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Making Cork A Destination City
A Unique Partnership – A Unique Opportunity
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St. Finnbarre’s Cathedral, part of the Cork Tourist Route and located close to the proposed new Brewery Quarter site.
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Proposal Contents 1. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 2. The Team
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3. History & Significance of the Site 4. Urban Design Approach 5. Design Brief
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6. Design Approach . . . . . . . . . . . . . . . . . . . . 35 7. Team Profiles
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“This site presents an opportunity to provide that much needed “must see attraction” for Cork. A unique Quarter of multifunctional living space sensitive to and informed by its historical and archaeological past built around a framework providing a social and economically viable project.”
The Beamish & Crawford Counting House as it currently stands today.
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Intro du cti o n
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Overview of proposed new development site.
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INTRODUCTION BAM is pleased to be invited to make a submission to become Development Partner with Heineken Ireland to develop the site of the Beamish & Crawford Brewery in Cork. Every so often the opportunity emerges in a city to create a unique and distinct quarter linking a City’s historical and cultural past to its future and to provide that vital ingredient to make the City a Destination City. The Beamish & Crawford site located as it is in the City centre but also most importantly on the site of the original old City presents such an opportunity.
The team has researched the project in great detail to prepare our submission and the accompanying document ‘Brewery Quarter’ outlines the historic and archaeological importance of THE
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the site, the planning/development constraints and possibilities which form the foundation of our vision for the development.
BAM has assembled a team whose combined talent and experience reflects our interest in the project and our ambition to deliver a unique sustainable and commercially viable project for Heineken and for Cork City. The team including Architects Scott Talon Walker and Jack Coughlan Associates, specialist Tourist and Cultural Heritage advisors CHL Consulting, Archaeologist Maurice Hurley and Planner Brian Archer each bring a critical expertise to the team. This combined with BAM financial strength and worldwide Property Development and Construction experience will provide Heineken with the ideal partner to deliver a unique and commercially viable project. BAM will add other skills as required to the team as the scheme develops.
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Close up detail of the clock-tower of the Counting House.
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“We see the site as a hub through which the City Centre can be connected from Grand Parade through the Christ Church Bishop/Lucey Park and Tuckey Street area across to the unique landmarks of St. Finnbarre’s Cathedral, Elizabeth Fort, Crawford and Probys Quay”
OUR VISION – AN OPPORTUNITY TO MAKE CORK A DESTINATION CITY This site presents an opportunity to provide that much needed
There will be a particular emphasis on cultural and tourist related
“must see attraction” for Cork. A unique Quarter of multifunc-
activities with a proposal for a Micro Brewery and a ‘History of
tional living space sensitive to and informed by its historical and
Brewing in Cork’ Museum to acknowledge the sites significance
archaeological past built around a framework providing a social
as part of ‘Old Cork’ City and its long brewing tradition.
and economically viable project.
A view of Tuckey Street, Cork which is located opposite the existing Beamish & Crawford site.
The space will be developed in sympathy with the original Streets and Lanes providing a mix of high end shops cafes and entertainment outlets focused towards tourism but essentially providing a commercially viable living city environment. Residential units and associated services will be provided in keeping with its historical uses and to ensure year round activity.
A proposal for a Microbrewery and historical museum for the site.
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“interconnectivity will be achieved by providing shared space for pedestrians and cyclists and limited cars and by installing footbridges across the river at selected locations.” The team did consider a ‘must visit’ type single attraction for
with cast iron columns will be retained and complemented by
part of the site. Ideas such as a Ferris Wheel or Viewing Tower
striking modern architecture. Part of the concept could include
were considered and we do suggest retaining a space within
using the existing Vats for rainwater harvesting to feed features
the development for such a future possibility.
in public spaces.
Portable Ferris Wheel as used in Belfast.
Photo of the exterior of the Counting House at the Beamish & Crawford site.
However we believe developing a unique city
We see the site as a hub through which the City Centre can
quarter which wraps cultural commercial and
be connected from Grand Parade through the Christ Church
tourism activities together provide the multi-
Bishop/ Lucey Park and Tuckey Street area across to the unique
plicity of uses that collectively will provide the
landmarks of St Finnbarre’s Cathedral, Elizabeth Fort, Crawford
‘must visit’ element to the site.
and Probys Quay. This interconnectivity will be achieved by providing shared space for pedestrians and cyclists and limited
Social economic and environmental sus-
cars and by installing footbridges across the river at selected
tainability is at the forefront of our idea
locations. This concentration of footfall through the site will
for the development. Existing buildings
ensure the commercial viability of the development.
particularly the Counting House and the Mash Loft, Cellars and storage areas
Our vision for the site is expanded in some detail in the following pages and the team looks forward with great enthusiasm to
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A visually low impact viewing Tower may also serve as a viable ‘must visit’ attraction for the development.
being Heineken’s partner in this unique development.
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T h e Team
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BAM brings a broad experience of Property Development and Construction from a diverse International Group with Head Office in Bunnik Holland and activities worldwide. The Group has been active in the Cork area for fifty years and has delivered some of the most important buildings in the area including in recent times, Cork Airport New Terminal, County Hall Refurbishment, County Library, Courthouse Refurbishment. International projects of note include the Heineken Experience in Amsterdam (BAM Techniek M&E), Refurbishment of Heineken Corporate HQ in Amsterdam (BAM Utiliteitsbouw with BAM restoration specialist Schakel & Schrale). Waterways in Glasgow, Brindley Place Birmingham. BAM PPP has delivered design finance and operate projects in Ireland and abroad with values in excess of €500m. The Group has the expertise vision and financial strength to ensure this project is delivered successfully for Heineken. See page 52 for full profile.
Scott Tallon Walker Architects brings the design experience and talents of one of the best known Architectural Practises in the state. The company has been involved in delivering many iconic projects in the Healthcare, Education, Public Sector and Refurbishment/Conservation fields. Their vision for the site is unique and exciting and they have the resources to make the vision a reality. See page 53 for full profile.
STW & BAM Working Together • Pavillion 1&2, Dun Laoghaire. Completed mixed use development, that had significant impact on the urban regeneration of Dun Laoghaire. Inclusive of Bar, Retail, Theatre and Residential Units. • Western Gateway Building, University College Cork. Recently completed 25,000 sq m of research and teaching space, bringing UCC firmly into the 21st Century. • New Marymount Hospice at Curraheen, Cork, Currently on site. • Sullivans Quay Cork. Planning Permission achieved on important city centre site, along south channel river corridor, with high urban design content.
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Conservation Architect
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As a Conservation Architect. JCA has been involved in many sensitive developments in Cork City both in a development role and also as an advisor to Cork City Council. JCAs role will be to ensure the development of the site is approached in a sensitive but practical manner. Archaeological advise will be provided to JCA and the Group by Maurice Hurley – a well respected archaeologist with intimate knowledge of Cork city. Maurice was City Archaeologist for many years and was involved in investigation works in nearby sites. See page 54 for full profile.
Having been involved in studies and strategic planning for a wide range of tourist and cultural projects for Arts Council, DDDA, Titanic Quarter, Heritage Council, Failte Ireland among others CHL is uniquely positioned to identify and assess the socioeconomic impact of potential cultural and tourism uses for this unique site. See page 55 for full profile.
With a lifetime of experience in Planning matters in Cork, Brian will provide guidance on the site possibilities in line with City plans and city aspirations. See page 56 for full profile.
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“...we believe developing a unique City Quarter which wraps cultural commercial and tourism together provides the best opportunity for commercial viability and can be a fundamental building block for any future ideas for the site�
Views of the historic Elizabeth Fort stone walls and St. Finnbarre’s Cathedral taken from the South Gate Bridge, Cork.
