Development Brief Ursuline Convent, Blackrock, Cork Comhairle Cathrach Chorcaí Cork City Council 2002
URSULINE CONVENT DEVELOPMENT BRIEF 1 INTRODUCTION AND MAIN OBJECTIVES... 3 1.1 The convent estate is put on the market...3 1.2 Principle objectives...3 1.3 Development Brief...3 1.4 Current projects adjacent to the convent...5 2 EXISTING CONDITIONS/THE AREA TODAY... 6 2.1 Urban context...6 2.2 Movement...9 2.3 Green framework...10 2.4 Land form...10 2.5 Building uses...11 3 STRATEGIC OBJECTIVES AND POLICIES... 12 3.1 Cork City Development Plan Review 1998...12 General policies concerning Mahon 12 Policies concerning the Ursuline estate 13 Summary, City Development Plan Review 1998 13 3.2 Housing Strategy...13 4 OBJECTIVES FOR THE DEVELOPMENT BRIEF AREA... 14 4.1 General objectives...14 Objectives for the Development Brief area...15 5 RECOMMENDATIONS FOR PLANNING AND DEVELOPMENT... 17 5.1 Protected structures...17 5.2 Urban context...17 5.3 Movement...17 5.4 Amenity and landscape...18 5.5 Recommendations and guidelines for layout, land-use, density and heights...19 6 RELEVANT PUBLICATIONS AND REPORTS... 21
Ursuline Convent Development Brief 1 Introduction and main objectives Ursuline Convent brought to the market 1.1 The convent estate is put on the market The Ursuline Community has put the Ursuline Convent in Blackrock, Cork on the market. The area in question is located in the southeastern part of Cork City, in Blackrock village on the Mahon peninsula. The estate comprises convent buildings, school buildings and in total approx. 13 ha of land with considerable potential for development, especially for residential purposes. Glanmire CITY CENTRE CITY HALL Blackrock from west County Hall Lough Mahon Bishopstown Douglas Rochestown The location of the Ursuline Convent in Blackrock, Cork The convent is protected/listed This brief provides guidelines for future land-use and developments 1.2 Principle objectives The historic convent buildings and their setting are protected structures, listed for protection in the 1998 Cork City Development Plan Review. The retention of these buildings as well as the protection of significant qualities of the setting and the urban and landscape context of the convent complex is an important objective for this development brief. 1.3 Development Brief To ensure that future development and land-use in this area is consistent with the planning policies, as well as the distinctive local character, Cork City Council has prepared the present Development Brief. The Development Brief will focus on the essential issues and objectives and outline a set of guidelines for the proper planning and sustainable development of the area. The Development Brief covers an area from Blackrock Road in the north to Skehard Road in the south. 4 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
The historic convent building as it can be see from the front lawn The Ursuline Convent estate seen from the south 4 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
New secondary school New convent building Area for a new school for the deaf 1.4 Current projects adjacent to the convent The following projects are currently under consideration or under construction: In the northwestern part of the area, a new secondary school is under construction adjacent to the existing primary school. The Ursuline Community has planning permission to build a new convent building, chapel and heritage centre in the northeastern part of the site, the former walled garden. Cork City Council owns a plot of land south of the convent area, near Skehard Road. A part of this land is reserved for a new school for the deaf. Extent of the Development Brief, planned buildings etc. F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 5
2 Existing conditions/the area today 2.1 Urban context Blackrock was formerly a fishing village fronting onto the River Lee, later a market-garden area serving the city. Today the village proper comprises commercial premises adjacent to the under-used Blackrock Harbour and houses of several types - from large villas to two- and three-storey houses as well as terraces and single storey cottages. Blackrock s location relative to Cork City centre is enhanced by the spatial link afforded by the Marina, which runs almost uninterrupted from the harbour to the municipal buildings. The convent building sits on the highest part of the land overlooking Blackrock Harbour and the river Lee. The front lawn of the convent building faces onto Blackrock Road at the centre of the village thus providing a conspicuous setting. 6 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
The setting Ursuline Convent seen from Blackrock Harbour. The buildings of the convent estate are located on the northern part of the land, close to the village. The Southern parts of the estate have served as areas for market-gardening and agricultural purposes and are without buildings. The map below shows the surroundings of the convent as it was in the middle of the 19 th century. F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 7
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19 th century map showing the convent and Blackrock Village 2.2 Movement Vehicular access to the Ursuline Convent estate is at present available from Blackrock Road and Convent Road. Vehicular access to the southern parts of the area can be established from Convent Road and from a new road connecting the area with Skehard Road. Blackrock Road is served by the no. 2 bus; Skehard Road is served by the no. 2 and no. 10 buses. This makes the area highly accessible with good connections to the city centre. Pedestrian access to the northwestern part (schools) is available from Blackrock Road at two locations. Gates in the garden wall along Convent Road also provide pedestrian access. Existing access points are shown on the map. F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 9
Movement map 2.3 Green framework The convent area contains a considerable number of valuable, mature trees. On the north and south sides of the historic convent building are avenues of mature lime trees as well as some sycamore and beech trees. The southern parts of the area have no buildings and have hedges with some mature trees along the boundary lines. 2.4 Land form The 1720 s building, which lies at the heart of the present convent complex, was built on an extensive tract of land, which slopes to the north towards the river Lee, and from the high point on which the convent stands, to the south, giving prospects in both directions. The land form map shows the 10 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
