RESPONSE TO ABP OPINION - 16TH AUGUST 2019 HQ HORGANS QUAY RESIDENTIAL - HQ Horgan's Quay Cork
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RESPONSE TO ABP OPINION 16TH AUGUST 2019 HQ HORGANS QUAY RESIDENTIAL
Project: HQ Horgans Quay Residential Proj. No.: 1623C
Location: Cork Proj. Lead: CK
Client: HQ Developments Ltd. Created by: AB
Doc. Title: Response to ABP Opinion Doc. Purpose: S0
Doc. No.: Hqdrq-omp-b0-xx-pp-a-9007 Revision: 2 (16-08-2019)
architecture | urban design Dublin Cork
The Chapel 26 South Mall
email: info@omahonypike.com Mount Saint Anne’s Cork City
Tel: +353 1 202 7400 Milltown, Dublin 6 Co. Cork
Fax: +353 1 283 0822 D06 XN52 Ireland T12 R2RV Ireland
www.omahonypike.com Tel: +353 1 202 7400 Tel: +353 21 427 2775
Directors: Michael Hussey Dip.Arch., B.Arch.Sc., MRIAI | Conor Kinsella B.Sc.Arch., B.Arch., MRIAI | Derbhile McDonagh Dip.Arch.,
B.Arch.Sc., MRIAI | Orlaith O’Callaghan Dip.Arch., B.Arch.Sc. | John O’Mahony Dip.Arch., FRIAI, RIBA | James Pike, Dip.Arch.,
FRIAI, RIBA | Tom Sweetman Dip.Arch., B.Arch.Sc., MRIAI | Alex Schoenmakers Dip.Arch.Tech., RIAI (Arch.Tech.)
O’Mahony Pike Architects Ltd. Registered in Ireland | Reg. No. 187129 VAT Reg. No. IE6587129J
2| Hq Horgans Quay Residential
01| INTRODUCTION 3| Hq Horgans Quay Residential
4| Hq Horgans Quay Residential
INTRODUCTION
The pre-application consultation opinion from An Board
Pleanála in relation to the subject development was received on
the 10th June 2019. The opinion stated:
‘...the prospective applicant is hereby notified that, in addition
to the requirements as specified in articles 297 and 298 of the
Planning and Development (Strategic Housing Development)
Regulations 2017, the following specific information should be
submitted with any application for permission’
This document deals with the following headings as listed in the
ABP opinion:
1. Building Height and Articulation
2. Relationship with Context
3. Materials and Finishes
8. Phasing Plan
Other items raised in the ABP opinion are dealt with under
separate cover in the application - refer to Response document
by HW Planning for more details.
CGI view of Waterfront Square
5| Hq Horgans Quay Residential
6| Hq Horgans Quay Residential
02|BUILDING HEIGHT & ARTICULATION 7| Hq Horgans Quay Residential
8| Hq Horgans Quay Residential
BUILDING HEIGHT & ARTICULATION
AN BORD PLEANÁLA ITEM NO. 1
The ABP opinion in relation to building height and
quantum of development was submitted as follows:
“Notwithstanding that the proposal constitutes a
reasonable basis for an application, the prospective
applicant should satisfy themselves that the
proposed building heights and articulation provide
the optimal architectural solution for this site and in
this regard, the proposed development shall be
accompanied by an architectural report and
accompanying drawings which outline the design
rationale for the proposed building heights and
massing having regard to inter alia, National policy
such as Urban Development and Building Heights
Guidelines for Planning Authorities’ - 2018 and
local planning objectives concerning building height,
the site’s riverside context and locational attributes .
The report should describe how the use of massing
and height achieves the required densities but with
sufficient variety of form to respond to the adjoining
emerging developments and creates visual interest
in the streetscape and riverside location. In this
regard, more detailed drawings that illustrate
particular design motifs, the junctions between
elements such as windows and balconies and how
the form of the overall block is broken up
should be prepared.”
9| Hq Horgans Quay Residential
BUILDING HEIGHT & ARTICULATION
Protected Structures
2/3 storey
The subject proposals align with the height strategy
4 storey
of the permitted Horgan’s Quay development.
