Social Infrastructure Audit - for development at Centre Park Road ('The Former Ford Distribution Site'), Cork City December The South ...
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Social Infrastructure Audit
for development at Centre Park Road (‘The Former Ford Distribution Site’), Cork City
December 2 0 2 0
Table of Contents Executive Summary 1 Introduction 2 Methodology 3 Surrounding Area 4 Site Context 5 Study Area 6 Public Transport 7 Demogrphics/ Census 8 Social Infrastructure 8.1 Education/ Training 8.2 Health 8.3 Sport and Recreation 8.4 Social/ Community/ Faith Groups 8.5 Arts and Culture 8.6 Convenience Retail 8.7 Other Services/ Facilities 9 Conclusion 10 Implementation Appendix SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 3
4 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City
Executive Summary
The purpose of this Social Infrastructure Audit is to The Survey of social infrastructure facilities identi-
evaluate existing facilities in the surrounding area fied demands created by the development and
of ‘The Former Ford Distribution Site’ and identify potential developments on adjacent sites for the
shortages and opportunities to inform the concept following:
of uses for the proposed development by ‘Marina - Residential Amenity Areas
Quarter Limited’. - Creche, Montessori School
The report is based on a desktop study using com- - Community Facilities, playground
mon online recourses such as Google Maps and - Medical Uses
Bing Maps, relevant websites from the Department - Small scale retail
of Education and Central Statistics Office, but also - Café/ restaurant/ Public House
the Cork City Development Plan and where rele- - Cultural Uses, Entertainment
vant the expired South Docks LAP. Information has In conjunction with Cork City Council a concept of
been verified and complemented by site visits. uses, especially for ground floor and podium level,
was developed to cater for the needs of the future
The development of ‘The Former Ford Distribu- residents.
tion Site’ is one of many components to change
the South Docklands from an industrial district to a The biggest asset for the site is the immediate ac-
mixed-use urban quarter interlinked with Cork’s City cess to high quality amenity facilities like the new
Centre. It will eventually provide homes for 20,000 Marina Park, the Atlantic Pond, Páirc Uí Chaoimh
residents and 25,000 workspaces on 130 Hectares and Marina and Mahon walk. These are addressed
of land. The wider area reaching from the City in the concept of open spaces on the site and pro-
Centre to the west over Ballintemple to the south vide access, connections and passive surveillance
and Blackrock to the east comprises well estab- where possible.
lished areas with all facilities required. Because of
the current industrial use of surrounding sites, the Strategies for the provision of essential social infra-
provision of social infrastructure in the area of the structure facilities, but also supplementing medical,
South Docks Local Area Plan is very limited and retail, cultural and community uses should include
needs to be developed in tandem with residences, a timeline that reflects growing demands with the
workspaces and infrastructural facilities. This report increase of population in the area and flexibility to
therefore includes the assessment of planned facil- adapt to those changes.
ities in the area.
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 5
1 Introduction
This Social Infrastructure Audit has been prepared
by McCutcheon Halley, on behalf of ‘Marina
Quarter Limited’, to inform the master planning
process for ‘The Former Ford Distribution Site’ in the
Cork Docklands area.
The site falls within the wider area of ‘South Docks’
Local Area Plan (SDLAP), adopted by Cork City
Council in 2008. The LAP has expired in February
2017 and is currently being updated. Key principals
and strategies have been incorporated in the Cork
City Development Plan 2015-2021.
The purpose of this Social Infrastructure Audit
(SIA) is to identify existing provision of social and
community facilities within the following categories:
- Education/ Training
- Health
- Sport and Recreation
- Social/ Community/ Faith Groups
- Arts and Culture
- Convenience Retail
- Other Sevices/ Facilities
The SIA provides high level demographic analysis
of the existing and projected population profile
within the area of the South Docks and provides
an outline assessment of the capacity of existing
social and community facilities to meet the needs
resulting from the development of the Site.
6 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City
1 Introduction
City Centre and Docklands Zoning Objectives
Cork City Development Plan 2015-2021
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 7
2 Methodology
The SIA has been based on a desk top study and The methodology has been based on the following
site/ area analysis of demographics and social and approach:
community facilities with reference to the following
resources:
1. Existing
• Census Boundaries and Statistics • Analysis of site context
Provision
• South Docks LAP 2008 • Defining of study area
• Cork City Development Plan 2015-2021 • Assessment of Census Data
• GeoFindIt • Projections of Future Population, based on
LAP targets and ‘The Former Ford Distribution
• Department of Education Website Site’ masterplan proposals
2. Future
• MyPlan.ie • Analysis of existing provision of social Needs
infrastructure
• Google Earth Pro
• High level assessment of deficits in social
• Google Maps infrastructure for the projected population, with
recommendations for what social infrastructure
• BingMaps could be provided within ‘The Former Ford
Distribution Site’.
• 2016 and 2011 CSO SAPMAP
3. Priorities &
• 2018 Pobal Maps Recommen
dation
• Walk through of Docklands and surrounding
areas
8 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City
3 Surrounding Area
Connections have to work equally in both 500m radius and is also reflected in the zoning map
directions on multiple layers and in all scales to of Cork City’s Development Plan. This complies with
provide benefits for the City Centre and the new the strategy of walkable cities. Accordingly, stops
South Docks respectively. of the proposed Light Rail are located to the core
of these Centres.
With the conversion of an industrial district
to a mixed-use urban quarter, hard and soft The eastern Neighbourhood Centre (the Marina)
infrastructure needs to be provided in tandem includes the northern part of ‘The Former Ford
with the development of residential units and Distribution Site’. Therefore, this SIA is to inform
workspaces. The concept of two Neighbourhood about demands and opportunities how this
Centres and one District Centre within the LAP-area Neighbourhood Centre can be developed.
of the South Docks caters for demands within a
500m
500m 500m
The development of the South Docks will result in an
expansion of the City Centre eastwards along the
southern banks of the river Lee into Cork Harbour.
