Delivering Homes and Communities
One of the key objectives of this plan is to integrate land-use and transport in a bid to achieve a compact city. The benefits of compact cities are well documented and reap huge benefits including environmental, economic, and social sustainability. The concept of compact cities is also one of the focal points of the National Planning Framework which states that in the long term, meeting Ireland’s development needs in housing, employment, services and amenities on mainly greenfield locations will cost at least twice that of a compact growth-based approach[1]. In Swedish cities such as Gothenburg and Helsingborg the compact city model is being used to handle population and employment increases and its successful implementation is already being used as an example of best practice in achieving sustainable outcomes[2].
The concept of a ‘15-minute city’ and ‘walkable neighbourhoods’ are two key approaches being adopted in the Draft City Development Plan. Cork Chamber fully supports these concepts as a means to achieve a compact liveable city. There are a number of measures proposed in the plan that will contribute to these concepts including a requirement to ensure that at least 66% of all new homes will be provided within the existing footprint of Cork. Furthermore, under the plans an effort will be made to ensure that 33% of all new homes will be provided within brownfield sites in Cork.
In our recent Q2 Economic Trends survey our members identified housing as one of the top priorities for Budget 2022, which is consistent with our member priorities in recent years. As society evolves, so too does the nature of infrastructure required. The members of Cork Chamber fully endorse (91%) the need to incorporate wellbeing and quality of life into the decision making processes surrounding infrastructure[3]. It is therefore positive to see plans in the Draft City Development Plan for the mixed use of an appropriate mix of dwelling types to meet target residential densities. However, apartment viability remains an ongoing concern.
In Cork no new private apartment schemes of scale have been completed since 2008[4]. The issue was highlighted in a recent CIF/Cork Chamber report produced by KPMG, the findings of which show that (based on current costs) many of the 300,000 homes promised for delivery within the private sector by 2030 are unviable.[5] This is an issue that must be overcome as the population of the city is set to steadily increase in the coming decade.
While the aforementioned report focusses on national actions, we encourage Cork City Council to take every discretionary step available at a local level, to provide an environment in which apartment living can be made viable. It is important that mechanisms such as development levies are not a barrier to viability and that the Council takes a progressive view to ensure delivery. Support from both Government and local authorities in regard to the viability of infill/brownfield sites is considered necessary to ensure the policy of providing 50% of development in urban areas on infill/brownfield sites can be achieved.
Cork Chamber welcomes the ambition for development on brownfield sites (the objective to have 33% of all new homes provided within brownfield sites) however the development plan should include a requirement for a revision of this target if it is not being delivered. The delivery of housing must be the primary goal to address the ongoing housing shortage here in Cork and depending on brownfield sites could be problematic if issues such as viability prevent delivery. The City Capacity Study that was carried out to assess the different lands in the city should also be made available in supporting documentation.
The density targets provided for in the development plan take into account the need for varying density levels in different areas of the city to cater for a range of house types. However, Cork Chamber notes that the density targets place a strong emphasis on apartment delivery outside the city centre and docklands area. This is appropriate adjacent to urban centres and transport corridors but may not be beneficial if applied in a blanket manner. While there is a need for the development of apartments outside the city centre, the need for family housing units is greater and the density requirement per hectare outside of the city centre may impact on viability and delivery. A marginally lower density per hectare is advised. Cork Chamber would call for a revision of these density targets outside of the city centre to ensure adequate provision of housing suitable for families.
Adequate provision of zoned and deliverable lands in the city, suburbs, and urban centres such as Glanmire, Blarney, and Ballincollig is essential or the housing crisis will be compounded.
The delivery of homes must equate to the delivery of communities. The €400 million URDF funding that was allocated for a number of projects in the city including Cork City Docklands, Beamish and Crawford / Grand Parade Quarter, Kent Station Yard and Tivoli Docks will be a key tool in the development of communities and must be commended. It is essential that clear URDF milestones for the Docklands are set out. Plans to revamp Bishop Lucey Park as well as the Beamish and Crawford Quarter Infrastructure Public Realm project are extremely positive and will have a catalytic effect on the surrounding areas.
It is imperative that not only does the proposed City Development Plan deliver on this funding in the lifetime of the plan itself, but it must also seek to expand on it. St Finbarr’s Quarter is adjacent to much of the current regenerative activity and is a logical follow-on point that would bring value from a tourism and heritage perspective. With a more thoughtful mobility approach it can also act as a corridor better linking UCC to its expanding campus on Union Quay.
Upgrades to the Shandon quarter have enhanced the public space with new paving and benches as well as investment in Firkin Crane. The prospect of a business hub is also exciting and welcome. However, this upgrade needs to be complemented by enhancing the connection between the city and Shandon quarter itself which is of immense value to the tourist offering in the city. This should include new signage, the widening of footpaths, and creative lighting from the city through to the quays and onwards to Shandon quarter. There are connecting alleyways, steps, and side streets between the city and the Shandon quarter that are unique in character and value. The walk between the city and Shandon quarter should appeal to residents, visitors, and tourists alike. It would also encourage additional hospitality and retail to locate on this side of the city.
In addition, there is real potential within the lifetime of this plan to reimagine public spaces in many areas such as Blackpool which has been affected by dereliction, flooding and lack of services in recent years.
It’s important that communities are diverse and welcoming and to this end one of the primary tools of the planning system is to ensure that in so far as possible all new and regenerative communities include a blend of private, social and affordable housing. It is important that in the rush to provide any one type of housing tenure that value of this integration is not lost or side-lined.
It is essential that in line with service demand and projected growth the City Council continues to invest in every aspect of its planning function from personnel to online to ensure that service provision does not at any point become a limiting factor in planning and delivery.
[1] https://npf.ie/wp-content/uploads/Project-Ireland-2040-NPF.pdf
[2] https://www.sciencedirect.com/science/article/pii/S266616592030017X#tbl4
[3] https://www.corkchamber.ie/wp-content/uploads/2021/09/CCBudgetSub2022v4.pdf
[4] https://www.corkchamber.ie/wp-content/uploads/2019/09/Viability-and-Affordability-of-Apartment-Building-in-Cork-City.pdf
[5] https://www.corkchamber.ie/wp-content/uploads/2021/07/Apartment-Viability-Report-FINAL-13-July-2021.pdf