade to ensure generous natural light. For those 129no. apartments (64%) that have private space, it is proposed to provide a clearly defined internal private amenity space, with different flooring and lighting. Plates 1.2-1.4 illustrate the private amenity space for a corner unit unscreened, with a fixed screen and with a sliding/folding screen. The preference is for there to be no screen, to maximise the space within the unit, while also providing a restful area next to the glazed façade within the apartment footprint.
The proposed development includes laundry facilities, additional storage and a refuse area in the basement area, as well as reception, parcel area management facilities on the ground floor for the benefit of future residents. The reception area is illustrated in Plate 1.5, and the some of the communal amenities are illustrated in Plates 1.6 and 1.7.
Plate 1.5 Ground level reception area and lounge area
The proposed development provides for ground floor work space; lounge/library area, dining room, games room, and cinema room on the 1st floor, and a gym on the 2nd floor.
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Plate 1.6 Ground floor communal amenities
Plate 1.7 1st floor communal amenities
Rather than individual smaller communal areas, the proposed development provides a full floor of additional shared amenity space right at the top level (level 24), which will be fantastic facility for future residents, affording unrivalled views across the City. It is also proposed that this top floor amenity space will be made available to the general public for specific annual events, e.g. Open House Cork, Cork Heritage Day. A total of 2,560m2 external open space for residents is proposed. In addition to the ground level public plaza and improved public realm (1,935m2), communal roof terraces are provided at Level 9 and Level 12 (625m2). The roof terraces will be landscaped, and will contain pergolas, and will have a 1.6m high balustrade for safety and for amenity reasons.
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The proposed public plaza area will be sensitively landscaped with carefully located seating areas, and a feature public art installation, to ensure it is open and inviting for residents and for the general public. The proposed development will connect to the internal public space of the adjoining Navigation Square development, ensuring enhanced pedestrian permeability through the site and the wider area. The public realm in the immediate vicinity of the site will be upgraded with new footpaths and public lighting. This will align with the recently approved Cork Docklands to Cork City Road Improvement Scheme, which proposes a contra flow bus lane, and enhanced public realm along Albert Quay.
The proposed development site currently has 2no. vehicular accesses, one from Albert Quay East to the
north, and one from Albert Street (N27) to the west, and on-site at grade car parking. It is proposed to rationalise vehicular access to the site by removing the access off Albert Street (N27) and maintaining access for cars and cyclists to the basement via a ramp (accessed via security code/card) from Albert Quay East.
The proposed development provides for cyclist access to the basement via the ramp off Albert Quay. Refuse collection, which will be stored in the basement, will be subject to an agreement with an approved waste contractor, with waste collected in the evening.
Plate 1.8 Proposed public plaza
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Plate 1.9 Proposed public plaza
Plate 1.10 Proposed public plaza
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Café, Offices and Restaurant/bar
There are also additional amenities for the benefit of residents and the general public, including a café use on the ground floor (216m2) of the residents block, and the provision of an on-site public bar/restaurant in the former Cork, Blackrock and Passage West Railway terminus (758m2). The proposed development also provides for a private rented office at Carey House (368m2) which will also be of benefit to residents, as well as the wider community. The proposed development will connect to Irish Water Services, and a new surface water connection to an existing outfall on the River Lee is proposed. Wind In relation to wind, the proposed development includes the provision of a 1.6m high balustrade in as well as trees, hedges and other landscape treatments along the external roof terraces on the 9th and 12 floors, which will help alleviate adverse wind effects. A management strategy to restrict or prohibit access to these roof terraces during high wind events will be implemented. In addition, canopies on the northern, western and southern elevation of the tower will reduce the potential for wind effects at ground level. This will make the public plaza area comfortable for sitting. The facade at ground level around the courtyard and southern lane has been recessed, and incorporated seating.
Fire A Preliminary fire Strategy has been prepared by Michael Slattery Associates. The key elements of this strategy are as follows:
• The proposed evacuation strategy for the proposed residential development is based on relevant
regulations. Double lobby protection to the firefighting stairs will be adopted. A simultaneous evacuation strategy will apply to the office and bar/restaurant uses on site.
• In relation to the open plan bedrooms, sprinkler protection in line with relevant regulation will be provided throughout all residential blocks. Any recommendations coming from the additional guidance on open plan apartments will be addressed.
Sustainability and Energy In relation to sustainable energy, and as set out in the Sustainability Report and Building Lifecycle Report included with this application, the following has been incorporated into the proposed development:
• Suitable performance criteria have been specified for the building fabric, reducing heat loss. • All light fittings are specified as being low-energy lights, reducing electrical power consumption. • The energy systems design must also focus on specifying energy efficient equipment to ensure
the day to day running of the energy systems are optimised to further enhance energy savings and the related energy cost. Specifications relating to efficient space heating and water are proposed.
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• The decentralised exhaust air heat pump (EAHP) has been recommended for providing space heating, domestic hot water, and whole apartment heat recovery ventilation to the apartments in the development.