The connection between the ‘City Centre Island’
and the new urban district of the South Docklands
will define the nature of the future interaction
between both districts.
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 9
4 Site Context ‘The Former Ford Distribution Site’ is located at the eastern end of the South Docks. Currently the site is adjacent to industrial and partly unused/ underutilised sites to the north west and south west. The zoning map in the Development Plan includes a primary and a secondary school in these locations which will service the area in the future. The new Marina Park is being developed to the south east of the site. Completion is scheduled for the end of 2020 with the new park providing high quality amenity space for the neighbourhood and wider area. Páirc Uí Chaoimh is located to the west of the proposed development and caters for sport and cultural events of national interest. The river frontage to the north allows great visibility for the northern part of the site that includes a location for a landmark building which defines and articulates the access from the proposed new eastern gateway bridge. 10 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City
5 Study Area
The study area includes the LAP-area of the South
Docks and adjacent built-up areas to the south.
The river Lee is a natural barrier to the north and
even if the proposed bridges are in place, apart
from transportation, very few facilities would be
easily accessible from the South Docklands. The
study area therefore only includes lands on the
south side of the river.
The study area describes what is accessible from
‘The Former Ford Distribution Site’ in a walking time
of 20 min, which is approximately 1.5 km. Several
facilities outside of that zone are also mentioned in
this SIA because they will be accessible comfortably
once the light rail/ Rapid Bus Transportation (BRT) is
in place or because these facilities do not need to 1 km
be accessed on a daily basis.
2 km
Scale 1:20,000 @ A4
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 116 Public Transport
The pattern of the existing public transport network
for the South Docks is not yet developed. This
reflects the current industrial nature of the area.
National, regional and local transportation
plans include the implementation of a Light Rail
Transportation and Rapid Bus Transportation
corridor connecting Mahan Point with Ballincollig,
servicing the Train and Bus Station, the City
Centre and the South Docks. The map below,
extracted from the draft - Cork Metropolitan Area
Transportation Strategy 2040 (CMATS) indicates the
public transportation network servicing the site and
wider city area.
The transportation strategy for the South Docks
shows in more detail how proposed routes could be
implemented and where stops could be located.
Traffic and Transportation in the South Docks
South Docks Local Area Plan, 2008
12 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City6 Public Transport CMATS-Draft 2040, page 68 SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 13
7 Demographics/ Census
7.1 Population during the inter-censual period 2011 to 2016, the Total Pop- Total Popu-
combined population of the EDs stagnated. Knock- ulation Population lation
rea B records a population decrease of 6%, City Hall 2011 2016 Change
B and Mahon C also lose population by 0.8% and 2016
1.7% respectively. Mahon A with the greatest pop-
Knockrea B 1,114 1047 -6.01%
ulation of 5,066 persons compensates for the other
City Hall B 1,201 1,191 -0.83%
EDs as it records a population increase of 2.74%.
Knockrea A 1,472 1,476 0.27%
Mahon C 3,330 3,272 -1.74%
1 5 Mahon A 4,931 5,066 2.74%
2 1 Knockrea B 17041
3 4
ED total 12,048 12,052 0.03%
2 City Hall B 17018
Cork City 119,230 125,657 5.39%
3 Knockrea A 17040 State 4,588,252 4,757,976 4%
4 Mahon C 17044
5 Mahon A 17942
Census 2016
Census analysis is based on 5 Electoral Districts
(EDs). Knockrea B includes the site, however 4 EDs
marginally intersect the area of the LAP and are
therefore included. They are City Hall B, Knockrea
A, Mahon C and Mahon A. As they are adjacent
to the wider site area, the analysis of the combined
EDs facilitates a more comprehensive research of
the social infrastructure available.
Census 2016 figures show the population totals
12,052 persons in the five ED within the study area.
While the Cork City population increased by 5.4%
14 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City7 Demographics/ Census
7.2 Age Profile
The age profile of the Eds indicates that the cohort
of persons age 65+ is 1.5% higher than the City av-
erage and 3.8% higher than the State average. The
trend of an ageing population is however contra-
vened by the presence of a higher than City av-
erage for all cohorts aged less than 18, indicating
that a population shift is taking place with families
moving into the area. The cohort of 0-4 year olds is
1% higher than the City, the cohort of children of
primary age is 1.75% higher, the post primary age
group is 1% higher than the City average. All cate-
gories fall behind the State averages by between age 0-4 age 5-11 age 12-18 age 19-34 age 35-64 age 65+ total
1% and 2%.
Knockrea B 56 88 115 198 430 160 1047
City Hall B 58 35 58 458 433 149 1191
Knockrea A 107 142 97 361 556 213 1476
Mahon C 166 240 243 597 1,211 815 3272
Mahon A 334 493 414 1,058 2,032 735 5066
ED total 721 998 927 2672 4662 2072 12052
as percentage of
5.98% 8.28% 7.69% 22.17% 38.68% 17.19%
total population
Cork City 6,305 8,270 8,661 37,932 44,762 19,727 125,657
as percentage of
5.02% 6.58% 6.89% 30.19% 35.62% 15.70%
total population
State 331,515 484,368 435,913 990,618 1,877,995 637,567 4,588,252
as percentage of
6.97% 10.18% 9.16% 20.82% 39.47% 13.40%
total population
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 157 Demographics/ Census
7.3 Average Household Size
The average household size records discrepancies
between the different EDs. The average household
size of 2.9 for Knockrea B falls to 2.2 for City Hall B.
Overall the combined figure for the 5 EDs is 2.6 per-
sons per household, which is slightly below the State
average of 2.7 and slightly above the Cork City av-
erage of 2.5.