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Histo ry & S i g ni f i c a n c e o f th e S i te KEY POINTS • Located within the medieval walled city and its surviving brewery buildings • In Primary Zone of Archaeology within Cork City • The medieval street lanes will inform the urban grain of the new Brewery Quarter • The buildings from the Counting House to the river will be retained • Old brewery spaces offer a great opportunity for the creation of a unique complex
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HISTORY AND SIGNIFICANCE OF
THE
SITE
The site lies within the former walled city of Cork, along the
An extensive collection of original material, including architects’
central spine of the medieval city at South Main Street, and
and engineers’ drawings, survive for the site in the Cork Archives
so has a considerable history of continuous occupation. Up to
Institute, meaning that the architectural development of the site
the eighteenth century, the site was occupied by a series of
is well understood and less conjectural than other similar sites.
narrow lanes and alleyways, running west of South Main Street,
This information charts the various stages of development of
which were densely populated by residential buildings. The
the site by the brewery, from early animal-powered engines,
more recent history of the site is dominated by the Beamish and
through to steam engines for the production process, with
Crawford Cork Porter Brewery, one of the most significant
significant refurbishment taking place in 1865-8. The brewery
industrial concerns in the city’s history. A
had expanded to reach its greatest footprint by the 1880s, with
Porter Brewery is understood to have first
all of the laneways off South Main Street having been subsumed
been established on the site in 1715, which
into the site by this stage.
was then purchased by William Beamish and
Map detail of site from 1893.
Present day exterior frontage of the Counting House.
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William Crawford in 1791. Porter production
Today the surviving eighteenth and nineteenth century brewery
began from the site in 1792, and the scale of
buildings form a central block on the site, bounded by the former
the output from the brewery was of national
grains yard to the east (which has the well-known Mock-Tudor
significance: it was the largest brewery in
Counting House facade onto South Main Street), and the former
Ireland until 1833.
vat room to the south-west.
In the decking over the main mash loft there are the remains of four coppers, two of which are complete. The significance of the site, lies in its location within the medieval
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walled city, in the surviving brewery buildings, which may be considered to have both historical and architectural significance, and in the surviving industrial equipment housed within those buildings. The fact that the site is significant on a number of levels means that its future development will be the subject of interest to planning authorities and other bodies on archaeological, historical, architectural and industrial history grounds. 19th Century panorama of the brewery.
“The significance of the site, lies in its location within the medieval walled city, in the surviving brewery buildings, which may be considered to have both historical and architectural significance, and in the surviving industrial equipment housed within those buildings.” There are further surviving eighteenth century buildings to the western half of the site, and a later malt-milling tower, mash loft, and a range of two-storey buildings abutting the western river wall. The Counting House building is listed on the Record of Protected Structures in Cork City Council’s Development Plan. It is described as 'Half-timbered frontage to Beamish and Crawford Brewery' PS 330. It is likely that the protection afforded this building extends to the rest of the historic structures on the site as they lie within the curtiliage of the protected structure. The Counting House is also listed in the National Inventory of Architectural Heritage (NIAH) Reg. No. 20514018. Other neighbouring structures listed in the NIAH include Clarke’s Bridge Reg. No. 20503247 and South Gate Bridge Reg. No. 20515065. A number of significant surviving pieces of industrial machinery survive within the buildings on this part of the site, including the uniquely intact range of late nineteenth and early twentiethcentury screening and milling plant in the malt milling loft, as well as a very large cast-iron plate water storage reservoir on the roof of the former cleansing cellar No. 2 building. There are also a number of surviving early mash tun base plates in the main foyer of the present brewery (Counting House), with one late nineteenth century mash tun surviving in situ.
19th Century mash tun located to the rear of the Counting House.
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ARCHAEOLOGICAL RESOURCE OF THE SITE Preservation of Archaeological Remains in Situ
“In the interest of sustainability impacts on buried archaeological environment should be avoided where possible in accordance with national policy. For this reason developments that do not compromise the in situ record of the past will be encouraged. This is most effectively achieved by the refurbishment of existing buildings in situations where it is possible to retain the greater part of existing structures without the need for new foundations.” Cork City Development Plan (2004). Policy BE (p.71).
The site lies within the Primary Zone of Archaeology within Cork City, which is a Recorded Monument (RMP CO74: 34/01). The City Wall (also a Recorded Monument RMP CO74: 34/02) which follows the line of the river has additional legal protection under the National Monument Acts. Below ground archaeological content on the site, c. 3m of strata (layers) dating from the mid 11th century – 17th century are
Outline map of principle archaeological features within walled city (note location of St. Laurence’s Church)
likely. This is based on evidence from an adjacent site in Cork City (opposite site of South Main Street, Hanover Street and
Specific Archaeological investigations on the Beamish and
Cork Main Drainage trenches in South Main Street.
Crawford site e.g. the city wall at Lambley’s Lane (Cleary 1987) and site testing by Gina Johnson (1997), Tony Cummins (1998)
The site of St. Laurence’s Church is also believed to lie within
and Florence Hurley (2007) indicate that archaeological remains
the site, this is a Recorded Monument (RMP CO74: 34/11).
survive to within c. 1m of the modern surface.
No element of this archaeological resource stands above the ground. Parts of the City Wall are incorporated in the existing
The test trenches appear to only have been excavated to a depth
quay wall.
of c. 1m below the surface (G. Johnson), 0.6m by T. Cummins and c. 1.5m by F. Hurley. Florence Hurley’s work was confined
All indications from adjoining sites (Bishop Lucey Park, Franilla
to an area in the northwest of the site close to the city wall, while
Site (Sir Henry’s), City Car Park and Hanover Street) are that over
Johnson and Cummins tested in the southwest where new
3m of cultural layers (archaeological stratigraphy) lie beneath
tanks and pipes where built.
the surface of the entire site.
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1545 Plan of Cork City showing the walled city surrounded by marshes (note location of tower, indicated with red arrow).
Overall approx three-quarters of the site has never been archae-
Obviously potential exists at the Beamish and Crawford site
ologically tested in any form.
for the retention of some existing buildings. Retention and refurbishment where possible will provide an opportunity for
We can base our understanding of lower levels on evidence
conservation of significant historic buildings or elements thereof.
from adjacent sites. The lower levels are likely to be organic strata (wooden houses etc) of Viking Age. Testing is important to ascertain to what depth and in what areas modern disturbance has taken place i.e. as the archaeological strata may already have been compromised/removed from the upper levels (as found in most of the testing listed above). Preservation in situ of archaeological strata is the preferred option of the Department of Environment, Heritage & Local Government, that is the non disturbance of archaeological material. This policy was indorsed by the Cork City Development Plan (2004). Policy BE (p.71). c.1587 Plan of Cork City from the Pacata Hibernia (note position of towers indicated with red arrows).
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Rocque’s Map of 1773.
Cork City Walls seen here at nearby Bishop Lucey Park.
CONSERVATION APPROACH
As well as the Protected Structures other buildings on site
Historic Urban Setting
have industrial archaeological significance and (perhaps more
The medieval street lanes with their burghage plots will inform
intangible) generally cultural significance. In particular the long
the urban grain of the new Brewery Quarter. The memory of this
standing identity of the site as a Brewery to the local popula-
street pattern appears to be carried through to recent times in
tion.
the present building forms and lines. These strips, which run in an East West direction, bring character to the site. Rocque’s
Any archaeological excavation necessitated by new foundations
map of 1773 indicates the medieval street pattern, while the line
will create archaeological knowledge.
of these streets survives in the building plots identified on the
With regard to new structures basements should be avoided as
Goad Fire Insurance map of 1915.
a first principle and only considered where critical for the success of the development. Areas where basements are proposed must be fully excavated and this is likely to be expensive as it will also involve conservation of organic artefacts. A proportion of new build with some areas requiring excavation and some engineering foundations to achieve the possible spans over undisturbed ground is likely. In terms of industrial archaeology some important artefacts remain in situ, such as the mash tuns, one with its copper still intact made by Llewellyns and James of Bristol, which dates to around 1883. It is intended that these artefacts, so important to the site, will be on public display. The coppers are located immediately behind the counting house. Goad’s Fire Insurance map of 1915.
