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UCC Crow’s Nest Development

VISUAL IMPACT ASSESSMENT UCC-CN-E1-LVIA-roc-171115

S4 – Issued or Planning 17th November 2017

Revision Details:

2

Table of Contents

INTRODUCTION 3

METHODOLOGY 3

THE EXISTING ENVIRONMENT 7

DEFINITION OF VISUAL IMPACTS ON THE BUILT ENVIRONMENT 7

PREDICTED VISUAL IMPACTS ON THE BUILT ENVIRONMENT 9

PROPOSED VIEWS 10

VIEW 1 10

VIEW 2 12

VIEW 3 14

VIEW 4 16

VIEW 5 18

LINEAR VIEWS OF COUNTY HALL – EXPLANATORY NOTE 20

VIEW 6 20

VIEW 7 22

VIEW 8 24

VIEW 9 26

VIEW 10 28

VIEW 11 30

VIEW 12 32

VIEW 13 34

VIEW 14 36

VIEW 15 38

UCC Crow’s Nest Development Visual Impact Assessment

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Introduction

This Visual Impact Assessment has been prepared by McCullough Mulvin Architects in line with the detailed

methodology given below for the production of landscape visual impact assessments.

The purpose of this report is to provide an assessment visual impacts arising from the proposed student

accommodation development by UCC at the site known as the “Crow’s Nest” at Victoria Cross, Cork City.

Methodology

This assessment outlines the potential landscape and visual impacts arising from the demolition of the existing

buildings on the site and the construction of the proposed new development, together with all associated site

works as set out in the architect’s drawings and design statement. The assessment describes the landscape

character of the site and its environs together with the visibility of the development from the immediate area as

well as from more distant viewpoints. It considers the likely effects on the visual and landscape amenity of the

subject site, contiguous areas and city as a whole. The potential landscape and visual impacts are described in a

comparative manner and in the context of impacts created by the existing landscape and cityscape. Mitigation

measures introduced through the design process to mitigate impacts are also considered in the narrative provided.

For a full description of design concept and rationale please refer to the accompanying Architects Design

Statement.

The evaluation method used for this appraisal makes reference to the “Guidelines on the information to be

contained in Environmental Impact Statements” prepared by the Environmental Protection Agency 2002, with

reference to Advice Notes on Current Practice (in the preparation of Environmental Impact Statements), EPA 2003

and “Guidelines for Landscape and Visual Impact Assessment”, by the Landscape Institute, 3rd Edition 2013.

The appraisal uses verified photomontages that illustrate the proposed building within its existing urban context.

The verified photomontages were prepared by Magnaparte Ltd in line with the “Guidelines for Landscape and

Visual Impact Assessment”, 3rd Edition by The Landscape Institute. A comprehensive methodology for the

production of the verified photomontages is contained within the photomontage report.

A survey of the potential visibility of the proposed development was carried out by McCullough Mulvin on

numerous occasions between October 2016 and August 2017. This onsite survey, together with a desktop survey

of possible locations was assessed having regard to the contents of the Cork City Development Plan 2015 – 2021

and in particular the maps objectives in Volume 2, Views & Prospects. This assessment lead to the selection of

viewpoints from which the verified photomontages have been produced. Viewpoints were chosen to correspond to

the relevant Views and Prospects noted in the Cork City Development Plan and to place the proposed building in

its local and citywide context.

A review of the City Development plan was undertaken and a series of possible viewpoints were identified where

the proposed development may impact on a protected view. The table below sets out the relevant CDP protected

view references, description and the corresponding Certified View.

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CDP Ref. Development Plan Views

Certified View Number

Table 1 of Volume 3 Cork City Development Plan

Protected Linear Views to Landmark Buildings

CH1 County Hall from Western Road View 6

CH2 County Hall from Orchard Road View 12


Protected views within panoramas

SK1 View from Shanakiel to County Hall Could not identify a view that would be impacted. See comments below.

SK2 View from Shanakiel to Church of the Descent of the Holy Spirit

Could not identify a view that would be impacted. See comments below.