House- Persons Average
holds House-
hold Size
Knockrea B 359 1,031 2.9
City Hall B 559 1,245 2.2
Knockrea A 558 1,452 2.6
Mahon C 1,257 3,239 2.6
Mahon A 1,870 4,983 2.7
ED total 4603 11,950 2.6
Cork City 49,411 120,980 2.5
State 1,702,289 4,676,648 2.7
16 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City7 Demographics/ Census
7.4 Development Capacity/
Site Capacity
‘As part of the preparation of the CDDS in 2001, a Existing development densities existing through of any buildings that will remain in–situ. It is also the
capacity analysis exercise was undertaken to in- the City and in the South Docks area are gener- case that the considerable investment in enabling
form the development potential of the South and ally considered low in comparison to recent Irish infrastructure cannot be justified if existing densities
North Docks. A more detailed analysis undertaken dockland developments, including those in Dub- prevail. Suburbanisation of the South Docks is to be
for this Plan, undertaken on a precinct by precinct lin and Waterford. Given that there are relative- avoided – the area needs to be seen as an exten-
basis indicates that, with appropriate investment, ly few opportunities to increase the land bank for sion of the city centre, an urban place, and this in
the South Docks area is capable of supporting a new development in Cork City, the importance of turn requires the flexibility afforded by a regime of
population of at least 20,000 residents and a work- adopting higher densities for new development in high densities.’
ing population of approximately 25,000 persons. the South Docks is self-evident, including treatment South Docks Local Area Plan, 2008 page 19
1-Studio 1-Bed 2-Bed 3-Bed total
No. 38 312 503 149 1002
Pers/unit 1.2 1.5 2.5 3.5
Proposed schedule
of accommodation
pers total 46 468 1257 521 2292
The proposed number of 1,002 residential units will
provide homes for an estimated figure of 2,292 fu-
2,292 residents
ture residents. The estimation is based on the no. of
(11.5 %)
persons per unit as indicated in the table above.
The capacity analysis exercise undertaken in
preparation of the South Docks LAP stated that
the South docks area is capable of supporting a
population of at least 20,000 residents. Based on
this conservative estimation the proposed scheme
would facilitate 11.5 % of the future population of
the South Dock Area.
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 178 Social Infrastructure
This chapter identifies existing social infrastructure No. Primary School Students
facilities in the areas of: Residential Amenity, Crech- 2019/20
es and Schools, Community Facilities, Medical Uses,
1 Our Lady of Lourdes National 235
Small Scale Retail, Cafes/ Restaurants and Public
School
Houses, Cultural and Entertainment Uses. Demands
2 St Anthony’s National School/ 741
and Opportunities should be detected to inform a
SN Naomh Antaine
concept for non-residential uses within the scheme
to fulfil the zoning of a Neighbourhood-Centre and 3 Ballintemple National School 226
S
provide active ground floor and podium level front- 4 Scoil Naisiunta Barra Naofa 259
Cailini/ Beaumont Girls NS
ages. P
5 Scoil Barra Naofa Bhuachaili/ 286
P
Beaumont Boys NS
6 Scoil Naomh Micheal 84
7 Scoil Ursula Primary School 145
8 Rockboro Primary School (fee 88
8.1 Education/ Training paying)
P proposed Primary School 9 Scoil Aisling, Special School 36
10 no. primary schools have been identified within 10 School of the Divine Child, 36
the study area. Ballintemple National School with Special School
S proposed Secondary School
an enrolment of 222 pupils in 2018/19 is located
within the study area, in approximately 0.6 km dis-
No. Post Primary School Students
tance from the site. The School of the Divine Child Seven Post Primary Schools have been identified
2019/20
is situated at 0.5 km, catering for special educa- with a combined enrolment of 3122 pupils. As chil-
tion needs. Another Special Education school (Scoil dren of post primary school age can be expected 1 Colaiste Daibheid 209
Aishling) is in the study area as are three further pri- to travel further than primary school children the ra- 2 Colaiste Chriost Ri 575
mary schools (combined enrolment of 629 pupils) dius extends to 2.8 km from the site. Ashton School 3 Ashton School 526
in a radius of approximately 1.3 km. The remaining is the only post primary school within the direct 4 Ursuline Secondary School 243
primary schools are at the fringes of the study area. study area in 1.0 km distance from the site. Schools 5 Nagle Community School 199
When taking topography and street layout into north of the river and within the City Centre have 6 Christ King Secondary School 825
consideration they are outside walking distance. not been included. 7 Regina Mundi College 566
18 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City8 Social Infrastructure
1 km
2 km
4 7
10
1 3 6
9 3
8 5
2 1 5 4
2
6 proposed Primary School
7 proposed Secondary School
existing Primary School
existing Secondary School
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 198 Social Infrastructure
There are ten creche facilities within and proximate
to the site. Their location reflects neighbourhood/
district centres within Ballintemple, Ballinlough and
Blackrock. There are no creches in direct vicinity of
the site. The closest to ‘The Former Ford Distribution
Site’ are in south west direction:
• Stepping Stones Preschool (0.8 km; ref. 5)
• Pea Pods Childcare (1.0 km; ref. 3)
• The Shalom Montessori Preschool
(1.4 km; ref. 4)
1 Cheeky Cherubs Early Year Schools 8 Ardenza Childcare Ltd
2 Rockboro Preschool
20 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City8 Social Infrastructure
1
9
8
10
2 1 km
5
3
No. Name of facility 4
6
1 Cheeky Cherubs Early Year Schools
2 Rockboro Preschool
7
3 Pea Pods Childcare
4 The Shalom Montessori Preschool 2 km
5 Stepping Stones Preschool
6 Step One Preschool
7 Village Montessori
8 Ardenza Childcare Ltd
9 Scoil Ursula Preschool
10 Scoil Ursula Creche
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 218 Social Infrastructure
8.2 Health
The study area has been widened to include
facilities within a larger area. Medical centres and
GP services account for seven facilities, which are
all between the 1 km and the 2 km radius. Five
pharmacies have been identified with Ballintemple
Allcare Pharmacy nearest to the site within 600
metres. South Infirmary Victoria Hospital and St
Finbarr’s Hospital are located towards the City
Centre area in less than 2 km. The Mater Private
Hospital is located to the south east in 2.8 km.