The proposed scheme forms part of a cluster of 5/6 storey
buildings of heights varying from 7 storeys to 11 7 storey
storeys, reflecting an emerging scale for the river
8 storey commercial
corridor of Cork Docklands. The taller elements of
9 storey
the proposed scheme are located on the Waterfront
and Railway Squares. 10 storey
11 storey resi/ 8 + roof level commercial
The 11 storey element on Horgans quay frames the Proposed development and volume of permitted Penrose Quay office block
new waterfront square with Block 1 of the permitted
office development at Horgans Quay (under Horgan’s Quay Office Quarter
construction). The lower parts of the building sit on
Railway Street, responding to the protected structure
of Penrose Quay and emerging development to the
west,
Kent Station
Kent Station
ion
taller elements on Stat re
u a
Waterfront Square and Sq
ion
Stat re Station Square
a
Squ (element on
Waterfront Square
1.8m lower than
permitted scheme)
n t
erfro
Wat re
outline of a
nt Squ
permitted
erfro
Wat re Penrose Quay
a
Squ office block
uay
Horgan’s Q
Heights of permitted development at Horgan’s Heights of proposed development of Residential Quarter, with permitted development at Horgan’s Quay and Penrose
Quay Wharf
10 | Hq Horgans Quay ResidentialBUILDING HEIGHT & ARTICULATION
MODULATION - HEIGHT
permitted
The Residential Quarter is designed as a terrace of HQD hotel
buildings of varying height, responding to context
Alfred
and adding visual interest to the roofscape of the Street
scheme. Station
Particular elements can be read at the scale of Square
permitted
the city, such as the generous double height The height of the building at the junction of Alfred Street
Penrose Quay
“doorways” to the podium, vertical recesses development and Station Square is also raised slightly, answering the
between forms, the ground floor plinth and subtle height of the permitted hotel building (currently being
changes of rhythm at the upper floors, which built), and providing appropriate urban scale to the new
permitted
highlight points of interest along the skyline of the permitted
office HQD Station Square.
Penrose Quay
scheme. block
development
The massing of the proposed scheme has been Waterfront
Square
carefully considered to respond to and enhance the
local context. Horgan’s
Height is used to address the scale of the quays, Quay
and signify changes in the urban landscape such as
opening onto a significant public open space.
Waterfront
Penrose Quay permitted proposed permitted office
The tallest element is at the junction of Horgan’s scheme residential block block
Horgan’s Quay elevation
Quay and the new Waterfront Square.
It is only marginally smaller than the new permitted
office block, and together they will frame the
square and highlight its presence on the quay.
The scale if this pair of buildings is appropriate
to the Quay’s context and the openness of the
waterside landscape in this location.
11 | Hq Horgans Quay ResidentialBUILDING HEIGHT & ARTICULATION
MODULATION - LOWERED SECTIONS
The roof line of the building is dropped along railway street,
creating two book ends to the open space either side of the
Alfred
stationmaster’s building and framing the streetscape. The Street
lowered height responds to the relatively narrow street width
and creates a sympathetic setting for the Stationmasters’s
building - set within a west facing garden open to the street.
On Horgan’s Quay, this height is slightly lower than the level
of the permitted office block on Penrose Quay, and both Officers Clerks
buildings work as a pair either side of the protected structure building The building is also visually lower
t
tree
of Penrose Quay. opposite the Officers Clerks building,
ay S
Stationmaster’s
w
where a pedestrian connection is
Rail
building
proposed between Waterfront Square
Pen
rose Q
Permitted HQD and Station Square.
uay
proposed Stationmaster’s proposed
Horgan’s Quay
Railway Street elevation
Railway Waterfront
Street
Penrose Quay protected proposed permitted office
Horgan’s Quaystructure
permitted scheme elevation
12 | Hq Horgans Quay ResidentialBUILDING HEIGHT & ARTICULATION
REFERENCE
The design of the building is a direct response to the docklands context and draws on the rigour of the architectural language of the buildings in Cork Docklands. These are
typically buildings of scale, with a rigorous architecture, expressed structure, robust materials, but also a quality of detail that endures.
The proposed scheme also draws on the Georgian terraces of cork with their vertical expression, subtle modulation (height), nuanced rhythm (window size and detail) and varied
use of brick. These influences generate an architecture that has a nuanced rigour and is very much of its place.
The choice of brick as a cladding material, and the proposed
detailing of the building is inspired by the proposed scheme’s
location in the North Docklands and Cork’s industrial heritage.
Simple volumes are animated with brick pilasters, concrete piers, and
strong detailing at the crown and base of the buildings.
Cork industrial heritage: Cork Kent Station R&H Hall R&H Hall Odlum’s building
In a Georgian terrace, the simple shape if each building is highlighted by subtle changes in details and brick or render colour. While the front of the building might be
clad in brick or stone, the back is often render, a strategy employed in the proposed scheme.