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Much of the building stock identified in the 1915 map survives.
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The names of the former laneways could be marked on paving within the new urban quarter. Laneway names such as St. Lawrence’s Lane, Lovet’s Lane, Cremer’s Lane, Allen’s Lane,
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Franklin’s lane, Lambley’s Lane and Bridge’s Lane are a testament to the rich urban grain that once existed on the site, which the creation of a new urban quarter on the site will reflect. The pattern of medieval laneways – Lambley’s Lane in particular has potential to connect the site with Oliver Plunkett Street via Tuckey Street. Views of adjacent Elizabeth Fort and St. Finnbarre’s Cathedral.
At a larger scale the relationship of the site to the city, and in particular to the adjacent St. Finnbarre’s and Elizabeth Fort, is important. The project will make reference to the existence of the South Gate to the walled city of Cork by reinstating the built edge.
Buildings of Significance The buildings of significance proposed to be retained are those 1st Edition Ordnance Survey Map 1843.
in line from the Counting House to the river. Most of the surviving buildings in the complex are eighteenth and nineteenth century. The surviving historic building forms and function describe the brewing activity which for so long was key to this site, for example the Cask store and bottling plant at rivers edge, which were located for ease of access to water transport. The river elevations have significant character as they front the large volumes which loom behind. The rhythm of openings describes the industrial processes of brewing, while some openings are irregular, describing the activity of loading and unloading from the water. It is intended to integrate these facades and building forms into the new development. This integration
Late eighteenth century illustration by Nathaniel Grogan of the South Gate Bridge and the South Gate Prison on the northern side of the bridge.
extends also to the internal building fabric where it is hoped to retain the Queen-Post timber roof structure and cast-iron columns of the Mash Loft. It should be noted, however, that
The site frontage onto South Main Street, which had gradually
alterations, modifications of openings and fabric will be possible
lost its historic urban streetscape as the industrial brewing site
within the context of an overall conservation approach.
developed, will be restored to a more appropriate streetscape. With the exception of the open space in front of the Tudor
This history of the function of the site will be continued and
façade, the new buildings are intended to front South Main
respected in the mixed use development, with the key to this
Street and be actively entered from the street.
being the micro-brewery function which may be housed within the Mash-loft / Malt-Milling tower complex.
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The emphasis will be on the reuse of existing fabric rather than replacement. The majority of historic building stock will be retained comprising the cleansing cellars and mash lofts. Conservation work will be carried out on the basis of restoration of like-for-like materials. Stonework for repair will be sourced to match the original Cork limestone and sandstone. Original pointing techniques will be used. Roof elements such as slated finishes and timber trusses, cast-iron roof water reservoirs will be retained and integrated into the new design as these elements retain the character to the site. Original kiln designs for Beamish & Crawford Ltd., Cork.
CONSERVATION & DESIGN – AN OPPORTUNITY The several high volume series of spaces that make up the
New floors to maximise the floor space will also strengthen the
remnants of the old brewery offer a great opportunity for the
structure. Alternatively new independent structures may be
creation of a unique complex of a significant scale.
dropped into the retained shell and linked to new or existing floor levels.
Having a full understanding of the significance of the structure allows the designer to exploit the spaces with confidence. The original plan form of the mill buildings will be retained where new rooms will be modern interventions within the existing shell.
Sectional view of the a proposed internal layout scheme.
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Proposed Site Plan Layout
Advantage will be taken of the existing circulation pattern to
The roofs where already modified may be removed with new
provide an optimum circulation – both horizontal and vertical.
roofs penetrating the existing profile. This will address the some-
The resolution of the circulation will present opportunities to
what confused presentation of roofs to the river at present.
create an atrium in the building to full height to accommodate
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lifts and escalators which in turn may be linked to horizontal
New uses within the building will add life to the façade to the
circulation of the overall complex at several levels. This atrium
river – one of the most significant elements of the building. They
will allow natural light and ventilation into the centre of the
may be adapted with restraint.
building and become the focus of various uses at upper levels. The quality of this space and the circulation will enhance the
The number of surviving early mash tun base plates and
capacity of the upper floors to be utilised. An example of the
the remains of coppers will be on display similar to those in
type of space that may be created is indicated in Seattle’s Music
The Heineken Experience in Amsterdam.
Experience Project.
Interior view of Seattle’s Music Experience Project.
The Heineken Experience Building in Amsterdam. M&E works by BAM.
The high solid walls separating the series of parallel spaces have a number of large opes blocked up which may be reopened. The existing structures may be adapted. The use of modern materials will contrast with the stone and brick construction of the existing building fabric. The emphasis will be on the reuse of existing fabric rather than replacement. The majority of historic building stock will be retained comprising the cleansing cellars and mash lofts.
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“Having a full understanding of the significance of the structure allows the designer to exploit the spaces with confidence. ”
C O R K C I T Y, I R E L A N D
Because of the overall reconfiguration of the interior, fire safety,
On a smaller scale, another JCA project for Cork City Council,
universal access, and services will be to contemporary stan-
close to the Beamish site, is the Wandesford Quay Gallery
dards.
and Studios where the building with little intervention has been converted to a series of artist studios, print shop and gallery run
There are many examples where such structures have been
by a co-operative.
adapted to new uses. The retention of the old immediately presents a character and setting which gives credibility to new
Another example is the Modern Art
enterprise.
gallery in Sao Paulo where new bridges through the spaces allow the retained
Among the examples indicated is JCAs Lifetime Lab which was
structure to be adapted to its new use.
the former Cork City Waterworks converted into an interactive sustainable energy centre. A number of buildings were retained-
The retained brewery buildings present
with specific plant retained and interactive exhibition centred in
an opportunity for bright contemporary
spaces – to allow the original building to be remain readable.
spaces with character creating a dynamic
New circulation interventions allowed the building complex to
centre to the overall quarter.
meet current standards of access.
Modern Art Gallery, Sao Paulo, Brazil
The Lifetime Lab located at Cork City Waterworks.
Wandesford Quay Gallery & Studios, Cork.
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Entrance to the Cork City Waterworks.
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Ur ba n D esi g n A p p ro a c h KEY POINTS • Impressive River Lee location permeates through the site • Light modern architectural expression juxtaposed with re-use of significant heritage buildings • Flexible design solution adaptable to cultural, retail and business uses
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PLANNING CONTEXT
The site comprises an unique area of circa. 4.2 acres which formed the south-western most section of the ancient walled city of Cork. It is the last remaining substantial area of potential redevelopment within the old city walls on which no planning commitments have been registered. The planning constraints on development will be: a) City Planning Policy b) City Planning, Specific Objectives a) Cultural b) Historical c) Archaeological City Plan recognises that the future of the Brewery Site is about to change and anticipates redevelopment which would provide benefits to the public realm.
Although it is not seen as an opportunity site in the present plan, the basic policy is that it be developed for mixed uses appropri-
The general Planning Policy is that the site is part of the City
ate to its central island location and that the street levels be
centre retail core.
reserved primarily for high order retailing. Large scale convenience shopping would not be encouraged. A high standard of architectural design is a basic requirement of City Council Policy. Mixed uses which would be required or encouraged would include Residential, Office, Entertainment, Cultural as well as comparison retail. Specific policy objectives require that a public park be located at the extreme southern end of the site, adjacent to the River Lee. In addition, there will be a setback of 10 meters from the river to any built structure, with some limited exceptions.
A view of the current streetscape of South Main Street.
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“City Plan recognises that the future of the Brewery Site is about to change and anticipates redevelopment which would provide benefits to the public realm.”
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Proposed location of new pedestrian bridge to be provided spanning the river to the west bank.
