11.50 The four City Docks zones are as follows (west-to-east):
Tall Building Zone / City Docks
Description
Character Area
Tip of the Island / Warehouse Quarter
This is an existing cluster of tall buildings comprising The Elysian and several planning commitments.
Kent Station Bridge / Kennedy Spine
This is a new area that will focus tall buildings on the riverside and around the Kent Station Bridge and Kennedy spine.
Ford Factory / Ford-Dunlop Quarter
This area includes central areas of the South Docks along Centre Park Road, including Marina Commercial Park.
Eastern Gateway / Marina Walk
This eastern end of Centre Park Road fronts onto the and River Lee and forms the visual gateway to the City Docks adjacent to the proposed ‘Eastern Gateway Bridge’.
Polder Quarter
11.51 Tall buildings should only be developed in suitable locations identified in the development plan. Tall building proposals outside of the locations specified are not generally considered to be appropriate as they would likely conflict with the overall building height strategy for Cork. 11.52 Tall buildings in other locations in the “City Fringe, Primary Corridors and Major Urban Centres” sub-area, which is for dense development that responds to mass transit provision, will be open for consideration insofar as the buildings might be tall compared to the prevailing heights of the area and therefore fall under the definition of tall buildings. The City Docks Tall Building Zones are the only locations considered appropriate for this densest form of development in Cork. Assessing Impacts of Tall Buildings 11.53 In assessing development proposals for tall buildings, Cork City Council will apply the guidance set out in the Cork City Density, Building Height and Tall buildings Study (2021), and development proposals should address the following impacts.
11.54
Visual Impact 1. The views of buildings from long-range, medium-range and the immediate context should not be adversely affected by the building. 2. Whether part of a group or stand-alone, tall buildings should reinforce the spatial hierarchy of the local and wider context and aid legibility and wayfinding. 3. Architectural quality and materials should be of an exemplary standard to ensure that the appearance and architectural integrity of the building is maintained through its lifespan. 4. Proposals should take account of, and avoid detrimental impact to, the significance of Cork City’s heritage assets and their settings. The buildings should positively contribute to the character of the area. 5. Buildings should protect and enhance the open quality of the River Lee and the riverside public realm, including views, and not contribute to a canyon effect along the river. 6. Buildings should not cause adverse reflected glare. 7. Buildings should be designed to minimise light pollution from internal and external lighting.
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Cork City Draft Development Plan 2022-2028
Volume 1 I Chapter 11
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