Cork North Mall Dublin Belvedere Place Cork SOuth Terrace front Cork South Terrace back
13 | Hq Horgans Quay ResidentialBUILDING HEIGHT & ARTICULATION
ENVELOPE
Terrace Portals Plinth Grid and balconies
The Residential Quarter is a terraced Double height portals identify the entrances How the buildings meet the ground has been A double height grid of brick pilasters and string
composition of forms of varying heights, to the residential buildings and create both carefully considered and responds directly to courses defines the elevations and recalls the
which modulates the facade and thereby physical and visual links from the public the public realm. Pop out elements in stone expressed structure of Kent train station and the
avoids a continuous, monotonous elevation. realm to the landscaped podium at first floor or precast concrete add a fine grain to the Odlums building opposite. This grid adds depth
level. elevations at street level and give prominence and scale, but also expresses the vertical proportion
The breakdown of the scheme into a These double height lobbies with grand of the fenestration
collection of forms allows for the introduction staircases reflect the scale of the buildings Cantilevered Balconies add further depth and
of a variety of brick types and/or brick and generosity of the public realm. interest to the facades. The regular rhythm is
detailing. interrupted at corners of upper levels to create a
varied overlay on the brick grid.
14 | Hq Horgans Quay ResidentialBUILDING HEIGHT & ARTICULATION
RAILWAY STREET
Street edge Station Master building and garden Backdrop
Two strong gables frame the outer edges of the proposed The Station Master Building is the focus point of the It is proposed that the elevation behind the Station Master’s
development. residents’ garden, which is organised over three levels - Building be white coloured render, to provide visual variety
Between them, the site’s edge is visually permeable, with a street, terrace and podium levels, linked with steps. and to maximise reflected light within the courtyard.
simple railing separating the street from the bicycle parking The courtyard garden will provide visual space and Framed balconies will add depth and interest to this
and the garden within. elevation.
15 | Hq Horgans Quay Residential16 | Hq Horgans Quay Residential
03|RELATIONSHIP WITH CONTEXT 17 | Hq Horgans Quay Residential
18 | Hq Horgans Quay Residential
RELATIONSHIP WITH CONTEXT
AN BORD PLEANÁLA ITEM NO. 2
The ABP opinion in relation to building height and
quantum of development was submitted as follows:
“Detailed contextual elevations and cross sections
that show permitted development in the vicinity,
specifically but not confined to the following: the
relationship between the apartment block,
landscaped boundary and the entire width of the
Railway Street and footpaths, the relationship
between the apartment block and emerging
development to the east and the internal
relationships between the block and the station
master’s building and the landscaped amenity
spaces.”
19 | Hq Horgans Quay ResidentialRELATIONSHIP WITH CONTEXT
PERMITTED PENROSE DOCK AND RAILWAY STREET
t
tree
edS
Alfr
16m
The permitted development Ref. 18/37909 is currently being built on Penrose
Quay. The development consists of a two storey protected structure and two Penrose Dock
Railway Street
large office blocks, 7 storey on the quay and 9 storey on Railway Street. The development
office blocks will screen part of the subject development from the City Centre,
and together they will define the character or Railway Street.
The two developments will play against each other, with strong gables placed
in alternate positions either side of the street and the lower protected structures. 42.5m
This will promote openness and good daylight ingress in the street. The
protected
Stationmaster’s garden will soften the street and provide the office block with a structure
pleasant view.
The schemes are 16m apart at the north end of the street, but their staggered
location allows residential balconies a clear view down Alfred Street. To the
South of the street, residential balconies will benefit from the lower height of the Diagram showing gables either side of Railway CGI of permitted Penrose Dock scheme
Street and the protected structures, and balconies
protected structure opposite.
At grade, car parking and drop off for the crèche have been carefully
considered on either side of the street, to be staggered and allow for safe
traffic. Please refer to landscape architects and traffic consultant reports for
details.