1 South Infirmary Victoria University Hospital 9 Blackrock Hall Primary Care Centre (GPs)
1 Ballintemple Allcare Pharmacy
22 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City8 Social Infrastructure
No. Hospital
1 South Infirmary Victoria University Hos-
3
pital
MC 1
2 St Finbarr’s Hospital
No. Medical Centre +
3 Union Quay Medical Centre
4 Ivyville Medical Centre + 1 km
5 Avonlea Medical Centre
1 5
8 9 MC
6 City South GP 4 2 MC
MC
7 Aevum Clinic MC
+ + 5
8
9
Dundanion Medical Centre
Blackrock Hall Primary Care Centre
3
4
7
MC
+
(GPs) + + 2 km
No. Pharmacy 2
6
1 Ballintemple Allcare Pharmacy
MC
2 Douglas Rd Pharmacy
3 O'Sullivan's Pharmacy Ballinlough
4 Holland's Pharmacy
5 Skehard Pharmacy
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 238 Social Infrastructure
8.3 Sport and Recreation No. Green Spaces 16 Cork Constitution Football Club
The site is situated in close vicinity to the blue and 17 Ballinlough Pitch and Putt
1 Cork - Mahon Greenway
green ways associated with the River Lee and the 18 St Michael's Tennis Club
2 Shalom Park
Marina Park. It allows green infrastructure connec- 19 Blackrock GAA Club and pitch
3 Ballinlough Park
tivity on the Green Way via Blackrock and Mahon 20 Astro Turf Pitch
as far as Passage West. This 10 km stretch is to be 4 Beaumont Park
21 Mahon Golf Course
extended as far as Crosshaven and will provide a 5 Clover Hill Park
No. Swimming Pools
future link into the City Centre following the Lee 6 Sean Cronin Park
upriver as far as Iniscarra Dam. 7 Marina Park 22 The Gus Healy Swimming Pool
The expanse of parkland along the Marina, includ- 8 Atlantic Pond No. Playground
ing the new Marina Park (in construction) at Páirc 9 New Marina Park ( under construction)
Uí Chaoimh is of city-wide recreational value given 1 Shalom Park
No. Sports Facilities
its size and location beside the river.
Other large parks like Beaumont and Ballinlough 1 Shandon Boat Club
Park, tree lined streets and generous private amen- 2 Lee Rowing Club
ity areas compliment the green infrastructure in the 3 Páirc Uí Chaoimh
wider area. 4 Blackrock Rowing Club
Water based sports are within 300 metres reach of
5 Cork Boat Club
the site, with 4 rowing/boat clubs located along
6 Elite Fitness Cork
the stretch of the river as far as Blackrock.
7 Studio Fitness Cork
Several fitness and sports clubs are located in walk-
ing distance (0.5 km – 0.9 km) within the industrial 8 Miko Kickboxing Academy
area to the west of the site, including the Circus 9 Samson Martial Arts
Factory. 10 The Circus Factory
Tennis, hockey, soccer and GAA are all represent- 11 The Yoga Loft
ed with respective clubs and playing pitches to- 12 Cork Strength and Performance Centre
wards the periphery of the study area. A swimming 13 Páirc Uí Rinn
pool is in 1.6 km distance, Mahon Golf Club 2.1 km
14 Ashton Hockey Club
distance in southerly direction.
15 Ballinlough Tennis Club 8 Atlantic Pond
One playground has been identified near the City
Centre in Shalom Park, 1.4 km to the west.
24 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City8 Social Infrastructure
2 km
1 2
1 km
7
6 8
3 4 5
8 9 7
9
2 11 10 18
12 20
1
19
14 13
6
16
3 4
15 17
1
22
5
21
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 258 Social Infrastructure
8.4 Social and Community Centres/ The study area contains three community centres. part of the Society of African Missions and functions
They are located at the periphery of the study area as parish church for Blackrock Road parish.
Libraries/ Faith Groups
in Ballinlough, 1.1 km to the south west and two fa- A library is located in Douglas, outside the 2 km ra-
cilities are in Blackrock, in 1.7 km and 1.9 km dis- dius to the south. Cork City Library on Grand Pa-
tance to the east. rade is 2.4 km to the west of the site.
There is one youth facility, the Blackrock Scout Hall
in 1.7 km at the Marina in Blackrock.
Places of worship are within the Roman Catholic
parishes of Blackrock (St Michael’s Church) and
Ballinlough (Church of our Lady of Lourdes). St Jo-
seph’s SMA Church is closest to the site (700 m). It is
4 St Michael’s Church, Blackrock
3 Blackrock Scout Hall 1 St Joseph’s SMA Church Blackrock
26 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City8 Social Infrastructure
4 3
2
1
1 km
No. Social and Community Centres
1 Ballinlough Community Association
2 1
2 St Michael's Community Centre
3 Blackrock Scout Hall
No. Libraries
4 Douglas Library 2 km
No. Places of Worship
3
1 St Joseph's SMA Church Blackrock
2 Church of Our Lady of Lourdes
3 Cork Methodist Church and Ardfallen
Centre
4
4 St Michael's Church, Blackrock
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 278 Social Infrastructure
8.5 Arts and Culture The City Centre provides concert, cinema and en-
tertainment venues for all tastes. An Omniplex cine-
Large concert venues present with Páirc Uí Chao- ma is also part of the Mahon Point shopping centre.
imh and the Marquee (on site). The Circus Factory The location of the National Sculpture Factory is at
in 600 metres distance and the Cyclone Rep Thea- the entrance point to the South Docks in a former
tre Company in Blackrock (2.5 km) are alternative train station at the City Centre side.
cultural facilities. In prominent location is also the former Custom’s
House and bonded warehouses on the eastern tip
of City Island. It is part of the wider harbour area
and its rich industrial heritage which extends along
the South Docks. As one of the two most important
Existing Odlums and R&H Hall buildings
Georgian dock complexes outside Dublin it is of na-
tional and international significance together with
2 The Circus Factory
the former Ford Factory.
