Quality Audit April 2021 - Student Victoria Cross
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Proposed Student Residential Development,
Victoria Cross, Cork City
Quality Audit
April 2021
MHL & Associates Ltd.
Consulting Engineers
Document Control Sheet
Client: Bellmount Developments
Project Title Proposed Student Residential Development, Victoria Cross, Cork City
Document Title Quality Audit
Document No. 20067TT-Doc03
Job No. 20067TT
Revision Status Author Reviewed by Approved by Date
R01 Final B. Murphy D. Murphy B. Murphy 28th– Apr –2021
M.H.L. & Associates Ltd.
Consulting Engineers
Carraig Mór House
10 High Street
Douglas Road
Cork
Tel 021-4840214
E-Mail: info@mhl.ie
MHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY TABLE OF CONTENTS 1 INTRODUCTION .......................................................................................................... 2 1.1 Background .............................................................................................................. 2 1.2 Site Loctaion ............................................................................................................ 2 1.3 Proposed Development .......................................................................................... 3 1.4 Existing Modal Split ................................................................................................ 4 1.5 Modal Split Targets ................................................................................................. 5 1.6 Traffic ........................................................................................................................ 5 3 ACCESS AUDIT ........................................................................................................... 7 3.1 Overview .................................................................................................................. 7 3.2 Paths and Pavements in Streets, Roads and Public Areas .............................. 7 4 WCAR Assessment ................................................................................................... 10 4.1 WCAR Methodology .............................................................................................. 10 4.2 Assessment Parameters ...................................................................................... 10 4.3 WCAR ROutes ........................................................................................................ 10 4.4 Walking, Cycling Assessment & Review .............................................................. 1 4.4.1 Route 1: Site to Western Road ......................................................................... 1 4.4.2 Route 2: Site to College Road ........................................................................... 2 4.4.3 Route 3: Site to Dennehy’s Cross .................................................................... 2 5 Summary ..................................................................................................................... 3 20068TT-DOC03 1 QUALITY AUDIT
MHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY 1 INTRODUCTION 1.1 BACKGROUND M.H.L. & Associates Ltd. Consulting Engineers have been engaged by McCutcheon Halley Planning Consultants on behalf of Bellmount Developments to prepare a Quality Audit to supplement the planning application for a proposed student apartment complex on the former Quinlan Motors site, Wilton Road. The site is currently operating as a garage by Kelleher’s Auto Centre. The site is located to the south of the Victoria Cross Junction in Cork City. The location is well served by public transport, along with cycle and pedestrian facilities readily available in the vicinity. As part of the pre-planning SHD discussions on the scheme, and subsequent opinion from Cork City Council a Quality Audit was requested to be carried out. The Quality Audit comprises of individual and overlapping audits. This Quality Audit comprises of a site assessment and walking and cycling audit. As part of the audit an on-site Walking and Cycling Audit (WCAR) was undertaken on Tuesday 27th April 2021. The weather was dry, and the ground conditions were dry. This WCAR will assess how pedestrians, cyclists and other vulnerable road users including the mobility impaired, push chair users and wheelchair users will navigate from the proposed development along perceived desire lines within the proximity of the development by using existing and proposed infrastructure. The assessment was carried out on four different routes which are deemed to be desire lines to/from local amenities for residents within the development. The assessed routes are provided in Appendix A. 1.2 SITE LOCTION The site is located to the south of the Victoria Cross Junction in Cork City. Location: Victoria Cross, Cork Classification: Proposed Residential Apartment Development Internal Road Speed Limit: 50kph Local Authority: Cork City Council Type of Roads: Regional Road, R641 Wilton Road Figure 1.1 Site Location 20068TT-DOC03 2 QUALITY AUDIT
MHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY 1.3 PROPOSED DEVELOPMENT The site is currently operating as a garage by Kelleher’s Auto Centre. The site is located to the south of the Victoria Cross Junction in Cork City. The current planning application is to consist of Student Accommodation of four to nine storey elements containing 48 apartments for 265 student bed spaces. It is proposed to provide set down vehicle spaces along the R641 Wilton Road and 138 No. cycle spaces as part of the application. The limited parking space numbers aligns with an established trend to provide limited parking in student apartment complexes. From a sustainable travel perspective, limiting vehicular parking spaces serves to force end users to adopt alternative travels modes, different to the private car. This strategy supports national transport policy and with the objectives of the Cork City Development Plan 2015-2021. The site does not include any vehicular parking with an entrance provided for fire tender access and service access only. A set down space is provided on the R641 to accommodate drop off’s to the complex as well as taxi movement. A recessed bus stop is also proposed as part of the application submission, following requests from Cork City Council. The R641 has been identified in CMATS as a route for significant bus, cycle, and pedestrian improvements. The applicant has set back the roadside footpath to accommodate these planned improvements, following a request from Cork City Council. These CCC poropsoed improvements aim to deliver a high quality multi modal transportation corridor along the R641. The proposed Bus Connects (LRT/BRT) corridor section is presented below: Figure 1.2 CCC Bus Connects Corridor Provision 20068TT-DOC03 3 QUALITY AUDIT
MHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY 1.4 EXISTING MODAL SPLIT This section describes the current level of modal split (the use of sustainable modes of travel) based on available data and compares these to national targets. The 2016 Census online SAP data was used to assess current modal shift patterns in the Mahon area, specifically the electoral division of Gillabbey C, Cork City which encompasses the site. As outlined below, 8% of population in this area were commuting on foot, bike or using public transport. Figure 1.3 2016 Census online SAP data - electoral division of Gillabbey C In looking more closely at the site location a review of the CSO “Small Area” population statistics (CSO Ref: Sa2017_048030003) presents information of the population in the immediate vicinity of the site. This small area covers a small area along the R641 and along the N22 and encompasses a number of third level student apartment complexes, including Victoria Mills and University Hall at Victoria Cross. Figure 1.4 2016 Census online SAP data – CSO Small Area These statistics cover a population of just 390 residents and reports that 82% of commuters travel by sustainable modes (walking/cycle/bus). Of these 78% walk to work school or college. 20068TT-DOC03 4 QUALITY AUDIT
MHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY
1.5 MODAL SPLIT TARGETS
The national policy document on sustainable transport Smarter Travel: A Sustainable
Transport Future, 2009 – 2020 sets out a long term objective to reduce the percentage of
car based commuter trips to 45%, therefore a proposed mode share assigned to
sustainable travel modes of 55%.
The modal shift targets as set out in the Cork Area Strategic Plan (CASP) is 15% mode
share for public transport in Cork City, this could be achieved primarily by a modal shift to
bus and to a lesser extent rail. The existing and proposed, target mode splits for the
various sustainable travel modes for the Study Area are set out in the table in Figure 4.7
below:
TRANSPORT MODE TARGET MODE SPLIT
Public Transport 15%*
Cycling 10%**
Walking 30%***
TOTAL SUSTAINABLE MODES 55%****
* Based on the Cork Area Strategic Plan (CASP) aspirations for Cork City
** Based on the Cork City Development Plan 2015-2021, the Cork Cycle Network Plan 2015
& National Cycle Policy Framework
*** Based on Cork City Walking Strategy 2013 to 2018
**** Based on Smarter Travel: A Sustainable Transport Future
Figure 1.5 Sustainable Travel Mode Share Targets
As seen in the above table the existing modal split for residents in the immediate vicinity
of the subject site exceed the national and Cork City modal split targets. Given that the
subject site is to accommodate similar student apartments to those in the vicinity it is
reasonable to assume that a similar modal split will be achieved. The statistics point to
the suitability of the local infrastructure for promoting sustainable travel modes and also
indicate that the location is appropriate for the promotion of such sustainable travel
modes.
1.6 TRAFFIC
Motorised Users
The R641 is a major urban artery road for commuters to/from the City Centre to
Wilton/Bishopstown/Ballincollig and surrounding areas. During the site visit traffic flows
were generally observed to be high. Pedestrian and cycle numbers were moderate however
this could have been affected by the current Covid-19 restrictions on third level student
attendance.
The speed limit on the R614 in the area of the proposed is 50kph. From site observations
it appears that this speed limit is generally obeyed. There are no proposals shown to
further reduce the speed limit for the development roads.