20 | Hq Horgans Quay ResidentialRELATIONSHIP WITH CONTEXT
55m
33m
Proposed adjoining development Railway Protected Proposed development Waterfront Proposed adjoining
at Penrose Quay Road building Square commercial development
at Horgans Quay
42.5m
Sections through Penrose Dock, railway street and the subject scheme
14.8m
Proposed adjoining development Protected Railway Proposed development Waterfront
at Penrose Quay building Road Square
21 | Hq Horgans Quay ResidentialRELATIONSHIP WITH CONTEXT
PERMITTED HORGAN’S QUAY OFFICE QUARTER
Station
Square
The Horgan’s Quay Office development, part of permission Ref. 17/37563 is
28.5m
currently being built on Horgan’s Quay. The development consists of a three
blocks, 8 storey tall on Horgan’s Quay lowering to 4 storey on Station Square,
and two protected structures incorporated into the scheme, the Goods Shed management Permitted
Street
and the Officers Clerks building. suite and office block
residential
y
The proposed residential building seeks to offer a suitable backdrop to the
Railwa
amenities at
ground floor
public realm in between. level
As per Railway Street, taller gables and elevations are positioned in an alternate
manner, adding rhythm to the skyline and signalling important public spaces. Waterfront
The angled geometry ensures that direct overlooking is avoided between the Square
blocks. At their closest point, above the protected structure, the buildings are
28.5m apart from each other.
The protected structure (in orange to the right) is only two storey tall and will
provide a buffer between the blocks. At ground floor level, residential amenity
and management suite offices will match the office use of the structure in the Diagram showing gables either side of Railway CGI of permitted office quarter
Street and the protected structures, and balconies
office blocks.
Please refer to Landscape Architect report for details of the public realm.
22 | Hq Horgans Quay ResidentialRELATIONSHIP WITH CONTEXT
Proposed adjoining Station Proposed development
commercial development Square
at Horgans Quay
Proposed development Waterfront Proposed adjoining
Square commercial development
at Horgans Quay
23 | Hq Horgans Quay Residential24 | Hq Horgans Quay Residential
04|MATERIALS & FINISHES 25 | Hq Horgans Quay Residential
26 | Hq Horgans Quay Residential
MATERIALS & FINISHES
AN BORD PLEANÁLA ITEM NO. 4(A)
The ABP opinion in relation to building height and
quantum of development was submitted as follows:
“A report that specifically addresses the proposed
materials and finishes and the requirement to
provide high quality and sustainable finishes and
details Particular attention is required in the context
of the visibility of the site along Horgan’s Quay and
to the long-term management and maintenance of
the proposed development.”
27 | Hq Horgans Quay ResidentialMATERIALS & FINISHES
white render on courtyard elevation
The proposed materials reflect those used in the
existing buildings of the docklands and express the
robust character of the location. Brick, concrete,
stone and render anchor the scheme in its context,
Station
and their use is carefully considered and detailed to Square
ensure a durable architecture.
The expression of the scheme as a terrace of
buildings allows for the introduction of a variety of
brick types, pointing and detailing.
The brick cladding will be treated differently for
each form, through a combination of different brick Street
colours and different mortar colour and pointing. View of scheme as a collection of forms form View of scheme and white render as a
y
Railwa
South East backdrop to the Station Master building
It is proposed to introduce white render on the Waterfront
Square
courtyard elevation, typical of the rear of Georgian modulated brick edge to public open
space
facades. This will form a backdrop to the Station
Master building, provide visual variety and y
Horgan’s Qua
maximise reflected light within the courtyard.
Terrace elements picked out with different cladding
Use of slightly different brick tones to differentiate forms Reference: Panter Hudspith, Bear Lane Use of white render or brick within residential courtyard
Reference: Panter Hudspith, West Grove South Reference: PKA - Liberty House; HLM - Aberdeen Lane, Islington
28 | Hq Horgans Quay ResidentialMATERIALS & FINISHES
The choice of brick as a cladding material, and the proposed detailing of the building is inspired by the proposed scheme’s location in the North Docklands
and Cork’s industrial heritage. Subtle details and variations are proposed, which will add interest and scale to the building while keeping it legible as a terrace.
PLINTH BREAKS IN FORM TOP LEVEL VARIATIONS
The building is designed to land in the landscape, with the Breaks between terrace elements are recessed and clad in metal Top levels are subtly altered to bring variety and interest, and
brick coming to ground at key junctions, and protruding stone to blend with the glazing and visually recede further. Their depth address the scale of the city beyond.
elements, treated like colonnades, adding interest and a more and expression varies throughout the building, from fully recessed Balconies might move around corners, and window positions
human scale. balconies to slightly recessed top floors. might be altered. This animates the upper levels and addresses
The detailing of these elements is kept simple, in reference the urban scale of the quays and squares.
to industrial buildings, with large glazed sections under fine
louvres framed by a stone portico.