CH1

County Hall, (top floor), view to Saint Fin Barre's Cathedral, (it is assumed that this is mistaken for a view in the other direction, towards County Hall) View 6

CH2

County Hall, (top floor), view to Saint Anne's Cathedral, (it is assumed that this is mistaken for a view in the other direction, towards County Hall) View 12


River Prospects

RP2 Eamon De Valera Bridge upstream View 3

RP11 Daly's (shaky) Bridge to County Hall View 2

RP10 Thomas Davis Bridge to County Hall View 1


Landscape & Townscape Views

No protected views impacted


Approach Road Views - National Primary Routes

AR2 Carrigrohane Road to County Hall View 11


Approach Road Views - Old City Approach Roads

No protected views impacted


Views and Prospects for Protection

WT1 Water tower shanakiel to Wilton Road View 14

In relation to SK1 & SK2 noted above, (Views from Shanakiel to County Hall and to the Church of the Descent of

the Holy Spirit), a number of possible view-points were assessed from Shanakiel Ridge for possible impacts. No

viewpoints from within the public ream were identified that would be impacted by the proposed development. A

series of photographs were taken as indicated below to demonstrate the difficulty in obtaining a viewpoint from this

location. View 5, from the Lee Vista apartments, gives a good representation as to the impact of the proposed

development from further along Shanakiel Ridge.


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Map of possible views along Shanakiel Ridge

Possible Viewpoint 1 Possible Viewpoint 2

Possible Viewpoint 3

It is considered that these viewpoints would not be materially affected by the proposed development and that View

5, as proposed, could be used to assess the impact from Shanakiel and therefore the impact on SK1 & SK2.

The final viewpoint locations arrived at are shown on the map below;

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Viewpoint Location Map


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The Existing Environment

The site is located at Victoria Cross towards the western edge of Cork City. The site is bounded to the north by the

Carrigrohane Road and to the east by Victoria Cross Road. To the west of the site is a four storey student

accommodation development, “The Student Village” and to the south the site adjoins a terrace of two storey

houses, now subdivided and in use as temporary student accommodation / private rental accommodation.

Across the Carrigrohane Road to the north there are two large public carparks, one privately run and one under

the management of the City Council. Further east from the car-parks there is a terrace of detached and semi-

detached two storey houses with a commercial unit situated at the ground floor of one of these houses, currently a

pharmacy.

To the east across the Victoria Cross Road there is an existing chain of 4 to 9 storey student accommodation

buildings stretched along the Curragheen River towards the city centre. These buildings are also operated by the

applicant, University College Cork.

Definition Of Visual Impacts On The Built Environment

This assessment of visual impacts on landscape and on the built environment has had regard to the relevant

These documents require that an assessment identifies, predicts and evaluates the significance of any potential

effects on the landscape characteristics and established views. In accordance with these documents, particularly

the EPA guidance, the following assessment identifies where relevant the quality of the impact, the significance of

the impact and the duration of the impact. The following definitions are taken from Section 5: Glossary of Impacts

contained in the Guidelines on the Information to be contained in Environmental Impact Statements, with some

comment also given to what these definitions might imply in the case of visual impact assessments:

guidance from the Environmental Protection Agency (EPA) as well as national/international best practice

guidelines in relation to the preparation of Visual Impact Assessments.

These include:

- Guidelines on the Information to be Contained in Environmental Impact Statements prepared by the EPA (2002);

- Advice Notes on Current Practice (in the preparation of Environmental Impact Statements) prepared by the EPA (2003);

- Revised Guidelines on the Information to be Contained in Environmental Impact Statements prepared by the EPA (2005);

- Guidelines on the Information to be Contained in Environmental Impact Statements prepared by the EPA (2017, Draft);

- Guidelines for Landscape and Visual Impact Assessment (3rd Ed.) prepared by the Landscape Institute (UK) and IEMA;

- Directive 2011/92/EU (as amended) on the assessment of the likely effects of certain public and private projects

on the environment;

- Cork City Development Plan 2015.

