Obtained permission for new restaurant and new elevation in the Merchants Quay Shopping Centre in Co

2019

Planning Report for changes to upgrade Merchantâ€&#x;s Quay Shopping Centre, Cork.

Town Planning Report Planning Report to accompany planning application lodged with Cork City Council on behalf of Phyluma Limited at 1-5 St. Patrick's Street, Merchantâ€&#x;s Quay, Cork .

Manahan Planners 38 Dawson Street, Dublin 2 2/18/2019

Introduction This report has been prepared in connection with a planning application by Phyluma Limited seeking permission for a change of use and improvements to acorner of Merchant‟s Quay Shopping Centre at 1-5 St. Patricks Street, Merchants Quay, Cork.

This report seeks to explain the proposed development and then assess it against the relevant planning criteria.

Figure 1: Aerial view of the subject site in Cork City context.

It is submitted that this proposal is consistent with planning policy and the land-use zoning in the City Development Plan as shown in this report.

Site Context Merchant‟s Quay Shopping Centre occupies a prominent location at the centre of Cork City on the corner of St. Patrick's Street and Merchant‟s Quay. The 3-storey building is situated within the core retail centre of Cork City. The shopping centre compromises of a combination of anchor units such as M&S, Dunnes Stores, Supervalu and Debenhams, a series of smaller individual shops and cafes in addition to a multi-storey car park with parking for up to 710 cars.

The subject unit has a gross floor space of approximately 368 sq.m and is located on the first-floor level, extending from the northwestern corner to the southwestern corner of the shopping centre. The ground floor below the subject unit is occupied by retail outlets, Laura Ashley and Marks and Spencer.

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Figure 2: Site of application.

The subject unit takes its access from the Centre‟s two entry points, one entrance on St.Patrick‟s Street with secondary access opening onto Merchant‟s Quay. This entrance to the west of the centre contains a three-storey high round-arched entrance bay to the shopping mall.

The unit is currently vacant, having previously been in use as a Kylemore restaurant.

It is located in an area zoned Z0 1 City Centre Retail Area (CCRA) in Cork City Council‟s Development Plan 2015 – 2021.

The objectives for this area are to provide for the protection, upgrading and expansion of retailing, in particular,higher-order comparison retailing, as well as a range of other supporting uses in the City Centre retail area.

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Figure 3: Extract from Zoning Plan Cork City Development Plan 2015-2021 identifying the site for Z01 use

Planning History The following planning applications pertaining to the subject site were granted permission for a range of interventions to the external fabric.

An application (Reg.Ref1335612) was granted permission in May 2013 for a material change to the facade over the Patrick street entrance of Merchant's Quay shopping centre. The existing sign located immediately over the entrance doors is to be replaced by a steel-faced sign.

An application (Reg. Ref. 1235286) for a for a material change to the facade at Merchant's Quay shopping centre.The proposal was for the removal of entrance doors and screen at the Patrick street entrance ground floor and was granted permission in May 2012.

The Proposal The following description is contained within the statutory notices: Cork City Council –Permission is sought… for changes to upgrade the Merchant‟s Quay Shopping Centre, 1-5 St. Patrick‟s Street, and Merchant‟s Quay, Cork. The changes involve alterations to the elevations on the St. Patrick‟s Street and part of the Merchant‟s Quay frontages. Permission is also sought for the change of use of the former Kylemore restaurant at first floor level to a licensed restaurant with a new direct pedestrian access from St Patricks Street, which will incorporate a new access lift, and all necessary site works, including reconfiguration of existing escape stair, and plant area at roof level.

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The proposal involves firstly the upgrading of the external elevation of the shopping centre on St Patricks Street and the corner of Merchants Quay. This involves rendering over the brickwork and creating a new window pattern. This includes creating a new large window on the corner opening up views over the river.

Figure 4: View from Merchant‟s Quay of proposed scheme

Secondly, permission is sought to change the existing restaurant at first floor level to a licensed restaurant. It is intended to source a high quality restaurant for this space. The new window, a license and the incorporation of a new access lift and direct access is a complementary function in realising this intention.

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Planning Assessment Land Use The proposed development involves alterations to the elevations on the St. Patricks Street and part of the Merchants Quay frontages and to provide a high-quality restaurant unit to attract a successful restaurateur to Cork City centre.

The Cork City County Development Plan 2015-2021 seeks „to build on and enhance the existing mix of uses in the City Centre so as to create a dynamic and inclusive atmosphere in the City Centre so that Cork City and region has a vibrant „Healthy Heart‟ as promoted in the City Centre Strategy 2014‟.

The Council acknowledges the essential role which restaurant uses play in the economy and vibrancy of the City Centre.

Section 13 of the current Development Plan outlines the core principles and objectives designed to promote and encourage the city's inherent strengths and build upon those elements. Objective 13.8 aims: „To support the development of leisure and entertainment facilities such as restaurants, public houses, music and dance venues, visitor attractions and other leisure facilities in the City Centre to facilitate the needs of residents and visitors and contribute to the vibrancy of the area.

The subject premise is currently vacant yet situated within a successful centrally located shopping centre which could benefit from the placement of a high quality restaurant. This additional amenity will add to the existing uses and help increase footfall to the Shopping Centre generally.