The front façade of the main brewery building must be retained
The planning authority will almost certainly insist on the provision
and the implication is very strong that this requires that the
of high permeability through the development from the “box”
urban space to the east of this façade also be retained.
formed by the new park, the 10 meter setback, the South Main Street and the new pedestrian route. It would be the wish of
The site of St. Lawrences Church and potential graves/burial
the planning authority that this permeability should take the form
site must be protected. This is located towards the south west
of the re-creation of the medieval grain of the sector comprising
corner of the site and is adjacent to the proposed park/riverside
of intersecting east-west and north-south “lanes”.
reservation. The recently adopted City Development Plan has amended the The Development Plan also requires that a pedestrian route be
maximum permitted car parking provision. Effectively, parking
provided from South Main Street to the river at Crosses Green
can only be provided at the rate of 1 space for every 200 sq.
and that a pedestrian bridge be provided spanning the river
meters of floor space constructed.
to the west bank. This may coincide with a straight projection of the Oliver Plunkett St./Tuckey St. axis, but the City Plan does
The site does not qualify for consideration as suitable for a high,
not show it as such.
“signature” building. Accordingly, height expectations should be limited to those set out in the plan. Although not set in stone,
This will form part of the main east-west strategic pedestrian link
the plan indicates that this represents circa 18 meters in height
towards Western Rd. and the University sector. It also brings
or 5 floors, with a possibility of a further floor set back from the
the site into close proximity to the Courthouse/Legal Quarter via
building shoulder height. Locational and contextual factors will
Clarkes Bridge.
determine the ultimate height.
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Cultural, historic and archaeological considerations (including
This is obviously unintentional and almost certainly relates to
industrial archaeology) will play a fundamental role in the plan-
the geographical brief for that study. In fact, Fig.17 of the AAP
ning assessment. Indications are that the entire counting house,
identifies “Beamish and Crawford” as a “main tourist attraction”,
and not just the façade, together with the central core brewery
even though it lies outside the south parish boundary.
buildings to the west of the counting house should be conserved. These latter buildings extend to upwards of 25 meters in height.
The AAP proposes that 3 new pedestrian bridges be provided
Development within these envelopes may have implications
to link the South Parish to the Central Island. One, as noted
for increased permissable heights within the development as
above, lies at the northern end of the brewery site. The other
a whole.
two lie east of parliament bridge and have no beneficial effect on the development prospects of the subject site.
Notwithstanding the contents of the development plan, the question of land use will be an issue. It may prove difficult
While very welcome in themselves the effect will be that the
to attract a large footprint comparison retail unit (dept. store) to
brewery is to some extent isolated and bypassed even though
this site and indeed the city may have reservations in this regard,
it is situated literally a stones throw from the Fort and the
given the non take-up of scheduled sites closer to the centre
Cathedral.
of the modern city. A further pedestrian walkway is proposed from UCC under While the city would welcome the establishment of a residential element, there may be competition for the expansion of student accommodation facilities close to the University Campus.
Gillabbey Rock and linking to Crawford Gallery via the Bishops Garden. The only routes from the gallery to the city are via the Courthouse area, the new Northern Bridge or via Frenches Quay. the same comment applies as the previous paragraph
These alternative forms of residential uses have very differing parking requirements and occupancy patterns, both of which will be issues during the planning assessment. A fundamental consideration will be that of traffic generation and penetration into the site and the quantum and location of parking provision.
the inescapable conclusion is that a more direct link is essential if the site is to become a core destination for cultural, entertainment, historic and tourist purposes. Such a link, between the south west corner of the site and Meitheal Mara, would reinforce and further the objective of linking the cultural precinct to the city centre, would add to the cultural range within the precinct and would significantly improve
The very recently published draft South Parish Action Area Plan,
the viability of any development proposal for this site.
Nov. 09, has certain implications for the development of the Brewery Site. The South Parish area stretches from St. Finnbarres Cathedral to City Hall and includes all the land west and south of the brewery site, separated only by the south channel
It is highly unlikely that the planning authority would do other than warmly welcome such a proposal as it would link the “main tourist attraction” to the cultural precinct.
of the River Lee. Based on all the above and in compliance with city planning The City Plan identifies the area to the south and west as a cultural precinct. The draft action area plan refers to “the potential that exists to link the area around Elizabeth Fort to St. Finnbarre’s Cathedral and the City Centre”. Figure 5 of the draft AAP shows a “tourist heritage walking trail” linking the Fort to the Cathedral and thence to Nano Nagle pedestrian bridge and the Grand Parade – bypassing the brewery site.
policies and objectives, the planning and development proposals for the site should include the following: 1. Create an unique historic and cultural quarter within the old walls 2. Develop a public park adjacent to the historic location of defensive battlements and watchtowers, from where views to the south and south west are of the bastion of Elizabeth Fort and the founding site of the City (the Cathedral ).
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3. Reproduce the medieval grain of permeability using primarily
In summary, the likely maximum site coverage is 50%.
pedestrian linkages along vibrant streets and laneways. 4. Create interlinked urban spaces and squares where the layout invites progress from one space to another. 5. Utilise existing buildings of heritage merit.
• Total development including parking is expected to be Circa. 50,000 m2. • Plot ratio of 2.9 – 3.0 approx.
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6. Link the site directly to the South Bank cultural assets. 7. Create entertainment nodes 8. Create cultural/artistic nodes. 9. Development should incorporate a significant and self sustaining residential element. 10. Development should include for a critical mass of employment uses.
PLANNING PROCESS The process should involve the participation of senior officers of the city from the start.
The indicative structure plan indicates the constraints on the site arising from public policy and the potential form of development which might result.
Historically culturally and archaeologically this site is of far greater importance than the Docklands area for which the city authorities set up a dedicated design and management section. The City manager and planners should welcome being on board and the Manager should be asked to attach the City Archaeologist to the investigating team before any application or EIS is prepared. In addition a Senior Planner should be available
New
at all times to consult and guide – so that when submitted the
ute
t Ro
Foo
proposal will be consistent with council policy and no unforseen g ntin Cou use Ho
10m Riverside Preserve
Archeological Site
issues which should have been considered in the environmental impact statement will be raised towards the end of the assessment process.
n Ope ted lm Plan e Rea c a Sp
The design team will request the city manager to arrange for this relationship. Such cooperation is, in fact, recommended by government in the “development management, advice and guidelines” publication.
PLANNING SCHEDULE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month Month
Site Survey Archaeology Investigations Detailed Design EIS Report Model – Public Display Planning Application Assessment by Cork City Council
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URBAN ANALYSIS In Ireland, Cork City is considered a unique urban environment.
Despite making the top 10 city destinations in the ‘Lonely Planet’
Build along a river valley, its buildings cope with both steep topo-
guide, recent audits of tourist trends in Ireland point to what
graphy and adjacency to water. The variety of street patterns,
traders in Cork have always known: Tourists to Ireland Bypass
from the meanderings of Patricks Street, and Coal Quay, where
Cork City. Cork City Council seek to reverse this, and the
geometry is adopted from original water courses, to the planned
importance of the former Beamish & Crawford site lies in the
grid patterns, of Oliver Plunket Street, speaks of a tradition in
fact that through its proper development, it has the potential to
urban development strongly linked with maritime trade. Engi-
provide an exciting new tourism offer and provide a previously
neering techniques were no doubt gleaned from common trad-
missing link in Corks underutilised tourist trail.
ing partners. The Dutch, influenced Corks development; Evident in names like ‘Mardyke’ and the finer brick buildings of the
Currently, the city offers a series of individually successful tourist
city, the typical wide rimmed hats of Holland are populating
destination sites. Blackrock Castle, Cork City Gaol, Lifetime Lab
her quays in various period paintings.
at the Waterworks, etc all have impressive visitor statistics. However, the critical mass of an attractive and co-located variety
Cork is best experienced by foot. Only through walking her
of experiences, interlinked with quality public realm to entice
streets can the subtle design intent in her urbanism reveal itself.
the lucrative city break enthusiast, is altogether missing.