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While many of the viewpoints assessed in the following report are taken from vehicular routes and are therefore

most likely to be seen as transient views (i.e. as people are travelling along the route), given the permanency of

the proposed development once constructed, the duration of each of the identified impacts is identified as

permanent.

Quality of Impact

The quality of the impact can be defined as either:

Neutral: This will neither enhance nor detract from the landscape character or view

Positive (Beneficial): This will improve or enhance the landscape character or view

Negative (Adverse): This will have an adverse effect on the existing landscape character or view

Duration of Impact

The duration of an impact can be categorised as follows:

Short term: Impact lasting one to seven years

Medium term: Impact lasting seven to fifteen years Long term: Impact lasting fifteen to sixty years Permanent: Impact lasting over sixty years

Temporary: Impact lasting for one year or less

Significance of Impact

Imperceptible Impact: An impact capable of measurement but without noticeable consequences. The definition

implies that the development would be visible, capable of detection by the eye, but not noticeable. If the

development were not visible, there could be no impact.

Slight Impact: An impact which causes noticeable changes in the character of the environment without affecting

its sensitivities. For this definition to apply, a development would be both visible and noticeable, and would also

bring about a change in the visual character of the environment. However, apart from the development itself, the

visual sensitivity of the surrounding environment should remain unchanged.

Moderate Impact: An impact that alters the character of the environment in a manner that is consistent with

emerging trends. In this case, a development must bring about a change in the visual character of the

environment; and this change must be consistent with a pattern of change that is already taking place.

Significant Impact: An impact which, by its character, magnitude, duration or intensity alters a sensitive aspect of

the environment. The wording of the definition is clear. Difficulty in assessing whether an impact might or might not

be significant lies in the word ‘sensitive’. In visual terms, particularly when related to the appearance of landscape

or the built environment, what one person might be sensitive to another might not. A conservative approach,

classifying impacts as significant even though many observers might not regard them as significant, is taken here.

Profound Impact: An impact which obliterates sensitive characteristics. In visual terms, profound impacts are

only likely to occur on a development site itself, in that it is only on the site that all previous visually sensitive

characteristics could be obliterated. Outside the site, some visual characteristic of the original environment is likely

to remain.


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The identification and classification of visual impacts in terms of their quality, duration and significance depends on

these factors as well as the nature or magnitude of the effect likely to occur, specifically the size and scale of the

landscape and the capacity for the landscape to absorb that change.

Predicted Visual Impacts on the Built Environment

The subject application proposes the demolition of existing derelict buildings on a key site in Cork City and the

construction of a purpose built student accommodation facility together with a student health centre.

A total of 15 photomontages have been prepared which illustrate the visual impact of the proposed development

on the existing context. The existing view from each viewpoint is illustrated together with the proposed

development as seen from the same viewpoint. The location of each photomontage is indicated on the

accompanying viewpoint location map.

The assessment of the visual impact is outlined below on a view by view basis.

Assessment of Visual Impacts Visual impacts/effects are determined by the extent of visibility and the nature of the visibility (i.e. how a

development is seen within the landscape or townscape); for example whether it appears integrated and balanced

within the visual composition of a view or whether it creates a focal point. Negative visual effects may occur

through the intrusion of new elements into established views, which are out of keeping with the existing structure,

scale and composition of the view. Visual effects may also be beneficial, where an attractive focus is created in a

previously unremarkable view of the influence of previously detracting feature is reduced. In order to identify visual

impacts, there needs to be a receptor or viewer. Views experienced from locations such as settlements,

recognised routes and vantage points used by the public have been included in this assessment. Receptors are

the viewers at these locations. The degree to which receptors (i.e. people) will be affected by changes as a result

of the proposed development depends on a number of factors, including:

- Receptor activities, such as walking, travelling, working, or recreational and leisure activities;

- Whether receptors are likely to be stationary or moving and how long they will be exposed to the change at one

time;

- The importance of the location such as its designation in the Development Plan;

- The extent of the route or area over which the changes will be visible;

- The orientation of receptors in relation to the proposed development and whether views are open or intermittent;

- Proportion of the development that would be visible (i.e. full visible, partially visible, or fully screened)

- Viewing distance and elevation;

- Nature of the view, whether it is static or viewed from sequential points along a route;

- Accessibility of the viewpoint (i.e. private/public);

- Nature of the change (i.e. changes to the existing skyline profile, creation of a focal point, changes to the visual complexity or simplicity, alteration of visual scale, landform and change to the degree of visual enclosure);

- Nature of visual receptors (i.e. type, potential number and sensitivity of the viewers who might be affected);

- Impact of ancillary developments.