Pedestrians and Cyclists
Footpaths are provided on both sides of the R614. Although slightly limited in width they
are considered suitable for purpose. On the morning of the site visit pedestrian numbers
were limited, however the Covid-19 restrictions on third level attendance may have
20068TT-DOC03 5 QUALITY AUDITMHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY impacted on the pedestrian activity. There are bus shelters to both sides of the R614 in close proximity to the proposed development access. The Bishopstown (outbound) service bus stop is immediately adjacent to the site boundary. Figure 1.6 Bus Stop adjacent to site boundary Figure 1.7 Bus services passing applicant’s site. Cyclists share the carriageway on the R614. Cycle lanes are provided from the Wilton Roundabout, to the south of the site, onwards towards CIT and CUH and along Western Road to the east. Street Lighting Public lighting is provided on the R614. The site visit was undertaken in daylight hours and therefore, the performance of the lighting was not observed. Recent upgrades to the Victoria Cross junction included significant upgrades to public lighting in the vicinity. Collisions No specific road accident data was provided to the audit team. The auditors reviewed the RSA Road Accident Records, in the vicinity of the applicant site. Four incidents are recorded in the immediate vicinity of the proposed development along the R641. All 4 collisions were minor in severity and involved pedestrians. Two of the collisions occurred in 2006, one in 2012 and the fourth in 2014. A road safety audit was carried out on the application proposals and is included in the submission. 20068TT-DOC03 6 QUALITY AUDIT
MHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY
3 ACCESS AUDIT
3.1 OVERVIEW
The Access Audit identifies a range of barriers that potentially restrict access for disabled people in
the external and internal built environments.
For the purposes of the access assessment, the environment's features have been broken down into
its constituent features. Each feature is assessed for conformity against certain access criteria. These
criteria are derived from the following range of Best Practice sources, guidelines, standards,
publications and legislation:
• The Disability Act 2005 and related Sectoral Plans
• British Standards Institute BS8300:2001 and BS5588
• Building Regulations 2000, Technical Guidance Document M
• Access for People with Disabilities (Department of the Environment, Heritage and Local
Government)
• Buildings for Everyone Access and use for all citizens (National Disability Authority)
• Traffic Management Guidelines (Irish Government Publications 2003)
• Design Manual for Urban Road and Streets (Department of Transport, Tourism and Sport)
• Access Auditing of the Built Environment guidelines (National Disability Authority)
• Inclusive Mobility A Guide to Best Practice on Access to Pedestrian and Transport
Infrastructure (Department of Transport United Kingdom)
• Guidance on the use of Tactile Paving Surfaces: UK Department for Transport
Where a site feature does not conform to this guidance, an explanation as to the potential restriction
on access is provided, together with a suggested action and the priority in which such actions should
be undertaken.
The Disability Act 2005 and the National Disability Authority's initiatives build on relationships and
practices which currently exist among councils, city planners, building professionals and community
groups to make services in Ireland more accessible to people with disabilities. In addition to people
who use wheelchairs or have restricted mobility, there are many people affected by some degree of
hearing loss, learning disability, visual impairment or conditions such as arthritis. This access
assessment considers the needs of all potential users from a universal access perspective.
The audit is an organisation's first step in identifying physical barriers that people with disabilities may
encounter when engaging with the community, public services and facilities.
3.2 PATHS AND PAVEMENTS IN STREETS, ROADS AND PUBLIC AREAS
Streets, Roadways and Access for vehicle routes would have a footway provided for the safety of
pedestrians particularly in cities, built-up urban areas, developed towns and village environments.
The surrounding existing roads adjacent to the development are not subject to the planning
application for which this report is required, and therefore this audit is confined to the proposed
20068TT-DOC03 7 QUALITY AUDITMHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY
alterations to the existing infrastructure and the proposed development itself. Works to the public
footpath along the R614 are referenced.
Ref Feature Conforms Access Comment Action
3.1.1 Are the footways a minimum Yes New footpath None
width of 1.5m (1.8-2.0m in high along site
volume areas) boundary to be
increased to 2.0m
minimum.
3.1.2 Is the main footway clear of Yes No obstructions None
obstructions that would impede visible on the
wheelchair users or be a trip drawings
hazard to sight impaired users?
3.1.3 Are all surface water gullies / slot Unknown No obstacles Design Team to
drains outside of the desire line or indicated on the note requirement
less than 13mm wide and set at drawings
right angles to the line of traffic?
3.1.4 Are all paving materials suitable Unknown No materials Design Team to
for the passage of sight impaired indicated on the note requirement
and arthritic and wheelchair drawings
users.
3.1.5 Is the footpath clear of obstacles Yes No obstacles None
mounted more than 300mm indicated on the
above ground and protruding into drawings
the footpath by more than 100mm
3.1.6 Is the footway route to an Yes No gradients shown Design Team to
acceptable gradient of less than on drawings but note requirement
1:20 site observations
indicate
compliance.