Framed views of church spires and towers, perched along the rising valley contours, or along river corridors reward the
The former Beamish & Crawford site is the heart of historic cork.
pedestrian by enhancing and terminating vistas within the street
Nestled in the meander of the southern channel of the River Lee,
pattern. New routes are explored and learned, navigating
it is the single most important development site in Cork City.
through the various tight streets and covered arcades. This considered development scheme will strive to: To the designer, the opportunity to contribute to Corks rich urbanism is ever present, but none more exciting than that offered by the former Beamish & Crawford site.
• Preserve the established viewing corridors of St. Finnbarre’s Cathedral. • Respect the significant archaeological and industrial her-
Today, although a working dock remains close to the city centre, the car dominated north and south river channels of the city centre have severed the connections between the city and her river. However, recent development trends, such as Lapps Quay Boardwalk designed by Scott Tallon Walker Architects and the Grand Parade Boardwalk, constructed by BAM Contracting, sets about reversing this, reinstating the pedestrian as a priority of the city.
itage present on the site. • Recreate a street edge to historic South Main Street, thereby recreating a strong southern gateway to the City Centre, when crossing the bridge that bears that name. • Establish pedestrian links through the site to St. Finnbarre’s Cathedral and Fenton Street. • Establish an animated, quality public realm to the river channel, providing an expansion to the proposed riverside promenade proposed to run upriver from Lapps Quay.
The Brewery Quarter site, having the command of a sizable portion of the south river channel, is an important next step in the reconnection of Cork City with the wonderful amenity of her river.
• Culture, as expressed through architecture, heritage, people and the arts,etc is fundamental to the character of Brewery Quarter. In tourism terms, culture is the single most important pull factor, and creativity combined with culture is a winning combination for Brewery Quarters long term ambitions to enhance the City.
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View of the newly built riverside area on Grand Parade/South Mall, Cork.
The architectural entrance to the nearby Bishop Lucey Park, Cork.
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SUSTAINABLE URBANISM
C O R K C I T Y, I R E L A N D
The long term viability of Brewery Quarter will be based on good sustainable design and integration to all local and cultural requirements. The essential core requirement being creating places that publically and privately are enjoyable for all. This will only be achieved though: • Economically contributing and partaking in business and promote enterprise on site. • Promoting social interaction with the site and drawing the public to using the area for a multiple activities and events. • To recognise this special environment and safeguard and promote existing local and cultural resources to
‘A country, therefore, that wants to be creative, competitive and cultivated must reinvent its cities with particular emphasis on higher education and the arts’.
the long term benefit of this development. ‘The New Alchemists’, Charles Handy
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D esi g n Bri e f KEY POINT • Culture and the Arts could be delivered in 3 Strands:1. CEOL – 2. Festive/Seasonal – 3. Children’s Museum
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DEVELOPMENT OF BRIEF the story of brewing in Cork city while getting a global picture of the latest advancements in the area. Inspired by an atmosphere of creative excellence, visitors to the quarter will enjoy a select range of Cork’s best cooking talents. Harnessing Cork City and County’s excellent culinary pedigree, Brewery Quarter will offer a range of eating outlets show-casing local producers alongside a quality range of international cuisines. Culture and the arts are central to the quarter’s success and will possibly be delivered in three strands:
Cultural Quarter Cultural Quarter Vision Our vision of this project is to develop the Brewery Quarter as
Children’s Museum
CEOL
Ireland’s premier arts, culture and heritage precinct. We envisage that the Quarter will become a home for artists and craft workers, for companies in the creative industries, and for restaurants,
1.
cafés, bars, galleries and retail outlets offering unique and dis-
3.
Festive & Seasonal
2.
tinctive products. It will be a vibrant and dynamic lifestyle quarter designed to reflect the unique aspects of the City of Cork while offering range of activities and services for the discerning visitor.
Strand One
The synergy of arts and culture, fashion and crafts, music, food
CEOL: An option of a permanent exhibition exploring Irish
and entertainment will make the Brewery Quarter a new centre
traditional music, its essence, history and development. The
for the city: a destination precinct for locals and visitors alike.
story is presented in a thoroughly contemporary way, making a clear statement that Irish music is vibrant and strong in the
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In keeping with the site’s heritage, the Quarter will host a state-
21st century. CEOL was originally housed in Smithfield Dublin
of-the-art micro-brewery. Show-casing innovations in brewing
and is now owned by Cork City Council. An excellent exhibition
and promoting an environmental/green approach, the micro-
of the highest quality, CEOL at Brewery Quarter is the perfect
brewery’s visitor centre will offer visitors the opportunity to learn
cultural experience to complement the food and entertainment
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“Seasonal cultural activities will be housed on site at the Brewery Quarter auditorium. This space, developed as a multi-use space, will offer the city a much-needed large, flexible space which can house art exhibitions, live performances, fairs, corporate events and touring shows.”
theme of the quarter. The exhibition covers 1,500 square
Factory and commercial promoters will allow The Brewery
metres, and includes a small auditorium for live performances.
Quarter will host a rolling programme of seasonal events, fresh
It will be updated and given a ‘Cork’ flavouring when installed
and exciting through out the year.
in the Brewery Quarter. The Brewery Quarter auditorium will have internal and external
Strand Two
staging options to allow for outdoor summer performance onto
Seasonal cultural activities will be housed on site at the Brewery
the beautifully landscaped public pavilion outside. This external
Quarter auditorium. This space, developed as a multi-use space,
space will also be used for festival events and for outdoor
will offer the city a much-needed large, flexible space which
markets (crafts, food etc.)
can house art exhibitions, live performances, fairs, corporate events and touring shows. Partnerships with organisations such as Cork Summer Festival, Cork Jazz Festival, National Sculpture
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“The Quarter will develop a very strong and dynamic cultural identity, offering livework spaces to artists and craft workers, and office/workshop spaces to companies in the creative industries.”
Imaginosity Children’s Museum in Dublin.
The Brewery Quarter could offer live-work spaces to artists.
Strand Three The Brewery Quarter will be a family destination, and specific
visitor attractions (micro-brewery with visitor centre, CEOL
provision will be made for children in the retailing and restaurant
Exhibition and multi-use gallery and auditorium) will establish
provision. This will enhance the Quarter as a destination for
a unique precinct that will make a major contribution to Cork’s
residents of Cork and the surrounding region. A specific initiative
development as a thriving city and cultural tourism destination.
will be the development of a children’s museum along the lines of the successful Imaginosity Children’s Museum in Dublin, providing a cultural attraction dedicated to young children. The retail offering will be themed to complement the entertainment options. Continuing to reflect the Brewery Quarter as the ultimate lifestyle location in Cork, bespoke designers and producers of fashion, crafts, jewelery and wines will be encouraged to locate at Brewery Quarter. The Quarter will develop a very strong and dynamic cultural identity, offering live-work spaces to artists and craft workers, and office/workshop spaces to companies in the creative industries. [The creative industries are defined as comprising advertising, architecture, art and antiques markets, crafts, design, designer fashion, film and video, interactive leisure software, music, performing arts, publishing, software and computer services, and television and radio services]. This combination of creativity, excellence in food, drink and retailing outlets, and
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The Brewery Quarter would be a hub for many of the creative arts.
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Desi g n A pproa c h KEY POINTS • Recreate a street edge to historic South Main Street • Establish pedestrian links through the site to St. Finnbarre’s Cathedral • Culture as expressed through architecture, heritage, people and the arts • Animated quality public realm
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ARCHITECTURAL SCHEME
Counting House Plaza reinstating South Main Street.
The best architecture grows from an understanding of its context, and our design for the new Brewery Quarter provides a deep felt intervention into the historic heart of Cork City, giving back to the city, exciting solution to a series of complex urban and development brief issues.
Introducing the New Brewery Quarter. With two pedestrian bridges to the west, our Brewery Quarter development will provide much needed links along a new and attractive city wide promenade, connecting the Glucksman Gallery and historic UCC campus, through the gardens of St.