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Proposed Views

(Please refer to accompanying Verified Photomontage Report for larger scale images)

View 1

This view is defined in the Cork City Development plan 2015 – 2021 as a River Prospect view, RP 12. River Prospect views are defined in the Cork City Development Plan as “views of landmark buildings from bridges but

also riverbanks and quaysides”.

This view is taken from Mardyke Bridge looking towards County Hall.

View 1 – Existing:

This view is looking west along the River Lee towards County Hall. County Hall is clearly visible on the skyline. The view from this location is primarily that of a landscape setting with the river and riverside vegetation dominant. The only building visible from this viewpoint apart from the county hall is the Sunday’s Well Tennis club, which appears as a single storey riverside structure from this location.

View 1 – Proposed:

The proposed development is not visible in this view as shown by the orange outline

There is no visual impact from this location.

View 1. Existing

View 1. Proposed

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View 2

This view is defined in the Cork City Development plan 2015 – 2021 as a River Prospect view, RP 11. River Prospect views are defined in the Cork City Development Plan as “views of landmark buildings from bridges but

also riverbanks and quaysides”.

This view is taken from Daly’s Shaky Bridge looking towards County Hall.


This view is looking west along the River Lee towards County Hall. County Hall is clearly visible on the skyline above the existing riverbank vegetation and a number of lower buildings that are largely screened by vegetation. The Mardyke Sports Pavilion building is visible in the foreground on the riverbank.

The existing vegetation and planting to the river banks, both north and south add significantly to the character of this river prospect view and act to frame the view of County Hall.


The proposed development is visible over the top of the brick Mardyke Sports Pavilion on the southern bank of the river, albeit screened by existing vegetation. It can be anticipated that the view of the proposed development may be greater or lesser depending on the time of year and density of foliage.

The visual impact from the location is assessed as slight and neutral

View 2. Existing

View 2. Proposed

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View 3

This view is defined in the Cork City Development plan 2015 – 2021 as a River Prospect view, RP 12. This view is taken from Thomas Davis Bridge looking towards County Hall.


This view is looking west and southwest along the River Lee towards County Hall. County Hall is clearly visible on the skyline above a series smaller buildings including the Kingsley Hotel and Student Village, both four stories in height. The existing vegetation and planting to the river banks, both north and south add significantly to the character of this river prospect view and act to frame the view of County Hall.


The proposed development is visible over the top of the existing vegetation on the southern bank of the river. It can be anticipated that the view of the proposed development may be greater or lesser depending on the precise viewpoint along Thomas Davis Bridge and also the time of year and density of foliage present on the vegetation. However even with a full view to the proposed building its impact from this viewpoint is offset by the design approach of breaking down the mass of the building into slim vertical elements and the incremental increase in height on the skyline from this location


View 3. Existing

View 3. Proposed

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View 4

View 4: Existing

This viewpoint is taken from the northern bank of the River Lee looking southeastward at the southern bank of the

river. The four storey Kingsley Hotel is prominent in the foreground along the river with County Hall prominent on

the skyline behind. To the southeast in the background the four storey University Hall building is visible at Victoria

Cross.