• An overheating analysis was carried out, and the proposed development passed the performance criteria.
The proposed development will be operated by a property management company. An Operational Management Plan and a Building Lifecycle Plan are included with the planning application. Telecommunications and other Utilities In relation to electricity, 2no. new substations will be installed as part of the proposed development. This will have enough capacity for the proposed development, including the proposed EV charging points. A connection will be made to the existing network where there is sufficient capacity for the proposed development.
In relation to telecommunications and broadband, in order to commission a number of the proposed
building’s MEP systems, the developer is required to place an order with a telecoms provider for new fixed phone lines and fixed broadband connections. These connections relate to the base build systems only. Additional connection may be required by future tenants and will form part of their fit out. Broadband connections required for remote monitoring of systems. Internet service providers in the vicinity include EIR, ENET and BT.
7.0 Construction Strategy
The proposed works will be constructed in the following sequence:
• Demolition of existing building structures • Temporary protection and shoring works to retain and shore the protected building structures • Embedded steel perimeter basement retaining walls will be installed • Temporary propping of the basement perimeter walls • Temporary dewatering of the site • Excavation of site to formation level, including the removal of approximately 15,850 m3 of soil
from the site. • Installations of the piles at basement formation level • Construction of the basement foundation slab and associated water proofing • Erection of Concrete stairs and lift cores to roof level. • Construction of concrete columns and intermediate upper basement and ground floor concrete
slabs. • Erection of a concrete framed superstructure. • Construction of glazing and stone facades in accordance with the architect’s drawings and
specifications • Roof completions • Mechanical and electrical installations • Internal Apartment fitout works;
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• External Drainage and services; • External works.
During the project site delivery traffic will access the site via Horgan’s Quay or the South City Link. Site traffic entering via Horgan’s Quay will turn left at Eamon De Valera Bridge and continuing onto Albert Quay East & Victoria Road to the access gate on Albert Street. Site traffic entering via South City Link will continue onto Eglinton Street, turning right onto Albert Quay and continue onto Albert Quay East & Victoria Road and Albert Road to the access gate on Albert Street. Site traffic leaving site will proceed to end of Albert Street and then on to Horgan’s Quay and out of the city. Alternatively, site traffic can turn left at Penrose Quay and onto Brian Boru Bridge and Eglinton Street exiting city via the South City Link. Typical working hours during the construction phase would be envisaged as: Start Finish 07:00 19:00 Monday – Friday
08:00 16:00 Saturday It is proposed that hours of work outside of these times will be by agreement with the local authority. The developer will ensure that the appointed construction contractor will develop and implement a construction environmental management plan (CEMP). This will include as a minimum, the implementation of regulatory and best practice requirements as well as all relevant measures outlined in the EIAR.
The developer will liaise with neighbours and the general community during the construction phase to ensure that any disturbance is kept to a minimum. The contractor will implement a neighbour information and liaison programme to ensure that all anticipated nuisances will be minimised, and that the construction activity will have the lowest possible effect on neighbours. Public roads outside the site shall be regularly inspected for cleanliness and cleaned as necessary. The roads will be monitored throughout the works and a road sweeper will be employed when required for the duration should the roads become dirty. The appointed contractor will be required to develop a Construction Stage Traffic Management Plan in advance of commencing the works on site. A hoarding will be provided to the edge of the existing footpaths on Albert Street and Albert Quay East and pedestrian movements will be diverted in agreement with the Cork City Council. A 3.0m high hoarding will be provided along Albert Quay and Albert Street. Signage will be erected in advance to warn other pedestrian and road users of a construction site ahead. These signs will be checked and cleaned regularly so that they are maintained in a good condition.
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As part of the development programme the construction compound and staging area will initially be located within the former railway terminus building and office building and relocated to the ground floor of the new building once that is constructed. However, it is noted that the location and operation of the site compound will be co-ordinated by the main contractor with details provided to the planning authority prior to commencement.
8.0 Planning Policy
A hierarchy of national, regional and local planning and development policies are relevant to the proposed development. National Policies National Planning Framework (NPF) under Project Ireland 2040, is the overarching policy and planning framework for the social, economic and cultural development of the country. One of the ultimate objectives of the NPF is to guide the country in future developments with the need to creating jobs and providing housing. Section 2.2 on “Ireland’s Cities” notes that the NPF supports:
“…ambitious growth targets to enable the four cities of Cork, Limerick, Galway and Waterford to each grow by at least 50% to 2040 and to enhance their significant potential to become cities of scale”.
Section 2.2 also emphasises the need for compact growth,
“making better use of under-utilised land and buildings, including ‘infill’, ‘brownfield’ and publicly owned sites and vacant and under-occupies buildings, with higher housing and job densities, better serviced by existing facilities and public transport”.
