The allocation of maximum building heights by city location as graphically illustrated is far too broad and will result in inappropriate massing and overshadowing. How can 6 or 7 storey buildings be considered acceptable in Shandon, Wellington Road or St Lukes for example. As it is the buildings on Horgans Quay are destroying the view to and from the northern ridges. Density can be achieved with more modest heights. There will be a conflict between building height standards and other objectives such as architectural heritage, landscape views, placemaking and neighbourhoods. Rather than a blanket colour code, specific locations should be identified and perhaps a 3 dimensional model established.
If increased density is possible, there must be a communal approach to waste collection as the current privatisation using a number of companies is resulting in clutter on the streets. narrow laneways are impassable because of the number of bins left out. European cities have more frequent collection in bags and/or communal bins including those which are buried in the street. This is a serious design issue for urban residential design.
please find enclosed my submission to the draft Cork City Heritage and Biodiversity Plan. all of these observations apply to the Draft Development Plan
Please note personal address has been redacted from attached document.
There is too much student housing being developed in the city centre. The mix is not sustainable-there are no permanent residences planned and it is inevitable that the student accommodation will change to co-living or tourist accommodation. please consider the use of development standard that result in flexible buildings that may be converted to permanent housing with the appropriate space standards, or indeed restrict the quantity of student accommodation.