View 4 – Proposed

The top two floors of the proposed development will be visible over and to the side of the Kingsley Hotel to the

south east in this view. The proposed development will also be visible to the east of the Kingsley Hotel in front of

the four storey university hall building which will still be visible behind. The dominance of County Hall from this

location will be almost unaffected as the proposed development remains subservient from this viewpoint. Its scale

is in keeping with that of the hotel and acts to balance massing of the five storey block to the right of the view. The

impact of the new development from this location is offset by the design approach of breaking down the mass of

the building into slim vertical elements and the incremental increase in height on the skyline from this location


View 4. Existing

View 4. Proposed

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View 5

View 5 – Existing

This view is taken from an elevated location at the “Lee Vista” apartment development looking south and south-

east along the valley of the River Lee. County Hall and the County Library are clearly visible on the skyline to the

south-west above a series smaller buildings including the Kingsley Hotel which is four stories in height. To the

north-east of the view is the chimney of the old Cork Waterworks, now a visitor attraction.

The view is framed by the chimney of the waterworks to the north and County Hall to the south with the existing

vegetation and planting to the river banks adding significantly to the character of this view.

View 5 – Proposed

The proposed building is clearly visible above the Kingsley Hotel. Due to the elevated viewpoint the roof line of the

proposed building sits just at the horizon line of the rising terrain to the south and east of Cork City. While the

proposed development creates a new focal point in the middle ground of the view, the view remains framed by the

chimney of the waterworks to the north and County Hall to the south and together with the existing vegetation and

planting to the river banks still the dominant features of this view.

The visual impact from the location is assessed as moderate and positive.

View 5. Existing

View 5. Proposed

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Linear Views of County Hall – Explanatory Note

There are a number of linear views towards County Hall noted in the development plan and covered by the verified photomontages submitted. These views are submitted to aid in the assessment of any impacts of the new development on the County Hall.

As the impact of a building will be greatest the closer the viewer is, and will likely diminish the further away the viewer is, it is more accurate to assess the proposed development’s impact on Cork County Hall in conjunction with the other views moving westward from Western Road, to Victoria Cross, to Carrigrohane Road, (Views 6 through 11 as submitted). This series of views, taken together, form a filmstrip or sequence more representative to how a viewer would experience the building as they move through the city. This series of views demonstrate the continuing dominance of County Hall when viewed from a distance. As the viewer moves close to the new development its impact becomes greater, before fading again as the viewer moves westward down the Carrigrohane Road.

View 6

This view is defined in the Cork City Development plan 2015 – 2021 as a County Hall view, CH 1. This view is taken from Western Road, junction with Ferry Walk, looking towards County Hall. This view appears to be classed as a linear view of a landmark building in the City Development Plan. These views occur where a particular landmark/building is the main point of focus. Views tend to be framed within relatively narrow viewing corridors such as laneways and streets.


This view is looking west along Western Road towards County Hall. County Hall is clearly visible on the skyline with a slightly offset linear relationship with Western Road.


The proposed development is visible over the top of the four storey University Hall building at Victoria Cross and the existing vegetation at the end of Western Road. The proposed building is lower in scale to County Hall, which retains its dominance in this view. The design approach of breaking down the mass of the building into slimmer vertical elements is successful in allowing the building to read as a similar typology to the existing County Hall, albeit at a noticeably smaller scale.

The visual impact from the location is assessed as moderate and neutral

View 6. Existing

View 6.

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View 7

This view is taken from Western Road at the main entrance to the UCC Western Gateway building looking towards County Hall. This is a linear view towards County Hall.


This view is looking west along Western Road towards County Hall. County Hall is clearly visible on the skyline with a slightly offset linear relationship with Western Road. The mature trees and vegetation in the foreground obscure the lower floors of the County Hall.


The proposed development is visible above the existing mature trees in the foreground. It can be anticipated that the view of the proposed development may be greater or lesser depending on the time of year and density of foliage present on the vegetation. County Hall, which remains the dominant built element in this view, is clearly visible as a much taller building behind the proposed development.


View 7. Existing

View 7. Proposed

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View 8

This view is taken from Western Road junction with the Carrigrohane Road looking towards County Hall. This is a linear view towards County Hall.


This view is looking west along Western Road towards County Hall. County Hall is visible on the skyline with a slightly offset linear relationship with Western Road. The foliage and street furniture in the foreground significantly obscure County Hall in the view with only the top two-to-four floors visible.