heights of the land. Buildings and trees are also marked. Green framework and land form map 2.5 Building uses The map shows the existing buildings of the Ursuline estate in Blackrock. The northwestern part of the area is used for school purposes. A new secondary school is under construction adjacent to the existing primary school buildings. A new convent building is planned to replace the present convent buildings, which have been put up for sale. F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 11
Buildings Map, existing buildings 3 Strategic objectives and policies 3.1 Cork City Development Plan Review 1998 Undeveloped land is an important asset for the city. General policies concerning Mahon The South East Sector Mahon - is the only sector in the city in which significant population growth is likely over the next decade due to the availability of land apart from the Docklands area. The 12 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
southern end of Mahon is by far the largest area of undeveloped land in the city and as such is an important asset for the city having considerable environmental attractions. It also has potential for employment growth. The completion of the South Ring Road and the Lee tunnel make the western part of the Mahon peninsula highly accessible. The strategy: To encourage the supportive triangle; housing, industry and amenity. New opportunity sites In response to the lack of development occurring in Mahon since the mid eighties, the 1992 Development Plan proposed a strategy, which involved the encouragement of a mutually supportive triangle of uses housing, industry, amenity. This would involve the construction of additional private housing to achieve a social balance in the area and varied industry to provide a range of employment opportunities. The 1998 Development Plan Review has identified four opportunity sites suitable for residential or commercial purposes in addition to the commencement of the Lough Mahon Technology Park near Skehard Road/South Ring Road. Policies concerning the Ursuline estate In the Cork City Development Plan Review 1998 the historic convent building and the Sacred Heart Chapel are listed for protection. The area surrounding the historic convent buildings is zoned as (a) Land on which Development may be Restricted or Prevented for Amenity reasons; visually important land providing the setting for a landmark building. Summary, City Development Plan Review 1998 The main objectives for the Mahon area, as described in Cork City Development Plan Review 1998 etc. can be summarized as follows: The retention of the listed buildings/protected structures as well as the retention of the important qualities of the setting of the important landmark buildings. Supporting efforts to improve amenity values Requirement of 20% affordable housing Strengthening of the mutual supportive triangle of uses; housing, industry and amenity Supporting/improving social balance Strengthening of the mutually supportive triangle of uses; housing, industry and amenity Supporting efforts to increase employment 3.2 Housing Strategy A joint housing strategy for the Cork area (11 planning authorities) is incorporated into the development plans for the Greater Cork Area. The joint housing strategy requires 20% of new housing developments to be allocated for affordable housing. There are no requirements for social housing as part of the 20% in the Mahon area. F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 13
Cork City Development Plan Review 1998 4 Objectives for the Development Brief Area 4.1 General objectives The objectives for proper planning and sustainable development of the area concerns the Mahon area in general or the Ursuline Convent estate in particular. In general Cork City Council wishes to support initiatives and 14 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
developments that will: contribute to the regeneration of the Mahon area in social and economic terms, taking account of the general strategy for the development of the city contribute to improving employment and social inclusion in the Mahon area. contribute to the provision of medium- to high-quality private housing, capitalizing on the high quality of the natural landscape in the southern Mahon as well as the urban environment in Blackrock Village Objectives for the Development Brief area The physical planning for the Development Brief Area should aim to support: The retention and improvement of the convent complex, its setting, significant spaces and elements, including the original and later building fabric as well as the man-made landscape in which the important buildings are set. The future use of existing and new buildings should be compatible with the sustainable retention and re-use of the convent complex. It is not enough that new interventions do not actively damage the important elements (both buildings and the landscape setting) of the site. The buildings and land have a tremendous character given by the quality and ambition of the original 1720s and later 1820s architectural and landscape conceptions. It would be equally damaging to this character if any new intervention merely avoided damaging the physical or contextually important elements of the complex as a whole. An appropriate new architectural and landscape re-conception is required, based on a full understanding of the place as it is at present (i.e. with its strengths and weaknesses clearly understood) and of the nature of the alternative uses being proposed, in order not to damage the importance of the place, and to achieve the immense potential which it has. The retention and improvement of the visual contact between the historic convent buildings and Blackrock Village and harbour. Development has already occurred to the north side of the convent which has taken from the strong original relationship between the house, the village of Blackrock, the harbour and F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 15