The NPF supports the regeneration and development of existing built up areas. One of the key future growths for Cork, to which this proposed development applies, includes:
“delivering ambitious large-scale regeneration projects for the provision of new employment, housing and supporting infrastructure in Cork Docklands (City Docks and Tivoli) as integrated, sustainable developments…”
National Policy Objective 1c targets around 225,000 additional people in employment i.e. 880,000 (0.875m) in total for the Southern Region. In addition, National Policy Objective 2a targets half (50%) of future population and employment growth will be focused in the existing five cities and their suburbs.
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Section 3.4 of the NPF also outlines the policy priorities for the Southern Region, in particular to: “capitalise on the potential of underutilised and publicly owned and centrally located sites and activating their potential to boost the population and economic output levels of city centre areas as drivers for wider regions”(page 47).
Page 48 of the NPF specifically states that it is necessary to grow and diversify Cork’s employment base, and enhancing the urban environment. Cork City Development Plan 2015-2021 Having regard to the objectives of the Cork City Development Plan 2015, the proposed development will result in an increased population that will contribute to the realisation of a compact, sustainable city. The development will assist in meeting the target 30,770 population for Cork, delivering 201 of the 8,227 unit target for the Docklands.
Objective 13.1 a. Sustain and enhance the vitality and attractiveness of Cork City Centre as the ‘Healthy
Heart’ of the region and as a quality place to live, work and visit; b. Facilitate the orderly expansion of the City Centre eastwards into Docklands and support
the progressive development of Docklands as a sustainable urban quarter to complement the continued vibrancy and primacy of the City Centre;
e. Continue to develop Cork City Centre as a high quality, vibrant and adaptable location for the growth of indigenous and international business;
The proposed development will also deliver additional retail/office/commercial leisure uses in the City in line with several Objectives within the Plan. The Development Plan envisages the area between the city centre and the docklands (where the proposed development site is situated) to have the “most potential for growth over the period of the Plan as it can benefit from existing City Centre infrastructure”. The proposed development site is identified in Map 1 of the development and zoned as ‘City Centre Commercial Core Area’. The zonng objective for Commercial Core Areas is:
“To support the retention and expansion of a wide range of commercial, cultural, leisure and residential uses in the commercial core area (apart from comparison retail uses).”
The proposed development is situated in an Architectural Conservation Area and incorporates several protected structures and buildings listed on the National Inventory of Architectural Heritage. Therefore, the proposed development will have regard to objective 9.1 and 9.27 of the plan as it relates to the conservation and development in areas of built heritage.
Objective 9.27 Cork City Council will consider permitting the following, notwithstanding the zoning objectives of the area:
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- The restoration of a Protected Structure, or other buildings of architectural or other merit, currently in poor condition, to conservation best practice standard for any purpose compatible with the character of the building; - The conservation of a Protected Structure or other building of architectural merit or other merit, independent of its current condition, to a tourist related use, in cases where, in the City Councils opinion, the converted building is capable of functioning as an important additional tourist attraction or facility, and the use is compatible with the character of the building.
South Docks Local Area Plan (LAP) 2008 While a new LAP for Cork Docklands is in preparation, the guidance of the 2008 LAP provides a relevant context for the proposed development. The LAP envisages the development of South Docklands for high density, mixed uses, in a sustainable location, with a high quality waterfront amenity area, and a number of landmark/focal and tall buildings at key locations. Objective SD40 of the LAP states that the Council will seek the provision of Landmark Buildings of outstanding quality, durability and adaptability.
9.0 Traffic and Transportation
To assess the impact of the proposed development on the local road network, an examination of the existing traffic flows in the area was carried out. The road network surrounding the proposed development is primarily a one-way system, with three of the four surrounding roads, (with the exception of the N27 (Albert Street)) currently restricted to one-way traffic. The pedestrian and cycling environment in the area has improved significantly in recent years. Footpaths are provided on both sides of most streets in the vicinity of the proposed development. Due to the proposed development’s city centre location, it is within a short distance of many public transport services including city bus services, regional and commuter bus services, commuter rail services, park and ride services and the public bike share scheme. The junctions on the surrounding road network are in Cork City Centre and currently experience short duration saturation, particularly during peak hours. Due to the proposed limited parking provision, it is anticipated that the proposed development will not generate a significant volume of additional private vehicle traffic and the majority of trips to and from the proposed development will be undertaken by sustainable transport modes. The potential traffic generated by the proposed development has been calculated and shows that there will be 31 new two-way movements in the AM peak traffic hour (07:30-08:30) and 81 new two way movements in the PM peak traffic hour (17:00-18:00) to and from the proposed development.
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The proposed development will generate low percentage increases in flows of 0-0.9%, with the exception of Albert Quay East and West, where a maximum increase of 3.4% during the PM peak is observed. During the AM peak, increases on all links are less than 0.8%. Increases on the national road network vary between approximately 0.5-0.9% across all assessment years. The proposed development therefore has a negligible impact on the national road network and the road network immediately surrounding the site. An Outline Mobility Management Plan (MMP) has been prepared to accompany the planning application for the proposed development, to encourage use of sustainable transport measures during the operational phase by residents and by staff working in the development in its various capacities. As part of the construction works, the contractor shall prepare a Construction Traffic Management Plan (CTMP) which will outline their approach to the construction of the project, and detail measures to mitigate impacts on the public road system. The CTMP shall be agreed with Cork City Council in advance of the works.