The South Docks also contains historic residen-
tial buildings and estates, especially the so called
‘Jewtown’ at Albert Street and Victorian Terrace
buildings on Victoria Road. Villas on Blackrock Road
contrast with the smaller scale vernacular buildings
and street scapes of historic village centres in Ball-
intemple and Blackrock.
Further points of historic interest are for example
Galwey’s Dundanion Castle and Dundanion House
and Castle within Marina Park, the old Railway Sta-
tion along the Greenway in Blackrock and Black-
rock Castle and Observatory, a late 16th-century
castle trading as an educational centre for sci- Sporting history and cultural importance especially
ence, engineering and technology. It provides a at Páirc Uí Chaoimh and Páirc Uí Rinn is another as-
visual entrance point at the mouth of the harbour pect of the diverse and contrasting heritage pres-
1 National Sculpture Factory on the east end of the estuary. ent in the South Docks and the wider area.
28 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City8 Social Infrastructure
4 Páirc Uí Chaoimh, (Concert Venue)
5 4
1 4 3
2 2
6
1
3
No. Culture and Heritage Facilities
1 km
1 National Sculpture Factory
2 The Circus Factory
3 Live at the Marquee
4 Páirc Uí Chaoimh, (Concert Venue)
5 Cyclone Rep Theatre Company
No. Built Heritage
5
1 Customs House and Bonded Ware-
2 km
houses
2 Navigation House
3 Jewtown
4 Georgian Docklands
5 Former Ford Factory
6 Old Railway Station Blackrock
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 298 Social Infrastructure
8.6 Convenience Retail No. Convenience Stores
The local centre in Ballintemple has two Patrick’s Street and the wider City Centre area are 1 Centra Carry Out Limited and Food-
convenience shops within 600 metres of the site. in 1.7 km west of the site. store
Four service stations with associated convenience 2 Basil
stores and one further shop on Blackrock Road are A Sunday market takes place at the Marina in 3 Menloe Stores
within the study area. Blackrock on Sundays throughout the year. 4 Marina Filling Station and O'Dono-
ghue's Shop
Three supermarkets are situated between 1.6 km 5 Top Oil
and 2.2 km distance from the site. 6 Maxol
7 Circle K
A shopping centre is in Mahon Point 3.3 km distance
8 Aldi
to the south east. Merchant’s Quay Shopping
Centre and shopping on Oliver Plunkett and St 9 SuperValu
10 Aldi
11 Blackrock Sunday Market
12 Merchants Quay Shopping Centre
13 Mahon Point Shopping Centre
12 Merchants Quay Shopping Centre 2 Basil 13 Mahon Point Shopping Centre
30 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City8 Social Infrastructure
12 1 km
City 9 2 km
Centre 8 4
1 3 11
7
2
5
10
6
9
13
Mahon
Point
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 318 Social Infrastructure 8.7 Other Services/ Facilities Post Offices, Credit Unions and Banks are a vital as- pect of Social Infrastructure. There are three Post Offices in the study area, the closest is Ballintemple Post Office in 600 metres distance from the site. Two Credit Unions are located at the south west fringe of the study area, one is in the Blackrock area in 2.1 km. There is one bank in the area in Ballintemple (AIB in 600 metres), however all bank branches have premises in the City Centre area, in approximately 2 km to the west of the site. 3 Ballintemple Post Office 5 Ballinlough Credit Union 7 AIB Ballintemple 32 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City
8 Social Infrastructure
€
1
3 7
€ €€
4 1 km
€
No. Post Offices
5 2
1 An Post Ballintemple € €
2 Ballinlough Post Office €
3 Ballintemple Post Office 6
No. Local Credit Unions 2 km
4 St Paul's Garda Credit Union
5 Ballinlough Credit Union
6 St Michael's Credit Union Ltd
No. Banks
7 AIB Ballintemple
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 339 Conclusion
The Development of ‘The Former Ford Distribution
Site’ is Part of the conversion of the South Docklands
from an industrial estate to a mixed-use Urban
Quarter that will eventually provide homes for 20,000
residents and 25,000 workspaces on 130 Hectares of
land. With evolving development, required facilities
and infrastructure must be developed in tandem
with changing demands.
‘It is proposed that public realm developments,
community services (including educational
facilities) and quality of life infrastructure will be
provided in tandem with each development phase
in order to cater for existing and future population.’
(SDLAP 6.2.3 Phasing Periods)
’13.81 (…) Two Neighbourhood Centres are
identified in the remaining hubs at Kennedy Spine
South (to the west) and the Marina (to the east).
These hubs will serve the local working and resident
populations and are also anchored by public
34 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City9 Conclusion
transport stops.
