Chapter 11
Placemaking and Managing Development
Issues / Recommendations / Observations
Sub. No.
Chief Executive’s Response & Recommendation
It is submitted that the application of maximum target heights has the ability to restrict the achievement of appropriate densities (e.g. in the South Docklands).
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Density targets should be considered in conjunction with building height targets. The density and building height targets for the South Docks have been established based upon a vision for this new neighbourhood that seeks to target medium density housing. The densities in the City Docks will be higher than anywhere else in Cork City. The vision for the City Docks is based upon a deliberate and coherent strategy to develop the area with medium density housing in order to make it an attractive place to live for a broad spectrum of people, offering a high standard of residential amenity and a coherent character. Recommendation No change. The Tall Building Strategy included in the Draft Plan is based on the Cork City Urban Density, Building Height and Tall Buildings Study (2021). The strategic guidance defines prevailing building heights / target heights for areas as a whole based upon an area-wide analysis. Site specific assessments relevant to proposals will be carried out at application stage. These will consider the actual height of buildings and their character in an area relevant to the application site. Further guidance on the character and significance of the City Centre and its wealth of built heritage assets are set out in Chapter 8 Heritage, Arts and Culture and Volume 3: Built Heritage Objectives of the Draft Plan. Recommendation: No change.
It is submitted that the proposed Tall Buildings Zone in the City Centre / Inner City Docks area affecting designated and undesignated built heritage assets is an inappropriate location for tall buildings. Tall buildings downriver in the North Docks / South Docks that will not adversely impact the City Centre island are supported in principle. It is submitted that there is variety in the height of buildings in the historic core of the City that isn’t properly represented in Table 11.1. The allocation of maximum building heights by city location as graphically illustrated is too broad and will result in inappropriate massing and overshadowing. Density can be achieved with more modest heights. There will be a conflict between building height standards and other objectives such as architectural heritage, landscape views, placemaking and neighbourhoods. Rather than a
324, 402, 414, 418
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