10.0 Air Quality and Climate
The likely significant effects on air quality and climate resulting from the construction and operation of the proposed development were assessed. The primary air quality issues associated with the demolition, conservation and construction of buildings on the site would be short term dust and exhaust emissions during the construction phase. In order to ensure that dust nuisance does not occur, a series of preventative measures and a dust management plan will be formulated for the demolition and construction phase of the project. The proposed measures to be implemented during the demolition / construction stage include:
• Hard surface roads are to be swept while any un-surfaced roads will be restricted to essential site traffic;
• Certain roads will be regularly watered, as appropriate, during dry and/or windy conditions; • Vehicles using site roads will have their speed restricted; • Vehicles delivering or removing material with dust potential will be enclosed or covered at all
times to restrict the escape of dust; • Public roads outside the site will be regularly inspected for cleanliness, and cleaned as necessary; • Water misting or sprays will be used as required if particularly dusty activities are necessary
during dry or windy periods; • Before entrance onto public roads, trucks will be adequately inspected to ensure no potential for
nuisance dust emissions exist; • Scaffolding, where required, will be erect around the site where necessary during construction
along with hoardings at ground level; • Mesh netting will be erect around scaffolding during construction where necessary to minimise
dust emissions from the site; • At all times, these procedures will be strictly monitored and assessed by a designated site
manager;
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• All environmentally significant raw materials (fuels, etc.) are to be stored in certified containers and tanks which are fully secured.
• Effective training programmes are to be implemented for construction personnel for the duration of the construction programme;
• A strategy for ensuring effective communication with authorities and stakeholders will be implemented;
• Dust monitoring gauges will be installed for the duration of the project at predetermined locations;
• Digital dust analysers will be used to monitor dust levels both on and off site for the demolition and construction programmes.
The exhaust emissions during the construction phase are unlikely to make a significant impact on local air quality. The number and intensity of Heavy Duty Vehicles at the proposed development will not be significant in terms of local traffic emissions in Cork City. The proposed development will have a positive impact on climate change by reason of a high density residential scheme located in the City Centre/Docklands area, which maximises the potential for sustainable transportation modes, contributes to a reduction in urban sprawl and regenerates brownfield land.
11.0 Noise and Vibration
An assessment of the noise and vibration effects arising from the proposed development on the existing environment was carried out. Baseline noise surveys indicate that noise levels at all locations are relatively high and are dominated by traffic noise. In consideration of any new development, the potential noise and vibration impact on the surroundings must be considered for each of two distinct stages: the short-term impact of the construction phase and the longer term impact of the operational phase. Development noise emissions during the construction phase will mostly be due to demolition, site clearance and the construction of the building itself.
During construction, the contractor will take specific noise abatement measures and comply with the recommendations set out in appropriate codes of practice. Specific measures include the following:
• Limiting the hours during which site activities likely to create high levels of noise are permitted. • Establishing channels of communication between the contractor/developer, local authority and
residents. • Appointing a site representative responsible for matters relating to noise. • Ensuring all site access roads are kept as even as possible so as to mitigate the potential for
vibration from lorries. • Monitoring typical levels of noise during critical periods at sensitive locations.
Furthermore, it is necessary for a variety of practicable noise control measures to be employed as follows:
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• Selection of plant with low potential for generation of noise. • Siting of noisy plant as far away from sensitive properties as permitted by site constraints. • Continual monitoring of vibration at the adjacent Navigation Square buildings.
Development noise emissions during the operational phase of the project are expected to be from two primary sources as follows:
• Building Services Plant • Bar / Restaurant Activity Noise
During the Operational Phase, it is envisaged that the following forms of noise control techniques may need to be employed:
• Duct mounted attenuators on the atmosphere side of air moving plant. • Splitter attenuators or acoustic louvres providing free ventilation to internal plant areas • Solid barriers screening external plant. • Anti-vibration mounts on reciprocating plant.
In addition, the following measures are recommended for the bar/restaurant:
• Provision of a designated outdoor smoking area on the northeast (internal development) side of the bar / restaurant to reduce potential noise impact to the Albert Road dwellings.
• That any live or amplified music is limited. • All fit out ventilation / extraction systems are vented to the roof. • That the main public entrances are provided with a sound lock lobby that consists of two sets of
double doors spaced a minimum of 1m apart. 12.0 Biodiversity
An assessment was conducted to determine the potential impacts of the proposed development on the biodiversity of the site and surrounding area. Along with the EIA Report, a Natura Impact Statement (NIS) has been prepared to assess the potential impacts of the proposed development on Natura 2000 sites. As the site is located on the River Lee, which flows into Cork Harbour, there is a direct hydrological link between the area of the proposed development via the River Lee and the Cork Harbour SPA. In addition, the Great Island Channel SAC also has a direct hydrological link with the site via Cork Harbour. The NIS concludes that, with mitigation, there are no significant impacts on any Natura 2000 sites. No Natural Heritage Areas (NHAs) occur within a 15km radius of the project site. Seventeen proposed NHAs (pNHAs) occur within a 15km radius of the project site. It has been determined that there will be no direct impacts to pNHAs occurring in the wider area surrounding the project site.