Further, there is a lack of restaurant uses in this part of the retail core area that avail of a location alongside the waterfront amenity. It is submitted that this proposal will provide a valuable and complementary use to the existing amenities in the area and will help realise the objectives of the Planning Authority for the central area as expressed in the development Plan.

Zoning As per the Cork City Development Plan 2015-2021, the proposed development is within an area with the zoning Objective Z01 – „to provide for the protection, upgrading and expansion of retailing, in particular,higher-order comparison retailing, as well as a range of other supporting uses in the City Centre retail area‟.

It is submitted the proposed development is consistent with the land-use zoning objective in conjunction with other policies and objectives in the Development Plan in that it will provide a use which will support the primary retail function of the city centre.

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Regeneration of Cork City Centre Colliers International was commissioned by Cork City Council to create a strategy for the renewal and regeneration of Cork City Centre. This report informed the policies set out in the current Development Plan. The central aim of the City Centre Strategy Report 2014 is to revitalise the City Centre. The message is clear and direct.

“The focus should be on modernising and enhancing the quality of the space in and adjacent to the street and refreshing the offer.”

The Strategy (2014) goes into detail about the City Centre‟s different character areas, as displayed in the map below. Identifying St. Patrick‟s Street as the clear “main/high street spine” that is primarily brand-orientated retail and leisure. The idea expressed is that there are a balance and complementarity to this arrangement, with one feeding off the other and vice-versa.

Figure 5: Image contained in the City Centre Strategy (2014) showing different character areas

Also, Section 13.12 of the current Plan clarifies the aim of retail development stating (emphasis added): „The aim is to make the City Centre retail area a fusion of shopping, leisure and entertainment and to distinguish it from the more functional shopping centres in the suburbs. It is this mixture of retailing, restaurants, pubs, entertainment and cultural experiences that makes the City Centre different from other retail locations, and it needs to be accompanied by a good quality and safe environment as well as branding and marketing to capitalise on this unique potential‟.

A high quality restaurant in this location is consistent with this approach.

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Further, this aim is expanded on within Section 4 of the City Development Plan Retail Strategy. It identifies the need to revitalise the supply of retail space in the City Centre in order to maintain and improve competitiveness. The Objective4.3 aims: “To protect and enhance the role of Cork City Centre as the primary retail centre in the south-west region by facilitating the continued regeneration and modernisation of existing and the development of new retail building stock.”

Accordingly, the Development Plan seeks to reduce the amount of vacant floorspacein Cork City. Objective 4.16 aims: “To seek to reduce the level of vacant floorspace within Core Retail Areas by 50%, half of which should be occupied by retail use and the remainder by non-retail uses or retail services. Re-occupied retail units should be at a ratio of 2:1, comparison: convenience goods.”

This proposal seeks to resolve the vacant space in this location.

Facade Upgrade In an attempt to revitalise this corner which is situated at the beginning of the city‟s retail core and beside a historical tourist site and Protected Structure, the St Patrick's Street elevation and part of Merchant‟s Quay elevation is to be upgraded to improve the appearance of the building and the streetscape. A fundamental aspect of the design is the wish to exploit the views of the waterfront and the city centre, in particular, Saint Anne‟s Shandon Church.

See overleaf.

By incorporating a large corner window, this versatile feature has a dual-purpose. By combining natural light and spectacular views of the city, this helps create an internal space and in turn, an ambience that‟s aesthetically pleasing especially for a high-quality restaurant.

While the design utilises the city‟s surrounding/natural attributes, it offers a unique angle in attracting potential tenants.

Equally, the presence of windows at first-floor level also provides very valuable passive surveillance or “eyes on the street”, contributing to the sense of safety and security to pedestrians and residents of the area.

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Figure 6: Extract from Map 12 illustrating views and prospects in the city

It is submitted that the improved elevation is an appropriate design response and more worthy of a high-quality restaurant at such a prominent location at the beginning of the cityâ€&#x;s retail core and beside a historical tourist site and Protected Structure. Also, these alterations will make a positive contribution to the streetscape.

On balance, this proposal will assist in reducing the vacancy rate by providing a complementary active use to the existing retail with the provision of a high-quality restaurant. In addition, it seeks to modernise the existing building externally which will enhance the quality of the space in and adjacent to the street. It is submitted that this proposal will help to realise these fundamental objectives of the Planning Authority.

Parking Ample carparkingis provided as part of the shopping centre. The subject site is centrally located and very accessible by public transport.

Opening Hours It is proposed that this restaurant will trade during normal licensing hours. This is in line with its city centre location, its function as a restaurant and the general move toward adding evening activity to shopping districts.

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Conclusion The City Council is clear, that the retail sector is fundamental to the economic and social vitality of the City Centre. This understanding is echoedthroughout the Cork City Strategy Report (2014) and current City Development Plan. The strategy must therefore be to make the City Centre retail area an excellent location supported by a vibrant leisure experience driven by high quality restaurants.

We submit that the subject proposal, of improvements to the elevation and the creation of a new high quality restaurant, is consistent with the proper planning and sustainable development of the area, and is consistent with the provisions of the city development plan including its strategic goals and retailing objectives. Accordingly, we request that the planning authority grant permission for the development as proposed.

Manahan Planners February 2019

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