river. It is crucial to the significance of the complex that any new development, within the convent grounds and outside them, should be carried out in a way that redresses and does not further erode the connection The retention and development of an attractive and safe institutional environment for schools/community services west/north-west of the historic convent. The retention and development of an attractive and safe residential environment east/north-east and south of the historic convent. Sustainable development of the areas south of the convent complex for residential and small-scale commercial purposes. Development of the lands to the south has the potential to enhance or damage the significance of the site. It is important that the nature and design of any development in this area are carried out in a way that enhances and builds on the character of the convent complex and its setting. The existing character is given by fields, boundaries of hedgerows and the many mature trees. The long views towards the convent buildings from inside and outside the site, and away from it towards the south are an important part of the character and should inform the layout and design of any new residential or commercial development. Ursuline Convent seen from the south 16 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
5 Recommendations for planning and development 5.1 Protected structures The retention and improvement of the protected convent buildings are important objectives. The retention of the significance of the man-made landscape which provides the setting for the buildings, as well as the urban context of the convent complex are considered equally important. The convent is an important part of the village environment Vehicular access 5.2 Urban context Improving the relations between the village and the convent complex is an important objective. Today the visual contact between the historic convent building and Blackrock Village and Blackrock Harbour is obstructed by the hedge/plantation behind the Citizens Information Center. Both the convent complex and the village would benefit from the removal of this plantation, thus underlining the setting of the main convent building as well as improving the view from the convent. In a long-term prospect, the Citizen Information Centre building could be relocated, perhaps as part of a new development at Blackrock Harbour. 5.3 Movement In principle the northern part of the convent estate should be serviced/accessed from Blackrock road. The southern part of the convent estate should be accessed from a new road from Skehard Road. Developments in the surroundings of the historic convent buildings could furthermore benefit from access points from Convent Road and Skehard Road. Main options for vehicular access to the area Two main access points Additional third access point F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 17
Footpaths/paths Pedestrian access to the convent area can be improved by refurbishing two existing paths from Blackrock Road (see map) to the new secondary school and to the existing primary school. The existing path from Convent Road could service the new developments in the surroundings of the historic convent building. Developments in the southern part of the convent estate could benefit from one or more connections (steps) to the public walkway (future bus lane) west of the convent estate. 5.4 Amenity and landscape The development and maintenance of the public amenity in the vicinity of the convent estate are important issues in achieving the goals, that are set out in the Cork City Development Plan Review 1998. A future refurbishment of Blackrock Harbour could reestablish the harbour as the attractive, central point of interest in the village. Within the area is a considerable number of mature trees. It is highly desirable that these trees are seen as an important amenity asset in any development and should be retained and integrated in future proposals for the site. Public open space south of the convent estate 18 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
5.5 Recommendations and guidelines for layout, land-use, density and heights. The following recommendations for the proper planning and sustainable development concern the layout, land-use, density and building heights within the Development Brief Area. New developments in the area should retain, add to and improve the obvious qualities of the area and of the setting of the convent complex, including the sense of a parkland landscape. For this reason new buildings should not be erected within the area marked with a in Cork City Development Plan Review 1998 (see page 13). Layouts for a parkland landscape The diagrams below show two different principles for layouts that both have a parkland landscape development as an important objective. Left: New developments concentrated centrally in a parkland landscape. Right: New developments located at the edges of the area, utilizing the central parts as a parkland landscape. Density and heights Given the present and planned usage and the vehicular accessibility of the estate, the greatest development potential is in the southern parts of the area. To create an attractive, sustainable and safe residential environment efforts should be made to minimize throughtraffic by placing development of the highest density close to vehicular access points. In general the recommended plot ratio / building heights considered suitable (subject to detailed appropriate design and consideration of the impact on the adjacent protected structures and their setting) are as follows: F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 19
The historic convent and Skehard Road areas Plot ratio: < 1.0. Building height: 1-4 storeys. Other areas - Plot ratio: < 0.35; Building heights: 1-2 storeys. Land-use and build-density Land use The future use of the historic convent/protected structures should be compatible with a sustainable retention of the protected structures/listed buildings and their complex / setting / context, as well as the surrounding areas. The map shows the recommended land use, considered compatible with the present landscape and built environment. The realistic options for vehicular access/movement within and relative to the convent estate are shown on the map above. 20 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent
6 Relevant publications and reports Cork City Development Plan Review 1998, Cork Corporation, 1998 The Arnold Report : The Ursuline Convent, Blackrock, Cork, Paul Arnold Architects, 1999 Residential Density, Guidelines for Planning Authorities, DOELG, 1999 Cork City Residential Guidelines (Draft Copy), Cork Corporation, April 2002 F:\Planning policy\development guidance\site development briefs\south east suburbs\ursuline convent 21