3.1.7 Is the footway route clear of Unknown No gradients shown Design Team to
abrupt changes in level with on the drawings note requirement
crossfalls less than 2.5%
3.1.8 Is the footway clear of physical Yes No obstacles None
obstructions or windows, doors, indicated on the
and gates that open onto the drawings
access route?
3.1.9 Are the footway routes clear of Unknown No signage or Design Team to
headroom hazards (2.1m or 2.3m lighting shown on note requirement
if shared with cyclists) the drawings
2.1.10 Is the footway route clear of any Yes No hazards noted Design Team to
slip, trip hazards for sight impaired on the drawings note requirement
users?
3.1.11 Is the footpath clear of and Yes None
advertising ‘A’ boards
20068TT-DOC03 8 QUALITY AUDITMHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY
3.1.12 Is the footway shared with cyclists No CCC proposed None
or abutting a cycle lane where upgrades to
cyclists may encroach? address this in
future scheme.
Ref Feature Conforms Access Comment Action
3.1.13 Is the footway or public area Unknown Upgraded lighting Design Team to
adequately illuminated for night note requirement
time use?
3.1.14 Is suitable tactile surfacing Unknown Ensure adequate Provide
provided at all pedestrian crossing tactile paving at appropriate tactile
locations crossings and at paving.
ramps/steps in
accordance with
relevant design
standards. Kassel
kerbing required at
new bus stop.
20068TT-DOC03 9 QUALITY AUDITMHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY
4 WCAR Assessment
4.1 WCAR METHODOLOGY
The WCAR is a way to assess the quality of the walking and cycling environment. This
WCAR comprises the following stages:
1. Definition of the Study Area;
2. On-Street Evaluation; and
3. Display and Review of Outputs.
The study area can be sub-divided and assessed on different aspects of each route.
Mainly, any footpath, shared surface or footway along a perceived desire route. In
addition, as any designated or undesignated crossing in which pedestrians or cyclists
interact with a trafficked roadway.
This WCAR shall specifically consider key routes to commercial/leisure/school areas
within the vicinity of the site. Although links and crossings shall not be assessed
individually, all of the criteria shall be taken account of as part of the routes.
4.2 ASSESSMENT PARAMETERS
The assessment was carried out on the basis of pedestrian and cyclists in mind and the
following parameters were taken into account when assessing each route individually.
I. Directness IV. Quality of Environment
II. Road Safety V. Legibility
III. Personal Security VI. Rest Points
4.3 WCAR ROUTES
The assessment was carried out on four different routes which are deemed to be desire
lines to/from local amenities for residents within the development. The assessed routes
are provided in Figure 4.1. The chosen routes were:
..
Route 1: Site to Western Road
Route 2: Site to College Road
Route 3: Site to Dennehy’s Cross
.
Figure 4.1 WCAR Assessment Routes.
20068TT-DOC03 10 QUALITY AUDITMHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY
Route 1: Site to Western Road
Access from the proposed development to Western Road will provide connectivity to a
range of different destinations, including the adjoining students residential site, the local
centra store, a number of local takeaways the AIB bank, UCC Western Gateway Building
and Western Campus and onward to UCC, Bon Secours Hospital, Mardyke Sports
complex and further to the City Centre.
The route runs along the R641 Wilton Road to Victoria Cross and then via the N22 across
the River Lee Bridge onto the signalised junction of Wellington Road (R846) and Western
Road.
The pedestrian link from the site to Victoria Cross is to be upgraded as part of this
application as far as the entrance to the adjoining takeaway. Upgrade works to Victoria
Cross in recent years have improved pedestrian connectivity through the junction. This
junction provides controlled crossing facilities to cross the N22. It provides access to the
Carrigrohane Road and various amenities including the nearby Lee River amenity trail
and the Lee Fields. The route traverses the Lee Bridge to the signalised junction with
Wellington Road.
Route 2: Site to College Road
Access from the proposed development to College Road will provide connectivity to UCC
Western Campus, UCC main campus and the Bon Secours Hospital.
The route runs northwards along the R641 onto the Orchard Road junction and then
through the Orchard Road estate to College Road.
Route 3: Site to Dennehy’s Cross
Access from the proposed development to Dennehy’s Cross will provide connectivity to
the nearby Tesco and various takeaways as well as onwards towards CIT, Wilton
Shopping Centre and Cork University Hospital (CUH).