(i) The impressive east west axis of Oliver Plunkett Street is
Finnbarres Cathedral, across the Brewery Quarter, transversing
drawn through the site, and continued across a new bridge
Bishop Lucey Park and its new Christ Church-Tivoli arts centre,
onto Crosse’s Green making connections to the urban infra-
on to the English Market and Crawford Gallery areas.
structure of the Crawford Arts School, multi storey carpark and the new Jury’s hotel complex beyond.
• Our strategy of maximum site permeability will draw the pedestrian from South Main Street along new desire lines, through a complex of welcoming buildings and quality public realms, bridging the river channel in two locations to create exciting new patterns of pedestrian flow.
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(ii) The second bridge link to Probys Quay will breathe life into small riverside development sites on the opposite bank and will encourage a whole new approach to the commercial presentation of Elizabeth Fort, and St. Finnbarres Cathedral.
• The medieval heritage of the sites morphology is referred to
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in the setting out of a permeable grid of narrow lanes across and down through the site. East/West routes will be open and address the river while North /South Lanes will be
C O R K C I T Y, I R E L A N D
arcaded to protect pedestrians and enhance street frontage. • The best of early industrial heritage is preserved and adapted to contemporary uses, augmented with modern space suspended overhead on a compatible structural steel solution, connected through new stair and lift cores. • The street character of South Main Street is restored with the reinstatement of a clear building line, this reinstated street
• With the proposed removal of the railings surrounding
line opens to a new public space, framed by the setback
Bishop Lucey Park, [akin to the new treatment of Wolfetone
Counting House facade. Giving back a public space to the city.
Square in Dublin City Centre], the north eastern street façade to South Main Street speaks to the Grand Parade; a state
• A sense of threshold to the city centre, upon crossing the
of the art LED technology façade provides unlimited new
historic South Gate Bridge This will be apparent again by
visual possibilities from, an outdoor cinema screen for the
bringing our building line to the bridge edge, as per signifi-
adjoining park, to an medium for artistic exhibition, or it can
cant historical building lines and yet this cantilevered solution
simply become transparent with the flick of a switch.
is open enough to reveal the new riverside public realm beyond. • An observation platform on the location of the former ‘sky cooler’ will integrate a destination to watch the city hum from above while offering a refreshing framing to the long and impressive axis of Oliver Plunkett Street. • The attractive, meandering river corridor of the South Channel, with its series of interlinking boardwalks being proposed by the City Council, will be given an impressive new riverside public space; Watched over by the golden angel of St. Finnbarres, this will be the new hub of festival activity in the city, capable of receiving a wide variety of seasonal events,
• A site of this significance will take on a role offering multiple
from the midsummer Spiegel tent, to outdoor cinema, or the
uses within the same locality reflecting the greater city. The
heightened experience of a Ferris Wheel ride.
scale of uses will be highly varied and allow flexibility to adapt and evolve in the future. • Existing buildings on site will be converted and re-used sensitively to reduce carbon footprint. Existing brewery tanks on site could be used to harvest rainwater and a significant heat exchange can be gathered from the racing waters of the River Lee bounding the site. All new building fabric will design to offer the progressive standards in energy use and control along with distinct and natural living environments. Sustainability and regeneration of this central city site are central components to the success of this scheme.
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River Lee location permeates through the development.
‘Cultural heritage and contemporary expressions of it have provided a worldwide focus for urban renewal...Culture helps us to adapt to change by anchoring our sense of being; it shows that we come from somewhere and have a story to tell; it can provide us with confidence and security to face the future. Cultural heritage is more than buildings - it is the panoply of cultural resources that demonstrate that a place is unique and distinctive. Culture lies at the core of creative invention. Culture is thus, ironically, about a living way of life that is reinvented daily.’ (Charles Landry, The Creative City)
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BUILDING BY BUILDING Refer to Architects Roof Plan for number references.
C O R K C I T Y, I R E L A N D
Building 1
Building 2
Located adjacent to the South Gate Bridge, this 4 storey block
Residential
with penthouse level, creates a strong building line to South
This building re-instates the Lambley’s Lane running East/ West
Main Street, when read with the proposed facades of the new
and form a six storey building providing an ideal opportunity to
library development. To the river edge, its spectacular double
a third level Institution to embed itself within the city centre. It
height arch, announces the presence of the new riverside park.
would accommodate a selection of uses on ground floor from Retail/ Cafes to Restaurants, but would be flexible to allow live work units and galleries also. This street will get the benefit the new bridge connecting the Crosses Green to Tuckey Street.
Its ground floor and mezzanine offer flexible riverside retail space, perfect for a speciality fish restaurant, while the remaining floors are designed with suitable spans and service distribution as either boutique hotel or small office. Iconic Retail/Apple Store etc.
Building 3 Third Level Institute
Sitting over the multi-level car park this 5 storey residential block would be an ideal student accommodation for approx 90 students or form a quite small private development of city apartments hidden away from the direct bustle of city life. Its floor plan would allow for natural ventilation. Its southern aspect would face onto a private courtyard with direct access to car spaces below.
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Building 4 & 5 (including the Counting House)
Building 6
Entering to its primary floor at first floor level, through the count-
With its curving glazed façade, in flow with the river beyond, an
ing house façade, we propose to adapt the existing building
open cultural space can adapt to a variety of uses and intimate
fabric to a ‘brewing’ museum and modern micro-brewery, with
performances. Triple height foldable walls enclose and transform
associated food and drink related retail. The visit will create an
the otherwise open character to a circa 350 person capacity
interesting route through the various spaces of the building and
performance or installation space. Above an open floor plate
conclude with a visit to the Sky Bridge Bar, with spectacular
can adapt from corporate gatherings to banqueting. This build-
views of the city beyond on axis with Oliver Plunkett Street.
ing will offer a long term home for the very successful CEOL ex-
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hibition. The flexibility of the space will encourage a seasonal home for food festivals to Film Nights. This building will open to the Public Park area to the south and encourage cafes and lifestyle activities onto the new city amenity area.
The desire for minimal ground intervention, has lead us to create tall wide span flexible spaces to the riverside location with spectacular views of St. Finnbarres. The atmospheric proposal of an indigenous regional food hall, will create a place to enjoy the taste of Cork. The robust ground floor spaces can be adopted for use as artisans studios, bringing a sense of activity and artistic endeavour to the site. Suspended above the existing buildings, balanced on an elegant independent steel structure, a variety of contemporary floor spaces are provided, sharing the same new vertical circulation cores that service the historic fabric beneath.
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Building 7
Building 8
This building will offer a very flexible open span steel structure
Located adjacent to the Southern gateway bridge, this 4 storey
where floor plates can be located to suit exhibitions and tenant
building with penthouse level creates a strong building line to
requirements. This building will house a children’s museum with
South Main Street. To the river edge, its spectacular double
activity centre, a cultural attraction dedicated to young children,
height cantilever announces the presence of the new riverside
and encourage vibrant activity off the new southern amenity
park. This will offer shelter to farmers markets while also while
space.
reinstating the built edge of the former South Gate.
Buildings 6, 7, & 8 have been all designed to reduce ground
Its ground floor and mezzanine offer flexible riverside retail
works and its possible archaeological impact through the use
space, while the remaining floors are designed with suitable
of large span steel structures with minimum foundations. Two
spans and service distribution as either boutique hotel or small
arcaded lanes run north/south from the reinstated Creamers
office.
Lane, allowing informal movement between buildings and encouraging pedestrian movement to the new proposed footbridge located at Proby’s Quay.
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SCHEDULE OF USES Building No.
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Use
Alternative
Alternative Use 01
Ground Level Use 02
Floors Use
1.
Retail with Office Over
Apple Store
Multi-Let Office Space
Retails with Mezzanine 1 + 3 + 1
2.
Residential Units
Hotel
Student Accommodation (90 Students)
Multi-Level Car Park
3.
Educational Institution
School of Architecture
Flexible Office Space
Retail / Cafe with Mezzanine
1+5
1+5
5
4.