13.82 In addition, two new primary schools and a
post-primary school are proposed to provide for
the educational demands of Docklands. These
have been located both for ease of access to
immediate neighbouring facilities, having access
to secure open space and to the lands at Marina
Park.’ (Cork City Development Plan 2015-2021)
The SIA is to inform and support a strategy of active 8
uses within the development. Demands identified
9 7
for the Neighbourhood Centre are:
- Creche, Montessori School MC
€
+€€
- Community Facilities, playground 2
- Medical Uses
- Small scale retail
-
-
Café/ restaurant/ Cooking School/ Pub
Cultural Uses, Entertainment
+ €
1 km
The size of the site requires an innovative concept MC
for active ground floor and podium level uses to MC 3
4 MC
locate the development in its setting. Cultural uses MC
+
€ +€ €
can inform and define various zones and support an
active neighbourhood and unique distinctiveness. MC
+
The strategy should incorporate a timeline that
reflects a change in demands with a staggered
+ + 5 2 km
approach and flexibility in the layouts to allow
simple adjustments and changes. Amenity and
infrastructure facilities of regional significance such MC
as the new Marina Park, new Light Rail/ Bus corridor
and Páirc Uí Chaoimh are addressed accordingly
to promote active uses.
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 359 Conclusion
Cafe The proposed 1,002 residential units included in
the development create a vibrancy and demand
Gym
to populate non-residential units on ground floor
and podium level. The proposed functions support
modern, convenient urban living, but they do
also have the potential to anchor the scheme in
its setting. Cafes and shops will cater for adjacent
developments and visitors of the substantial
amenity facilities in the area.
Retail The proposed community spaces and some of the
residential amenity areas could play a special role
Crèche
to create a unique distinctiveness of the place and
engage with existing cultural, recreational and
leisure facilities like the Circus Factory, the National
Sculpture Factory, Music Venues and Theatre
Groups.
Medical
Massing Section - North Elevation
36 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City9 Conclusion
5. Pedestrian Street: Residential amenity:
A pedestrian environment, with uses including a
multi-purpose space, performance venue and
3. Local Centre: management suite
The Local Centre hub
2. Pedestrian Street: Residential is located beside the
amenity: future LUAS stop, and
A pedestrian environment, with it provides a childcare
uses including a childcare facil- facility and medical
ity, gymnasium, multi-purpose centre, as well as com-
space and management suite; mercial uses.
6. 6. Cultural Amenity: The
Local Centre:
5. tall building and the sur-
Active frontage at Greenford, Ealing, London rounding public space,
with views over the River
Lee, is a suitable envi-
ronment for a cultural
facility, which may have
Non-Residential Uses a maritime or industrial
1. Marquee Square: Com-
heritage theme.
munity Resource:
Commercial 2,288 m² 3.
A community resource
Medical 484 m² space is proposed on
Marquee Square, which 4.
Creche/ Montessori 954 m² will be a flexible space
suitable for local commu-
Communty Resource 767 m² nity groups; 2.
Total 4,493 m²
Additional Residential Amenity Spaces
4. New Square: Community
Residential Amenity 1,135 m² Resource:
A community resource
space is proposed on,
1. which will be a flexible
space suitable for local
community groups; Cultural & Community
Centre
Residential Amenity
Local Centre
Cultural Amenity
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 3710 Implementation
Implementation SIA Implementation phases
The expired South Docks LAP from 2008 included a The redevelopment of the South Docks requires
detailed implementation approach and elaborat- huge commitment, both from the public and pri-
ed strategies that are still applicable. vate sector. The scope to influence the overall de-
velopment for individual landowners or developers
The size of the South Dock development, provid- is mainly limited to their own lands, therefore con-
ing eventually homes for 20,000 residents and an tinuous coordination of private and public commit-
employment base for 25,000 people, leads itself to ments to the delivery of roads, water service, port
a phased implementation to ensure the most effi- relocation and associated infrastructure is required.
cient use of resources and the balanced incremen-
tal growth of the area. The time horizon was set out The targeted twenty-year development period
over a twenty-year period. was subdivided into the following phases:
It was highlighted that significant development of 1. Short term (year 1 – 7)
the south docks can readily begin at the eastern Key Developments: Infrastructure, Use Relocation,
end, due to the following factors: Public Transport and Further Studies
- Availability of lands for immediate 2. Medium term (year 8- 14)
development; Key Developments: Residential and non-residential
uses and social infrastructure including primary and
- No significant SEVESO restrictions apply; secondary schools
The short term phase needs to concentrate on the
- No dependence on Port relocation. 3. Long term (15 – 20) provision of key infrastructure elements and in se-
Key Developments: Remaining residential and quence, the development of the Eastern lands. An
All these factors are still valid and do favour the non-residential uses improved infrastructure capacity during the medi-
proposed development. um and long term phases will thus unlock other key
parcels of land for development.10 Implementation
Implementation strategy for the site:
In accordance with the Cork City Development
Plan and the zoning map, the development pro-
vides parts of the Neighbourhood-Centre for the
eastern part of the South Docks, which includes cul-
tural and leisure facilities, convenience retail, bars
and restaurants, gym and creche.
The provision of primary and secondary schools
was scheduled in the medium term phase, recog-
nising that relevant numbers of students will only
occur with the provision of sufficient numbers of
residencies. post-primary
In relation to the delivery of schools and other ed- school Site
ucational facilities, consultation between Cork City
Council and the Department of Education are
ongoing. The timing of the provision of a primary primary
school for the South Docklands will be linked to the school
phasing of the delivery of family sized units in the
scheme i.e. units of at least 2 bedrooms and larger.
The schools will be provided on lands zoned within
the South Docklands in consultation with the De-
partment of Education.