The route runs northwards along the R641 to Dennehy’s Cross.
4.4 WALKING, CYCLING ASSESSMENT & REVIEW
4.4.1 Route 1: Site to Western Road
The desire lines for this route are very good with safety, security and quality of
environment very good for most of the route.
I. The existing pedestrian facility is very narrow in the vicinity of the site
boundary. Proposed footpath widening will provide significant improvements
for all footpath users.
II. The inclusion of a new bus stop and shelter will remove a hazard of waiting
intending passengers from the footpath space.
III. Good pedestrian crossing facilities at Victoria Cross.
IV. Narrow footpath over Lee Bridge but adequate.
Audit Issues
1. Refuge island at junction of Wellington Road (R846) and Western Road (N22) at
the bridge arm is narrow and does not present a safe waiting space. It should ne
removed or made at grade, such that vulnerable road users are not encouraged
to rest there.
2. Ensure kassel kerbing is employed at the new bus stop kerb edge.
20068TT-DOC03 1 QUALITY AUDITMHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY
4.4.2 Route 2: Site to College Road
The desire lines for this route are very good with safety, security and quality of
environment very good for most of the route.
I. The existing pedestrian facility is very narrow in the vicinity of the site
boundary. Proposed footpath widening will provide significant improvements
for all footpath users. The footpath over the adjoining bridge, over the
Curragheen River, is also narrow but accommodates relatively low levels of
pedestrian traffic.
II. No public lighting standards located in the immediate vicinity of the controlled
(Signalised) crossing to the south of the site on the R641. This crossing may
not be adequately lit. The nearside signal pole encroaches into the footpath
limiting the available space at the location.
III. Poorly formed crossing across the entrance to the Grove estate on Orchard
Road. The crossing is inadequately wide and does not incorporate tactile
paving.
IV. Sections of footpath through Orchard Road are narrow, affecting connectivity
for vulnerable road users.
V. Sections of College Road are narrow, particularly given the volume of
pedestrians traversing the route.
Audit Issues
1. Lighting at signalised crossing south of the site on the R641 appears to be
inadequate presenting a road safety hazard for users.
2. Narrow footpaths on Orchard Road and College Road may present difficulties for
vulnerable road users.
4.4.3 Route 3: Site to Dennehy’s Cross
The desire lines for this route are very good with safety, security and quality of
environment very good for most of the route.
I. The existing pedestrian facility is very narrow in the vicinity of the site
boundary. Proposed footpath widening will provide significant improvements
for all footpath users. The footpath over the adjoining bridge, over the
Curragheen River, is also narrow but accommodates relatively low levels of
pedestrian traffic.
II. No public lighting standards located in the immediate vicinity of the controlled
(Signalised) crossing to the south of the site on the R641. This crossing may
not be adequately lit. The nearside signal pole encroaches into the footpath
limiting the available space at the location.
III. Excessive junction width at Orchard Road junction onto Wilton road, R641
presents a road safety hazard for pedestrians crossing the road at an
uncontrolled crossing.
IV. Sections of footpath from Orchard Road junction wouthwards towards
Dennehy’s Cross are narrow with a poor surface, affecting connectivity for
vulnerable road users.
Audit Issues
1. Poor footpath surface should be replaced along the R641.
20068TT-DOC03 2 QUALITY AUDITMHL & ASSOCIATES LTD. PROPOSED STUDENT RESIDENTIAL DEVELOPMENT, VICTORIA CROSS, CORK CITY 5 Summary The proposed application will deliver significant improvements to the local pedestrian and bus infrastructure by improving a section of narrow footpath along the R641 and providing a new off-road bus stop and associated bus shelter. The existing pedestrian and bus facilities at the location are very restricted by the available footpath and road space. These improvements will result in a significant improvement to road safety conditions at the location. The site is very well located in terms of connectivity to the wider commuter network. Its close proximity to services and third level institutes means that sustainable travel modes are viable ad offer significant advantages to prospective residents compared to private car travel. Some minor audit issue are highlighted in this audit, predominately related to narrow footpath space. A lack of bicycle facilities along the R641 is also referenced. The proposed improvement works by Cork City Council for he route will present significant improvements to all sustainable travel modes. This application has been designed to accommodate these improvements which will further improve connectivity to/from the subject site. 20068TT-DOC03 3 QUALITY AUDIT
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