Micro-Brewery/ Cultural Related Retail
Museum/Restaurant/Bar
Flexible Exhibition Space Work Units/Crafts
Retail / Artists Live
5.
Retail and Exhibition Entrance (Former Counting House)
Legal Chambers
Public House
Gallery
3
6.
Flexible Performance Space Fairs/Touring Exhibitions
Banqueting / Corporate Events Art House Cinema
Television Broadcast Studio Space/Administration
CEOL Permanent Exhibition Space
6
Children’s Museum / Play Area Learning Zone
Flagship Office Space
Arts Related Administration / Office
Exhibition Hall / Public Foyer
6
Retail with Office over
Public Library (circa 90 Beds)
Short Stay Hotel
Retail with Mezzanine
7.
8.
C O R K C I T Y, I R E L A N D
1+3+1
Car Parking Area (circa. 200 spaces, 40 car spaces per level over 5 levels.
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Team P ro fi le s
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Introduction BAM is ranked as one of the largest and most successful construction and property groups in Europe. The Group has a turnover of c.€8.8bn from its construction and development related activities and has a strong corporate and financial background which underwrites its ability to deliver innovative and successful solutions to the most complex of developments for clients worldwide. The Heineken Experience, Amsterdam, Holland.
The Group has been active in Ireland and in the Cork area for fifty years and has delivered some of the most important developments in the country. Hoofdkantoor Heineken, Amsterdam, Holland.
BAM PPP has delivered design finance and operate projects in Ireland and abroad with values in excess of €500m A variety of factors contribute to Bam’s success which will feed into the delivery of this project for Heineken.
• Unrivalled access to technical and financial support from the BAM Group.
• Experience worldwide in diverse property development. • Professional engineers, managers and a skilled workforce Brindleyview, Birmingham, UK.
working as a team.
• The employment of the best construction techniques, equipment and materials.
• Thorough and detailed project planning and work execution.
• A clear focus on the project objectives • The commitment of Bam’s management and staff as a whole to meeting the client’s requirements.
• Compliance with proven project controls and procedures Waterford Bridge, Co. Waterford.
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to provide deliverables efficiently.
www.bamcontractors.ie
Bam has had a number of interactions with Heineken in the Dutch market notably on the Heineken Experience in Amsterdam where BAM Techniek carried out all the M&E works and also on the refurbishment of Heineken Corporate HQ in Amsterdam where BAM Utiliteitsbouw together with BAM restoration specialist Schakel & Schrale carried out extensive and detailed refurbishment works.
Sullivans Quay Cork. Planning Permission achieved on important city centre site, along south channel river corridor, with high urban design content.
CORK PROJECTS Cork Airport Terminal Development County Hall Cork Cork County New Library HQ Cork Courthouse UCC IT Building Linn Dubh Blackpool Development Castlelake Residential Development Kinsale Road Interchange
• • • • • • • •
IRELAND PROJECTS • Carlow Arts Centre • Clasac Arts Centre • Cliffs of Moher Visitors Centre • CNU St. Mary’s Phoenix Park • DASH 5B Howth Junction DART Station • Farmliegh House • Genzyme, Waterford • Gerard Laboratories Baldoyle • Habitat Suffolk Street • Horse Racing Ireland HQ • Intel Leixlip – Micro Chip Facility • National Aquatic Centre • N9 Carlow Bypass • Donegal Bay WWMS • Dublin Port – Bearth 51 • M1 Dundalk Western Bypass • M50 Southern Cross • M50 South Eastern Motorway • N25 Youghal Bypass • Ringsend Wastewater Treatment Plant • Waterford Bypass • Royal Hospital, Donnybrook • Tower Hotel Castleknock • Youghal Leisure Centre
Our mission is to encourage our teams to engage thoroughly in the design process through an open dialogue which enables us to bring about dynamic and forward thinking design solutions.
Design Philosophy Scott Tallon Walker’s growth and reputation since 1928 has derived from our policy to produce buildings of outstanding quality, suitable for their purpose, employing the best materials and construction techniques. Our approach to a commission is to seek out the most innovative solutions to our clients design needs, with an all encompassing scheme design. We encourage our team and the client to work closely in a spirit of openness to exchange ideas and bring about the most positive and imaginative design solutions.
This collaborative model ensures that all projects meet our clients’ needs, that sustainability is embedded in the design from inception to completion and that flexibility to adapt and expand, futureproofs the clients’ future needs to adapt and expand all our buildings.
Fenns Quay, Cork.
Scott Tallon Walker in Cork Having established a presence in Cork thorough three important higher education projects for University College Cork, namely the Pharmacy School, The Western Gateway Building [built by BAM] and the National Tyndall Institute, STW Cork have forged a respected reputation for urban regeneration and mixed use developments in the City. Our Lapps Quay project delivered over 34,000 sq m of mixed use development and brought to the city a new approach to quality public realm design adjacent to the river. This south-facing area overlooking the River Lee features a major public sculpture ‘The Reedpod’ by Eilish O’Connell, two glazed cafe kiosks, two permanent canopies, external seating, trees and a pontoon. An innovative lighting scheme enriches the cityscape after dark.
Aviva Stadium, Lansdowne Road, Dublin.
The firm’s strength in delivering quality buildings is based on the calibre and commitment of our staff. We strive to attract the best qualified and most creative talent and over the years have assembled a core team whose experience in all aspects of design and construction technology is unrivalled.
Teamwork Our design teams have an exceptional range of talent and skill and have acquired considerable professional experience in the design of all building types. The reputation of the Practice is such that a significant proportion of our workload involves prestigious, one-off projects, and the practice has built up considerable and unique expertise in most sectors of the construction industry.
Lapps Quay Development, Cork.
At the recently completed National Tyndall Institute, the form of the New Research Building stems primarily from its scientific and servicing requirements, as well as its relationship to the existing protected Lee Maltings buildings on site. The project was highly commended in recent Better Building Award by Cork City Council.
Atlantic Quarter Development Cork South Docklands
Tyndall National Institute, UCC, Cork.
Recent planning success at the high profile Sullivan’s Quay mixed use development has been won through a proper and sustainable approach to urban design issues, effectively used to justify the 10 storey tower element in a city centre location. With the Webworks incubator office facility , we yet again worked successfully with existing historic fabric to deliver 4500 sq m of modern office space. We continue our leading role in the city designing a significant portion of the proposed Atlantic Quarter in the Cork Docklands, including various office buildings , and the new Cork Arena Venue and associated 200 bedroom hotel.
Sullivan’s Quay Development, Cork.
www.stw.ie Page 53
Jack Coughlan Associates is accredited as a Grade I practice in the RIAI Conservation Accreditation Scheme, is on the panel of architectural conservation consultants for the Heritage Council, and for the Dúchas National Inventory of Architectural Heritage. The RIAI Silver Medal for Conservation was awarded to the conservation and re-use of Fenn’s Quay, Cork’s earliest terrace, in 2005. The practice is also used for conservation consultancy work by a number of local authorities.
Fenns Quay, Cork.
Lismore Gallery for Devonshire Estate.
50 Popes Quay for Cork Civic Trust.
The practice has deliberately sought to bring together a wide range of experience in various areas of conservation, including specialist experience in stone conservation, plaster conservation and inventory recording and management, providing an exceptionally high level of expertise in-house. Extensive inventory recording experience has provided the practice with a sound understanding of the history and development of architecture in Ireland, while in depth surveying of individual historic buildings has contributed to an additional level of understanding of early structures. The practice has experience of work dealing with a wide variety of buildings, from some of the country’s most significant medieval churches, early terraced houses and nineteenthcentury institutional buildings, to a wide range of churches, houses and commercial projects. The practice continues to undertake new works, within a separate section of the practice, and in many cases the conservation and new works sections of the practice combine in projects where there are both conservation and major new design elements. Specific experience of historic industrial sites includes the conservation and re-use of Ireland’s best preserved group of Victorian municipal water supply structures in Ireland at the former Cork City Waterworks which won the Opus Award for Conservation 2005, and an RIAI architectural award 2006. JCA have also surveyed and specified for a range of former mill buildings, brewery sites and industrial warehouses including the extensive Ballinacurra mills and the proposed Digital Hub site in Dublin. The practice recognises the need for further specialist advice in many areas of conservation, and often works in tandem with conservation engineers, archaeologists, stone specialists, art historians, planning consultants, historic landscape consultants and flora and fauna experts. Where appropriate, a ‘team’ approach is taken, to maximise the expertise available to certain projects.