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The project will result in the alteration of buildings and artificial surfaces but will not result in any land cover change or loss of habitat within or adjacent to the project site. The project will not result in any loss of Tidal River or Sea Wall habitat occurring to the north of the project site. No high-value habitat receptors have been identified within the project site. There was no evidence of protected terrestrial mammals within the project site during field surveys and the project site provides a low value habitat for fauna. Therefore, it is determined that there will be no significant impacts on terrestrial mammas during the construction or operational phase of this project. The proposed landscaping plan for the project site will have the potential to offer habitat for invertebrates and birds. The noise generated during the construction phase of this project has the potential to impact bird species within the immediate area. However, no important foraging or roosting habitat for wetland bird species occur in the vicinity of the project site. Therefore, there will be no significant disturbance to wetland bird species. It will be important to manage surface water runoff during the construction phase of this project. There is the potential that contaminated water run off will enter the River Lee which acts as a link to important ecological habitats. It has been determined that the proposed construction mitigation measures will adequately manage surface water runoff during the construction phase of the project. During the operational phase of the project, rainwater from the roof area will be harvested on site for reuse. The provision of certain design features will ensure that surface water emitted from the basement car park during the operation phase is adequately treated and will eliminate any risk of polluted surface water being discharged from the project site during operation. All wastewater generated during the operation phase will be directed to the Irish Water sewer network and then to the existing Irish Water Wastewater Treatment Plant (WWTP). Irish Water and Cork County Council have confirmed that sufficient capacity is available at the WWTP to treat any additional loads generated by the project. The mitigation measures outlined for the construction and operation phase of the project are taken from established best practice guidelines that have been successfully implemented for a wide range of project-level infrastructural developments. These measures have undergone extensive and rigorous monitoring for their effectiveness at development sites where they have previously been applied to ensure adverse environmental impacts are avoided.
13.0 Archaeology
This assessment studied the likely significant effect the proposed development would have on the archaeological heritage of the site and recommended appropriate mitigation measures.
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It is recommended that any future ground works undertaken at the proposed development site be subject to an unlicensed archaeological watching brief. A full-time programme of archaeological monitoring is not considered necessary as the archaeological potential of the subject site is deemed to be low. The railway terminus building of the Cork, Blackrock and Passage Railway located in the southern portion of the subject site is a recorded archaeological monument. The proposed development will seek to preserve and renovate this building. Therefore, it is determined that no negative impact will occur to this recorded site as a result of proposed development within the subject site. Following the completion of any future ground works at the proposed development site, a report detailing the results of the archaeological watching brief will be forwarded to Cork City Council and the National Monuments Service.
14.0 Architectural and Cultural Heritage
The proposed development site comprises the following built heritage designations:
• the former Cork, Blackrock and Passage Railway Office (Carey House), is a Protected Structure, Ref. No. PS 1137;
• the former Blackrock and Passage Railway Terminus and Ticket Office is also a Protected Structure, Ref. No. PS 1138, and is also a Recorded Monument, CO074-119002;
• the Sextant is rated as being of 'regional' heritage interest in the NIAH (National Inventory of Architectural Heritage) database (entry 20508014); and
• the proposed development site is located in the Albert Quay, Albert Road, Victoria Road Proposed Architectural Conservation Area (ACA),
The direct construction and operational effects of the proposed development on the built heritage on site, and in the vicinity of the proposed development site were assessed. This included an evaluation of the physical and visual impacts that the proposed development may have on the surrounding architectural and cultural heritage. While the demolition of the three-storey former Sextant pub is defined as a major adverse effect of itself, the conservation strategy is focused on the reuse and renovation of the more significant Protected Structures on site – the two-storey former Cork, Blackrock and Passage Railway Offices and the adjoining single-storey former Blackrock and Passage Railway Terminus, which is also a Recorded Monument – in line with the planning policy for the proposed Architectural Conservation Area, of which the proposed development site forms part. The proposed development also involves the retention of the Albert Road Post Box, which is also a Protected Structure. Preservation by record is proposed as a mitigation for the demolition of the former Sextant pub. All new buildings have been designed in a contemporary manner and will allow the existing historic buildings to be easily read within the new development.