With further residential developments to proceed
on adjacent lands enrolment numbers will rise to
justify investment for the schools on lands within the
relevant zoning in the medium term development
Site works for Marina Park development have start- City Centre and Docklands Zoning Objectives
phase.
ed in March 2020. Cork City Development Plan 2015-2021
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 39Appendix
A1 Education/ Training
No. Primary School Roll No. Gender Ethos Students Address Distance
2019/20 from site
1 Our Lady of Lourdes National School 17313P girls catholic 234 Ballinlough Rd, Ballinlough 1.4 km
2 St Anthony’s National School/ SN Naomh 12203G boys catholic 780 Beechwood Park, Ballinlough 1.3 km
Antaine
3 Ballintemple National School 15781P mixed catholic 234 Crab Lane, Ballintemple 0.6 km
4 Scoil Naisiunta Barra Naofa Cailini/ Beau- 19232C girls catholic 260 Woodvale Rd, Beaumont 1.3 km
mont Girls NS
5 Scoil Barra Naofa Bhuachaili/ Beaumont Boys 19231A boys catholic 286 Beaumont, Cork 1.3 km
NS
6 Scoil Naomh Micheal 18388F mixed Church of Ireland 104 Church Rd, Blackrock 1.4 km
7 Scoil Ursula Primary School 05940D mixed catholic 208 Blackrock 1.8 km
8 Rockboro Primary School (fee paying) n/a mixed multi-denomina- 88 Boreenmanna Rd, Ballintemple 1.6 km
tional
9 Scoil Aisling, Special School 20331L mixed not stated 36 Boreenmanna Rd, Cork 1.1 km
10 School of the Divine Child, Special School 18483W mixed not stated 36 Lavanagh Centre, Ballintemple 0.5 km
No. Post Primary School Roll No. Gender Ethos Students Address Distance
2019/20 from site
1 Colaiste Daibheid 71124S mixed inter-denomina- 209 Sawmill St, Ballintemple 1.9 km
tional
2 Colaiste Chriost Ri 62560O boys catholic 575 Capwell Rd, Turner's Cross, Cork 1.9 km
3 Ashton School 81008W mixed Church of Ireland 526 Blackrock Rd, Cork 1.0 km
4 Ursuline Secondary School 62650P girls catholic 243 Blackrock, Cork 1.7 km
5 Nagle Community School 71110H mixed inter-denomina- 199 Mahon, Blackrock 2.8 km
tional
6 Christ King Secondary School 62692I girls catholic 825 Half Moon Ln, South Douglas Rd, Cork 2.2 km
7 Regina Mundi College 62691G girls catholic 566 Endsleigh, Douglas Rd 1.8 km
40 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork CityAppendix No. Name of facility Address Com/ Private Distance 1 Cheeky Cherubs Early Year Schools Cork City Council Workplace Creche, Civic Offices, Eglington Street private 1.7 km 2 Rockboro Preschool Rockboro School, Booreenmanna Rd private 1.6 km 3 Pea Pods Childcare Boreenmanna Rd private 1.0 km 4 The Shalom Montessori Preschool Ballinlough Community Centre private 1.4 km 5 Stepping Stones Preschool Elderwood, Boreenmanna Rd private 0.8 km 6 Step One Preschool Scoil Barra Naofa, Beaumont private 1.4 km 7 Village Montessori Skehard Rd, Blackrock private 1.6 km 8 Ardenza Childcare Ltd Church Rd, Blackrock private 1.5 km 9 Scoil Ursula Preschool Scoil Ursula, Blackrock community/voluntary 1.9 km 10 Scoil Ursula Creche Scoil Ursula Primary School, Blackrock community/voluntary 1.9 km SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 41
Appendix A2 Health No. Hospital Address Distance from the Site 1 South Infirmary Victoria University Hospital Old Blackrock Rd 1.7 km 2 St Finbarr's Hospital Douglas Rd 1.7 km 3 Mater Private and VHI Swiftcare Clinic City Gate, Mahon, Cork 2.8 km No. Medical Centre 4 Union Quay Medical Centre Carpark, 1A Union Quay 1.8 km 5 Ivyville Medical Centre 1 Douglas Rd 1.7 km 6 Avonlea Medical Centre Boreenmanna Rd 1.0 km 7 City South GP Suite 1A, Ardfallen Medical Centre, Douglas Rd 1.8 km 8 Aevum Clinic 74 Skehard Rd 1.8 km 9 Dundanion Medical Centre Church Rd, Blackrock 1.5 km 10 Blackrock Hall Primary Care Centre (GPs) Blackrock Hall Primary Care Centre, Blackrock 2.2 km No. Pharmacy 1 Ballintemple Allcare Pharmacy 1 Maryville, Ballintemple 0.6 km 2 Douglas Rd Pharmacy Ballinlough 1.7 km 3 O'Sullivan's Pharmacy Ballinlough 2 Oakfield Lawn, Ballinlough 1.1 km 4 Holland's Pharmacy Churchyard Lane, Ballinlough 1.4 km 5 Skehard Pharmacy Skehard Rd, Mahon 2.0 km 6 Phelan's Pharmacy Skehard Rd, Blackrock 2.2 km 42 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City
Appendix
A3 Sport and Recreation
No. Green Spaces
1 Cork - Mahon Greenway Marina Park to Mahon to Rochestown 0.2 - 4.0 km
2 Shalom Park Marina Terrace, Ballintemple 1.4 km
3 Ballinlough Park 15-16 Boreenmanna Rd, Ballintemple 0.9 km
4 Beaumont Park 3 Upper Beaumont Dr, Beaumont 1.1 km
5 Clover Hill Park Skehard Rd, Mahon 1.7 km
6 Sean Cronin Park Mahon 2.6 km
7 Marina Park Blackrock 1.4 km
8 Atlantic Pond Ballintemple 0.6 km
9 New Marina Park ( under construction) 0.3 km
No. Sports Facilities
1 Shandon Boat Club and Naomhhóga The Marina, Ballintemple 0.4 km