Wandesford Quay Studios for Cork City Council.
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Lifetime Lab-Cork City Waterworks for Cork City Council.
Projects • Cork City Waterworks – Winner of an Opus Award for Conservation 2005, and an RIAI award 2006. The conservation and refurbishment of this highly significant group of Victorian municipal water supply structures had an emphasis on sustainability and best conservation practice. The Lifetime Lab includes a museum in the steam plant house, a science teaching facility for schools and a sustainable lifestyles themed visitor centre with seminar and meeting facilities.
• Fenn’s Quay – The project was awarded the RIAI Silver Medal for Conservation in 2005. Conservation and restoration of Nos. 2-5 Fenn’s Quay, a mid-18th century terrace which was previously disused and in extremely poor condition. Cork Corporation included the buildings in their Historic Area Action Plan which obtained European Union funding for their conservation and lead to their successful restoration and re-use.
• The Digital Hub Conservation and restoration of Nos. 2-5 Fenn’s Quay, a mid-18th century terrace which was previously disused and in extremely poor condition. Cork Corporation included the buildings in their Historic Area Action Plan which obtained European Union funding for their conservation and lead to their successful restoration and re-use.
• • • •
Wandesford Quay 50 Pope’s Quay Ballinacurra Mill UCC Conservation Plan
www.jca.ie
CHL Consulting Company Ltd. offers specialist services to the tourism, cultural heritage, arts and education sectors. Formed in 1984, the firm is wholly owned by three partners – Michael Counahan, Dr. Philip Heneghan and Dr. Cathal Lennon.
Titanic Signature Project, Belfast
Dublin Docklands.
The range of services offered by the company include: • Strategic planning • Corporate strategy and business development • Project identification and feasibility studies • Land and building asset utilisation studies • Cultural heritage resource management • Visitor attraction planning • Economic analysis and planning • Project implementation and management • Marketing and market research • Human resource development. Our head office is in Dun Laoghaire, County Dublin, Ireland, and we have a subsidiary company in London. We have associate firms in Belgium, Britain, France, Germany, the Netherlands, South Africa and the Philippines and have close working relationships with an international network of companies and individual consultants throughout Europe. This enables us to carry out large-scale projects requiring multi-disciplinary teams at international level. The firm is a registered practice with the Institute of Management Consultants and Advisers in Ireland. The company is also registered with the European Commission, the World Bank, and the UNDP.
The following is a selection of recent projects of relevance to the proposed Beamish & Crawford site.
• Marina Commercial Park: concept development, planning and feasibility analysis of a proposed new tourism and cultural visitor attraction in the former Ford factory in Cork, 2008-ongoing
• Triskel Arts Centre: preparation of strategic business plan 2009-2013 to assist the organisation to move forward on a successful development path, 2009
• Cork City Council: Feasibility Proposal, Design Vision & Business Plan for Shandon Butter Exchange, Cork City, 2008
• Harcourt Properties/Titanic Quarter Limited: Northern
Carlisle Pier, Dun Laoghaire.
Our work is worldwide. We have completed projects for clients in over 60 countries - in the Caribbean, Africa, South-East Asia, Central and South America, Europe, Middle East and the Pacific. Projects are frequently multi-dimensional in character. CHL has a well-developed network of leading independent specialists and professional practices with whom we have built up close working relationships. Shandon Butter Exchange, Cork.
Rothe House, Kilkenny.
CHL has considerable experience of the preparation of feasibility studies and business plans for tourism and cultural heritage projects. Assignments in this area include: • identifying uses for heritage properties • feasibility studies of cultural heritage projects • market analysis and project identification • business planning for heritage projects and visitor attractions.
Ireland Tourist Board, Department of Enterprise, Trade and Investment, NI: Design, Feasibility Study, Business Planning and Project Management of the Titanic Signature Project, Belfast, a major urban regeneration project, 2005-ongoing.
• John Sisk & Son/Park Developments: Identification of tourism and cultural elements for the proposed redevelopment of Carlisle Pier, Dun Laoghaire, 2006/7.
• Dublin Docklands Development Authority: Tourism, Leisure, Arts & Culture Masterplan for the Dublin Docklands, 2007-2008.
www.chl.ie
Triskel Arts Centre, Cork.
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B.A., Dip. T.P., M.I.P.I., M.R.T.P.I.
THE
Brewery
Brian Archer graduated from U.C.C. in 1969 with an honours degree in Economics and Geography. In 1971, he postgraduated from U.C.D. in Town Planning.
He has lectured in Russia on Planning and E.I.A. In 1996 he was advisor to the Latvian Ministry of Environment on EIA and the procedures necessary to comply with EU Legislation.
He has worked at every level in the Planning Department of Cork County Council between 1970 and 2000.
In 1998 he was advisor to the Latvian MOE on organisational structures for EIA, IPPC, SEVESO11/COMAH and their relationship with Land Use Planning.
C O R K C I T Y, I R E L A N D
As Planning Officer and Chief Planning Officer he was involved in most of the large industrial and other commercial applications which gave rise to controversy in the Cork area, both before and since the introduction of Environmental Impact Assessment He has advised the IDA and companies such as Merrel-Dow, Sandoz, Seagate and many more, on the requirements of the planning Authority in relation to EIS. In 1988, he was appointed Designated officer for the purpose of implementing Directive EC/85/337/EEC.( The E.I.A. Directive) In 1990 he was visiting lecturer for the Dept. of Environment on the implications of EC/85/337/EEC, organised by the I.P.A. at centres throughout the country.
He resigned from Cork County Council in 2000, after 30 years service, to take up the position of Director of Planning and Development with Gable Holdings Ltd. and associated companies. In this role he supervised the planning and development of major mixed use projects in Cork, Limerick and elsewhere, as well as being involved in overseas developments in Bulgaria and Greece. In 2008 he established Brian Archer Ltd. which provides advice on planning and development issues. He is the retained Planning Advisor to Bam International Property Division.
In 1994 he was a member of an advisory group which assisted the EPA in drafting “Guidelines for the Preparation of Environmental Impact Statements�.
Maurice Hurley Archaeologist in association with JCA. Maurice Hurley has had twenty-nine years experience of Irish archaeology in as broad a range of working environments as are available to a professional archaeologist in this country. His career has developed in tandem with the changing focus of Irish archaeology and his experience includes pioneering work on large-scale infrastructure projects, large-scale excavations and publications, urban infrastructure (especially Cork Main Drainage 1996-2004). Heritage elements of Development Plan and Development Control, education (guest lecturer at UCC 1991-2009), national and international lectures.
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Maurice Hurley has developed a consultancy based on his experience. He specialises in urban archaeology, where he has particular expertise on the complex interface between development and archaeology in the planning process. Maurice F. Hurley has many projects of similar complexity to the Beamish site where it was critical to integrate the design with archaeological constraints. Quality in archaeology is regulated by the licence system through the Department of Environment, Heritage & Local Government and The National Museum of Ireland.
Lonely Planet’s Best in Travel 2010
www.bamcontractors.ie
For more information about any of the detail contained in this proposal document, please feel free to contact us at:
BAM Contractors Euro Business Park, Little Island, Co. Cork, Ireland Telephone: +353 (0)21 4517300 Facsimile: +353 (0)21 4517365 Email: info@bamcontractors.ie