15.0 Townscape and Visual
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The assessment took account of the capacity of the existing site and environs to accommodate the proposed development, the sensitivities involved and assessed its impacts upon the broader existing urban landscape. To determine the visual impact of the proposed development, a total of 48 viewpoints across the city have been assessed, firstly in their existing context. These cover a comprehensive range of locations in terms of direction towards, distance from and height elevation above the development site, and represent views of different value and sensitivity. It is considered that the proposed development will contribute a beneficial change at both wider and local townscape levels. While the development will bring significant change in terms of scale and massing, the nature of the change is compatible with the evolving local built environment and will, thus, complement the setting. It is concluded that the proposed development site and environs has the capacity to accommodate the nature and extent of the proposed residential development. The Visual Impact Assessment concludes that visual effects associated with the proposed development are predominantly of significant beneficial impact. At the local townscape level, the development delivers public realm spaces comprising of a main plaza space and an internal street which loops through the site to the eastern boundary from where it connects to Albert Quay. The design will accommodate residents and visitors in a welcoming, uplifting and safe environment. Taking int account existing, permitted and proposed tall buildings, the general beneficial aspects of the visual impact of the proposed development are further enhanced by establishing a clearer hierarchy of building heights in this part of the City/Docklands area.
16.0 Lands and Soils
The following processes have been highlighted for the potential to have an effect on the geology and hydrogeology in the vicinity of the site:
• Perimeter sheet piling and capping beam • Dewatering and excavation • Piling and ground anchors • Basement construction works.
During the construction phase works below the existing ground levels will be required, particularly perimeter sheet piles, dewatering and piling works as well as removal of bulk excavation material to allow the provision of the basement. During construction, the contractor will develop a Construction Environmental Management Plan (CEMP). Precautionary measures will also be taken to contain any areas at risk of contaminated run-off.
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A preliminary site investigation and environmental testing has been carried out as out and has established that there is no hazardous material on the site. Excavation and disposal will be carried out in consultation with, and with the approval of the Environmental Department of Cork City Council and the material in question will be disposed of offsite at an appropriate licensed landfill. The dewatering works will involve the temporary lowering of the water table within the construction site to enable the construction of the lower basement. The dewatering works will commence on the completion of the perimeter sheet piled retaining wall elements and will conclude when the ground floor slab has been completed. During the construction phase, it is intended that sanitary effluent will be collected in a sewer network, which will then be discharged to Irish Water infrastructure. Ground water levels external to the basement perimeter will be monitored to ensure that there is no excessive drawdown. Ground water will be sampled and tested during the dewatering works to ensure that it remains free of contaminants. The system will be installed, commissioned and supervised by an experienced and specialised sub-contractor. During operation, all surface water drainage arising from the basement carpark levels will discharge to a pump sump at the lower basement level, from where it will be pumped to a discharge manhole, located on the surface water outfall from the site at ground level.
17.0 Water and Hydrology
The site is located on the south bank of the River Lee South Channel in Cork City. The northern area of the site of the proposed development is located within Flood Zone A and B. The southern area of the site however is located within Flood Zone C. For the purpose of Flood Zone Classification, it is considered that the site is within Flood Zone A. The proposed development will not have a significant impact on flood risk off site as the primary flood risk to the site is tidal. It is proposed to set the minimum finished floor level of the proposed buildings at 3.80mOD in order to provide a high standard of flood protection to the building. This is 0.8m above the predicted 1 in 200 year tidal flood level and exceeds the proposed flood defence level of 3.40mOD at Albert Quay East as part of the Lower Lee (Cork City) Drainage Scheme. The Office of Public Works (OPW) in partnership with Cork City Council (CCiC) and Cork County Council (CCC) are currently advancing the Lower Lee (Cork City) Drainage Scheme. The Scheme will be designed to provide protection to properties in the study area from the 1 in 100 year fluvial and 1 in 200 year tidal flood events plus an allowance for freeboard. The site of the proposed development on Albert Quay East is within the defended area of the Scheme and will be offered a high standard of protection when it is completed.
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Potential effects on surface water during the construction phase include the following: • Spills/leaks during construction could result in contaminated surface water entering the River Lee
via the existing drainage system on site. This would lead to a negative effect on water quality. • The installation of sheet piles also has the potential to generate silt/sediment and which would
also potentially have a negative affect water quality, and • During dewatering, excess water which may contain silt/sediment could enter the River Lee and
possibly affect water quality Potential effects on surface water during operation include the following:
• pollution from the car park could be carried in the surface water and have the potential to contaminate the site’s proposed surface water drainage system;
• Potential risk of flooding to the site. Measures will be implemented throughout the construction stage to prevent contamination of the adjacent watercourses from fuel, oil and other hazardous materials (paints, cleaning agents, herbicides, fertilisers, etc.). Suitable bunded areas will be installed for oil all storage tanks. Designated fuel filling points will be put in place at secure locations, with appropriate oil and Petrol Interceptors to provide protection from accidental spills. Oil-absorbent materials shall be provided as an emergency measure in the event of a fuel spill. All plant will be maintained in a designated maintenance area. All vehicles and plant will be regularly inspected for fuel, oil and hydraulic fluid leaks. Suitable equipment to deal with spills will be maintained on site. Use collection systems to prevent any contaminated drainage entering surface water drains, watercourses or groundwater, or draining onto the land will also be used.