The proposed development is visible between a gap in the foliage and the two storey houses to the north of Carrigrohane Road at Victoria Cross. It can be anticipated that the view of the proposed development may be greater or lesser depending on the time of year and density of foliage present on the vegetation. County Hall is clearly visible as a taller building behind the proposed development.

The height and massing of the proposed building will create a more defined urban “gateway” to the historical urban area of City at Victoria Cross as outlined in detail in the Architect’s Design Statement.


View 8. Existing

View 8. Proposed

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View 9

View 9 Existing:

This view is from Victoria Cross Road looking directly at the proposed development. The derelict Crow’s Nest

public House is visible in the foreground with Cork County Hall prominent in the background. The two storey

houses / commercial unit to the north of Victoria Cross Road are visible to the north and the existing four storey

“University Hall” student accommodation buildings are visible to the south east.

View 9 Proposed:

The proposed building will be central and prominent from this location as would be expected due to the viewer’s

close proximity. The design approach of breaking down the mass of the proposed development into slimmer

vertical elements with gaps between works to create a more permeable development and provides relief to the

streetscape. The entrance gateway to the upper garden level works to moderate the change in scale to the

existing two storey houses the south.

The height and massing of the proposed building will create a more defined urban “gateway” to the historical

urban area of City at Victoria Cross as outlined in detail in the Architect’s Design Statement.

The proximity of the vantage point means that views of County Hall will be obscured. This would be true of any

proposed development at this site. For comparison purposes the outline of the extant permission, (09/33647), is

also indicated. However, while the duration of the impact is permanent, this view will generally be experienced

as a transient view. Once the viewer has passed beyond this viewpoint County Hall will reappear in view, both

along the Carrigrohane Road and Victoria Cross Road.

View 9. Existing

View 9. Proposed


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BLANK PAGE

View 9. Existing

View 9. Outline of Extant Permission 09/33647


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View 10

This view, together with view 11, is defined in the Cork City Development plan 2015 – 2021 as an Approach Road

View from Carrigrohane Road with a view to County Hall - View AR 2. This view appears to be classed as a linear

view of a landmark building in the City Development Plan. These views occur where a particular landmark/building

is the main point of focus. Views tend to be framed within relatively narrow viewing corridors such as laneways

and streets.

View 10 Existing

This view is from Carrigrohane Road looking east towards Cork City. County Hall in prominent to the south of the

view with the County Library clearly visible in the foreground adjacent. The elevation of the four storey Kingsley

Hotel is visible to the north. In the distance the nine storey Victoria Mills, four storey University Hall & four storey

“Student Village” student accommodation buildings are visible on the skyline.

View 10 Proposed

The proposed development will be clearly visible in the background beyond the County Library, County Hall and

Kingsley Hotel in the foreground. The building will be visible above the “Student Village” building and will partly

obscure the University Hall building with the Victoria Mills building still visible on the skyline. The proposed

development will not impact on the linear view to County Hall on the approach to Cork City. The height and

massing of the proposed building will create a focal point and a more defined urban “gateway” to the historical

urban area of City at Victoria Cross as outlined in detail in the Architect’s Design Statement.


View 10. Existing

View 10. Proposed

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View 11

This view, together with view 10 is defined in the Cork City Development plan 2015 – 2021 as an Approach Road View from Carrigrohane Road with a view to County Hall. View AR 2. This view appears to be classed as a linear view of a landmark building in the City Development Plan. These views occur where a particular landmark/building is the main point of focus. Views tend to be framed within relatively narrow viewing corridors such as laneways and streets.

View 11 Existing

This view is from Carrigrohane Road looking east towards the city. County Hall in prominent to the south of the view with the County Library visible in the foreground adjacent. The elevation of the four storey Kingsley Hotel is visible to the north.

View 11 Proposed

The proposed development will be visible in the background beyond the County Library and County Hall in the foreground. The proposed development will not impact on the linear view to County Hall on the approach to Cork City. The height and massing of the proposed building will create a more defined urban “gateway” to the historical urban area of City at Victoria Cross as outlined in detail in the Architect’s Design Statement.