29 | Hq Horgans Quay ResidentialMATERIALS & FINISHES
PORTALS AND LOBBIES BALCONIES RAILINGS ON RAILWAY STREET
Two double height stepped portals link the podium garden with the Balconies are generally simple cantilevered metal The junction with Railway Street is designed to active and
public realm - Waterfront Square and Station Square respectively. elements, with metal balustrades running past the slab transparent, consisting largely of railings protecting the
Each portal is paired with a double height residential lobby, the two edge. The use of metal refers to the industrial history of garden within. Decorative railings are proposed to add
combining to create a significant event in the elevations. They will the area. playfulness and visual interest.
provide animation and visual openness to the public realm. A frame is proposed on Station Square, and as a The edge of the podium on the street is occupied by
The stone of the retail pop out elements will wrap into the portals and backdrop to the Stationmasters building. This will add bicycle parking, which will also be fenced of using the
onto the steps to emphasize their urban scale and nature. layering and interest to these more intimate areas of the same railing, ensuring visual continuity and transparency
scheme. from street to scheme.
Reference: Duggan Morris Architects-
Brentford Lock West, London
30 | Hq Horgans Quay ResidentialMATERIALS & FINISHES
BRICK PILASTERS BRICK SOLDIER COURSES BRICK AND MORTAR COLOUR CROWN
Horizontal soldier courses every two
While the building shape is simple, the brick levels will break the scale of the facades The various elements of the terrace will be each Decorative cladding panels above the top
detailing adds scale and craftsmanship referencing and express the vertical composition of clad in a different combination of brick colour floor windows add visual height to the level
existing brick buildings locally, including Kent the windows and mortar colour and pointing. and lift the building’s roof line. This adds
station. This will highlight the variations in height and definition to the top of the building and
scale, and emphasize the “collection of forms” visually alters the scale of the top levels
nature of the scheme, with each element without interrupting the vertical lines of the
responding to a specific context. fins.
31 | Hq Horgans Quay Residential32 | Hq Horgans Quay Residential
05|PHASING PLAN 33 | Hq Horgans Quay Residential
34 | Hq Horgans Quay Residential
BUILDING HEIGHT & ARTICULATION
PHASING ire R
oad
lanm
e rG
Low
RESIDENTIAL
HOTEL
The phasing diagram for the overall development reflects the sequence of delivery of both Railway Str
eet
the buildings and public realm at Horgans Quay, construction of which is already under
way. Indeed, the overlap of the different phases reflect a staggered start and finish of
the different buildings rather than a phasing plan, as the intention is to deliver the entire
scheme as quickly as possible. It should be noted that the internal road (Alfred Street
extension) separating the northern and southern parts of the site is complete, and does not Ne
w
int
form part of the site. ern
Alfred Street al
ro
STATION ad
• Phase 1 (hotel and public realm in the northern quarter) is well underway and will be SQUARE OFFICE
BLOCK 4
complete by August of next year. This phase includes a significant portion of the public
realm works in the northern quarter, including the new steps connecting to Lower
Glanmire Road.
• Phase 2 (Block 1 of offices) is also under construction and due for completion March
Street
RESIDENTIAL
2021. This phase will include the works to the goods shed (protected structure), office
y
Railwa
podium car park, and a significant portion of both public realm works, including OFFICE BLOCK 1 OFFICE
Waterfront Square and Station Square (omitting space required to construct phase BLOCK 2 & 3
3+5). The public realm works associated with this phase will deliver the pedestrian
connection from the train station through the site to Horgans Quay.
WATERFRONT
SQUARE
• Phase 3 (proposed residential – subject of this application). It is intended to commence
this phase as soon as planning is achieved. This phase will include the public realm as
outlined including works to pavements on Horgans Quay and Railway Street. ay
Horgans Qu
• Phase 4 (Block 2/3 of offices). This will commence in April 2020 and will include any
Phase 1 buildings Phase 1 public realm
adjacent public realm works as outlined.
Phase 2 buildings Phase 2 public realm podium car park as part of Phase 2
• Phase 5 (Block 4 of offices). It is intended to commence this building in March 2021, Phase 3 buildings Phase 3 public realm
and will included the remaining public realm works in the southern quarter as outlined. Phase 4 buildings Phase 4 public realm
Phase 5 buildings Phase 5 public realm
• Phase 6 (small residential building adjacent to hotel). It is also intended to commence
Phase 6 buildings Phase 6 public realm
this building in March 2021 and it will mark the completion of the overall development.
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