The above measures will be implemented, as appropriate along with the following site-specific measures:
• Fuel, oil and chemical storage on site will be secure. • Site storage will be on an impervious base within a secondary containment system such as a
bund. • A spill kit with sand, earth or commercial products that are approved for the stored materials will
be kept close to the storage area. Staff will be trained on how to use spill kits correctly. • Damaged, leaking or empty drums will be removed from site immediately and disposed of via a
registered waste disposal contractor. • Mobile plant will be refuelled in a designated area, on an impermeable base away from drains or
watercourses. • A wheel-wash will be installed for use by all construction vehicles leaving site. • A road-sweeper will be used to remove dirt and debris from roads. • Silt traps will be located around the site to collect run off, with settled solids removed regularly
and water recycled and reused where possible.
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The contractor will consider the impacts of extreme weather events and related conditions during construction. The contractor will use a short to medium range weather forecasting service from Met Eireann or other approved meteorological data and weather forecast provider to inform short to medium term programme management, environmental control and mitigation measures. Water supply for the development will be by way of the public water system. A new metered watermain will connect to the street watermain. A new water meter chamber will be constructed on publicly accessible land to give the local authority/ Irish Water permanent access to the meter.
Foul sewer outfalls are to connect directly to the existing sewer on Albert Quay. This sewer is connected to the siphon chamber at the Victoria Road junction. From this point, the sewage drains to the Atlantic Pond pumping station.
Foul drainage arising from the basement levels from the associated amenity blocks will be required to be collected at basement level and to be pumped to ground level to meet the invert levels of existing sewers. All foul drainage arising from the retail development will be required to discharge into the foul sewer system. Any foul drainage arising from kitchens/canteens or any other food preparation areas will require to pass through grease separators.
It is proposed that surface water discharge off the site from storm events will discharge to the River Lee. The surface water does not affect any external surface water drains outside the site and will not contribute to any possible flooding external to the site. During operation, all surface water drainage arising from the basement carpark levels will discharge to a pump sump at the lower basement level, from where it will be pumped to a discharge manhole, located on the surface water outfall from the site at ground level.
18.0 Resources and Waste Management
An outline Construction and Demolition Waste Management Plan (CDWMP) accompanies the planning application. A detailed CDWMP will be developed by the Main Contractor(s) following appointment and prior to commencing works on site. The Outline CDWMP that accompanies this planning application notes that a waste management plan will be implemented on site to control waste generated. Lean construction techniques will be implemented on site to minimise waste.
• Accurately quantify materials to be ordered • Ensure approved materials that comply with specification are ordered • Arrange just in time delivery of materials to minimise possibility of damage • All deliveries to be inspected and placed in appropriate storage areas • Incorrect deliveries will be returned to the supplier immediately. • Handle materials to avoid damage and waste of good materials. • Completed work to be protected from damage and maintained in good order.
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Waste Reuse and Recycling will be required and will be implemented as follows:
• Setup dedicated skip area • Segregate waste into separate skips for recycling • Ensure subcontractors use the various skips correctly
Residents and prospective tenants of the commercial units will be required to segregate waste into the following main waste streams:
• DMR; • MNR; • Organic waste; and • Glass
Support staff for the proposed development (e.g. cleaners) will empty the bins on a daily basis and will bring the bins to the refuse storage area in Basement Level 1. Waste stored will be collected, subject to tenant requirements, as follows:
• Organic - weekly • Mixed Dry Recyclables – twice weekly • Glass – weekly • Mixed Non-Recyclables – twice weekly
In relation to the café and bar/restaurant uses, suppliers for the tenants should be requested by the tenants to make deliveries in reusable containers, minimise packaging or to remove any packaging after delivery where possible, to reduce waste generated by the development. The kitchens will contribute the majority of the volume of waste generated on a daily basis, and as such it is important that adequate provision is made for the storage and transfer of waste from these areas. It is anticipated that waste will be generated in kitchens throughout the day, primarily at the following locations:
• Food Storage Areas (i.e. cold stores, dry store, freezer stores and stores for decanting of deliveries);
• Meat Preparation Area; • Vegetable Preparation Area; • Cooking Area; • Dish-wash and Glass-wash Area; and • Bar Area.
Small bins will be placed adjacent to each of these areas for temporary storage of waste generated during the day. Waste will then be transferred from each of these areas to the refuse storage area in Basement Level 1 and will be shared by all commercial tenants of the development. Waste will be placed into the segregated bins. All bins/containers in the tenants’ areas as well as in the refuse storage area will be clearly
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labelled and colour coded to avoid cross contamination of the different waste streams. Signage will be posted above or on the bins to show exactly which wastes can be put in each.