Chorcaí
2 Lee Rowing Club The Marina, Ballintemple 0.3 km
3 Páirc Uí Chaoimh An Mhuiríne, Ballintemple 0.3 km
4 Blackrock Rowing Club The Marina, Ballintemple 1.9 km
5 Cork Boat Club Castle Rd, Blackrock 2.0 km
6 Elite Fitness Cork Marina Commercial Park, G2 Centre Park Rd, Ballintemple 0.6 km
7 Studio Fitness Cork Unit G9, Marina Commercial Park, Centre Park Rd, Ballintemple 0.5 km
8 Miko Kickboxing Academy Centre Park House, Centre Park Rd, Ballintemple 0.7 km
9 Samson Martial Arts Centre Park House, Centre Park Rd, Ballintemple 0.6 km
10 The Circus Factory Centre Park House, Centre Park Rd, Ballintemple 0.7 km
11 The Yoga Loft Monaghan Rd, Ballintemple 0.9 km
12 Cork Strength and Performance Centre Monaghan Rd Industrial Park, 19 Monaghan Rd, Ballintemple 0.6 km
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 43Appendix 13 Páirc Uí Rinn Boreenmanna Rd, Ballintemple 0.9 km 14 Ashton Hockey Club Boreenmanna Rd, Ballintemple 1.2 km 15 Ballinlough Tennis Club Ballinlough Rd, Ballintemple 1.1 km 16 Cork Constitution Football Club Templehill, Churchyard Ln, Ballintemple 1.1 km 17 Ballinlough Pitch and Putt Ballinlough, Cork 1.1 km 18 St Michael's Tennis Club Church Rd, Blackrock 1.4 km 19 Blackrock GAA Club and pitch Church Rd, Blackrock 1.6 km 20 Astro Turf Pitch Ursuline's Girls Secondary School, Blackrock 1.8 km 21 Mahon Golf Course Skehard Rd, Blackrock 2.1 km No. Swimming Pools 22 The Gus Healy Swimming Pool Nursery Drive , Ballinlough 1.6 km No. Playground 1 Shalom Park Marina Terrace, Ballintemple 1.4 km 44 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork City
Appendix
A4 Social and Community Centres/
Libraries/ Faith Groups
No. Social and Community Centres Address Distance from Site
1 Ballinlough Community Association 12 Bluebell Rd, Inchicore, Dublin 12 0.8km
2 St Michael's Community Centre Davitt Rd, Goldenbridge, Drimnagh, Dublin 12 1.9km
3 Blackrock Scout Hall 53A Keeper Rd, Crumlin, Dublin 12 2.7km
No. Libraries
4 Douglas Library Percy French Rd, Walkinstown, Dublin 1.5km
No. Places of Worship
1 St Joseph's SMA Church Blackrock Society of African Missions, Blackrock Rd, Ballintemple 0.7 km
2 Church of Our Lady of Lourdes Ballinlough Rd, Ballintemple 1.2 km
3 Cork Methodist Church and Ardfallen Nursery Drive Ballinlough 1.6 km
Centre
4 St Michael's Church, Blackrock 204 Blackrock Rd, Blackrock 1.6 km
A5 Arts and Culture
No. Culture and Heritage Facilities Address Distance from site
1 National Sculpture Factory Albert Road, Ballintemple 1.6 km
2 The Circus Factory Centre Park Road, Ballintemple 0.6 km
3 Live at the Marquee Marquee Rd, Ballintemple 0 km
4 Páirc Uí Chaoimh, (Concert Venue) An Mhuiríne, Ballintemple 0.5 km
5 Cyclone Rep Theatre Company Heritage Business Park, Bessboro Rd, Blackrock 2.5 km
SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 45Appendix
No. Built Heritage Address Distance from site
1 Customs House and Bonded Ware- Custom House Quay, Centre, Cork 1.6 km
houses
2 Navigation House Albert Quay, Ballintemple 1.5 km
3 Jewtown Albert Rd, Ballintemple 1.4 km
4 Georgian Docklands Albert Quay, Kennedy Quay and surrounds 1.5 km
5 Former Ford Factory South Docklands 0.5 km
6 Old Railway Station Blackrock Greenway, Blackrock 1.5 km
A6 Convenience Retail
No. Convenience Stores Address Distance
1 Centra Carry Out Limited and Foodstore 2 Maryville, Ballintemple 0.6 km
2 Basil Ballintemple 0.6 km
3 Menloe Stores Blackrock Rd, Ballintemple, Blackrock 1.2 km
4 Marina Filling Station and O'Donoghue's Shop Victoria Rd, Monaghan Rd, Ballintemple 1.2 km
5 Top Oil South Link Rd, Ballintemple 1.6 km
6 Maxol Boreenmanna Rd, Ballintemple 1.0 km
7 Circle K Blackrock Rd, Blackrock 1.4 km
8 Aldi Eglington St, Centre, Cork 1.6 km
9 SuperValu Scally's SuperValu, Skehard Rd, Mahon 2.0 km
10 Aldi Blackrock Ave, Mahon 2.2 km
11 Blackrock Sunday Market Marina, Blackrock 1.7 km
12 Merchants Quay Shopping Centre Merchant's Quay, Patrick's St, Oliver Plunkett St. Area 1.9 km
13 Mahon Point Shopping Centre Mahon 3.4 km
46 December 2020 Centre Park Road ‘The Former Ford Distribution Site’, Cork CityAppendix € A7 Others No. Post Offices Address Distance 1 An Post Ballintemple Elizabeth Terrace, 17a Albert Rd, Ballintemple 1.3 km 2 Ballinlough Post Office 2 Oakfield Lawn, Ballinlough 1.0 km 3 Ballintemple Post Office Mathew Place, 12 Blackrock Rd, Ballintemple 0.6 km No. Local Credit Unions 4 St Paul's Garda Credit Union Boreenmanna Rd, Ballintemple 1.5 km 5 Ballinlough Credit Union Ballinlough Rd, Ballinlough 1.2 km 6 St Michael's Credit Union Ltd Skehard Rd, Blackrock 2.1 km No. Banks 7 AIB Ballintemple Blackrock Rd, Ballintemple 2.0km SOCIAL INFRASTRUCTURE AUDIT McCutcheonHalley Planning Consultants 47
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