The visual impact from the location is assessed as slight and neutral.

View 11. Existing

View 11. Proposed

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View 12

This view is defined in the Cork City Development plan 2015 – 2021 as a County Hall view, CH 2. This is a linear view is taken from the junction of Orchard Road and College Road looking towards County Hall. This view appears to be classed as a linear view of a landmark building in the City Development Plan. These views occur where a particular landmark/building is the main point of focus. Views tend to be framed within relatively narrow viewing corridors such as laneways and streets.


County Hall is clearly visible from this elevated location on Orchard Road. The foreground is characterized by the existing landscaped front gardens on this residential street.


The proposed development is not visible from the viewpoint.

There is no visual impact from this location.

View 12. Existing

View 12. Proposed

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View 13

This view is defined in the Cork City Development plan 2015 – 2021 as a Water Tower view, WT 1. This appears to be classified as a Townscape and Landscape Features view in the Cork City Development Plan. These are views of areas that have distinctive / outstanding townscape or landscape features within the city including views of the city ridges.

This is a linear view is taken from the Wilton Road looking towards the water tower on Shanakiel Ridge.


The existing two storey houses are clearly visible in the foreground, to the western side of this view. The foreground is characterized by the existing landscaped front gardens and the linear view along the road to Shanakiel Ridge. The 5- 6 storey apartment building at the north eastern corner Model Farm Road, Wilton Road junction is visible at the bottom of the road from this viewpoint. The water tower on Shanakiel Ridge is clearly visible.


The proposed building is party visible from this location. The building is largely obscured by the apartment building at the junction of Model Farm Road and Wilton Road. The massing of the building also allows views through the new development to the northern bank of the river. The proposed building will not break the skyline and the view to the water tower on Shanakiel Ridge is unaffected.


View 13. Existing

View 13. Proposed

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View 14

This view is taken from Wilton Road, junction with Model Farm Road looking towards Shanakiel Ridge.


This view is taken from an elevated location looking across to Shanakiel Ridge. The foreground is characterized primarily by the road traffic junction of Wilton Road and Model Farm Road. The five storey high apartment building at the north-eastern corner of this junction is the most dominant built element. The skyline along the linear view down Victoria Cross Road provides a clear view of Shanakiel Ridge and an obscured view of the water tower. County Hall is also visible to the west from this elevated location on Wilton Road.


The proposed development is visible at the end of Victoria Cross Road but due to the lower base level at the bottom of this hill the building does not break the skyline of Shanakiel Ridge. The building is largely concealed by the fall in levels from this elevated location, existing buildings in the foreground and existing vegetation in the foreground. The water tower on Shanakiel Ridge, although obscured from this location on Wilton Road, is still visible.


View 14. Existing

View 14. Proposed

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View 15

This view is taken from Wilton Road, close to the junction with Farranlae Road looking down Wilton Road towards Victoria Cross.


This view is taken from Wilton Road, before the road rises sharply up to Model Farm Road, looking toward Victoria Cross.

The foreground is characterized by the linear view of the Wilton Road, leading into Cork City. To the west the view is framed by the existing five storey apartment building that adjoins the street. To the east of the view there is an existing two storey car showroom building and forecourt. The linear view is focused down Wilton Road to Victoria Cross and the two storey shops and houses at this junction. The mature trees on Shanakiel Ridge are visible in the background.


The proposed development is significantly taller than the existing buildings at this junction and is clearly visible at the end of Wilton Road at Victoria Cross. The foreground of the view is largely unaffected and the linear view down Wilton Road is now anchored by the new development.

The design approach of breaking down of the mass of the development into narrower vertical elements with gaps between allowing light and air through works to create a more permeable development and maintains the light and views through to Shanakiel Ridge from this vantage point. The entrance gateway to the upper garden level works to moderate the change in scale to the existing two storey houses the south.

The height and massing of the proposed building will create a more defined urban “gateway” to the historical urban area of City at Victoria Cross as outlined in detail in the Architect’s Design Statement.


View 1 . Existing

View 1 . Proposed

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