19.0 Population and Human Health
A Community Audit and Childcare Needs Assessment have concluded that the proposed development benefits from a wide range of community facilities, education and childcare facilities, health and wellbeing facilities and services, public open space and recreational facilities and cultural venues. Based on the existing age profile of Cork, current household sizes and the number of proposed units as part of the subject development, it is estimated that 22 no. primary school and 18 no. post primary school places will be generated by the proposed development at Albert Quay. At present, there are 38 no. primary schools and 23 no. secondary schools located within the jurisdiction of Cork City Council, and future plans for two additional schools to service future populations in the South Docklands. It is therefore considered that there is adequate capacity within the existing schools to cater for the likely demand to be generated from the proposed development. Therefore, no schools are being provided as part of the development. Furthermore, it is likely that only 3 no. childcare spaces may be required by the proposed development. Therefore, no creche is proposed as part of the proposed development.
The proposed development has the potential to impact the following:
- Land use - Human Health - Population & Economic Activity - Local Amenity
Land Use The proposed development complies with the statutory land use zoning. There will be no severance of land, loss of rights of way or amenities as a result of the proposed development. Given the existing housing crisis, it is anticipated that a high-density mixed-use development at this location would result in a likely significant positive impact with a permanent duration. Human Health Construction sites pose potential risks to the health and safety of the public. However, access by the public would be considered trespassing on private property. With mitigation in place, the effect is unlikely and neutral and not significant. The integration of energy efficient measures into the design will provide for healthier living standards for future occupants and less dependence on fossil fuels for energy generation with a resultant improved air quality and thus the impact is likely to be locally significantly positive and of permanent duration.
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Population and Economic Activity A key characteristic of the proposed development in terms of its potential economic impact relates to its capital value, of which a significant portion will be for the purchase of Irish sourced goods and services. The construction phase will provide a boost for the local construction sector in terms of employment generation and capital spend on materials and construction labour costs. In terms of the operational phase, the potential employment opportunities will be limited given the fact that residential is the predominant land use proposed. Notwithstanding this, there will be additional employment from the proposed retail and commercial elements. The additional population arising from the proposed development will support local business and community facilities, and contribute to the demand for increased sustainable transportation modes in the vicinity. Local Amenity Construction works, and emergence of the new structures will be seen in the context of existing views of surrounding buildings. Many of these are significant developments, which will have the effect of backgrounding and contextualising the proposed scheme.
The proposed layout provides for excellent public amenity and recreational facilities. The provision of amenity facilities within the development will be of benefit to future residents, with the new café, office, and bar/restaurant uses being of benefit to the wider City.
20.0 Material Assets
Utilities Two new substations will be installed as part of the proposed development. A connection will be made to the existing network where there is sufficient capacity for the proposed development. No significant disruptions to power supply in the area is envisaged as part of the proposed development. There will be no disruption to existing telecommunications as a result of the proposed development. The existing telecommunications supply is sufficient to support the proposed development. There will be no effect on gas services as a result of the proposed development during the construction or operational phase. The proposed development will tie into the existing gas network, in which there is sufficient capacity to sustain the proposed development. A new watermain will be installed as part of the proposed development. Sufficient capacity exists within the network to support the proposed development. A new foul water drain will be constructed to connect the proposed development with the existing foul network on the site. In addition, a new stormwater drainage system including attenuation and hydrocarbon interceptors will be installed as part of the works which will improve the quality of water being discharged to the River Lee.
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Land Use The proposed development aligns with objectives set out in national, regional and local policy.
21.0 Major Accidents and Disasters
An assessment of the likely significant adverse effects arising from the vulnerability of the proposed development and the potential of the proposed development to cause a major accident and/or disaster was undertaken.
Potential risks during the construction phase will be managed through the Construction and Environmental Management Plan (CEMP). Prior to the commencement of works the contractor will prepare and implement a detailed CEMP. This plan, which will be specific to the site and its activities, will work to ensure that potential risks of major accident and/or disaster are identified, avoided and mitigated, as necessary. The proposed development has been designed and will be constructed in line with best international current practice and, as such, mitigation against the risk of major accidents and/or disasters is embedded through the design. In line with building regulations and health and safety laws, appropriate fire detection and abatement systems will be installed throughout the site. Seveso and EPA licenced sites are heavily regulated by the relevant enforcement agencies. Iarnród Éireann and the Port of Cork both have a comprehensive and accredited safety and environmental management system in place. As a result, the likelihood of major accidents and/or disasters is considered ‘extremely unlikely’.
The completed risk assessment determined that all potential risks were considered ‘Low Risk Scenarios’.
21.0 Cumulative and Interactive Effects
The proposed development is situated in an area with a number of other approved or proposed larger and taller buildings that form part of the unique character of the City Harbour Interchange area. The design approach and height of the proposed development has carefully considered its relationship with other existing, approved and proposed tall buildings in the vicinity of the proposed development site to ensure it contributes positively to the skyline. As such the proposed development makes a meaningful and positive contribution to the formation of a tall buildings cluster and the enhancement of the city’s skyline. This finding is supported by the visual impact assessment of the cumulative impact with existing and approved developments, which finds that the general beneficial aspects of the visual impact of the proposed development are further enhanced by establishing a clearer hierarchy of building heights in the City Harbour Interchange area. Potential interactions between environmental factors are set out and assessed.
