2140068
Permission for development of a new research facility at the site at: University College Cork, Distillery Fields, North Mall, Cork T23XA50. The proposed development will consist of: Construction of a new purpose-built research facility comprising of approximately 16,135 sqm (GIA) rising from 4 storeys at the east to 7 storeys at the west. This comprises a mix of research laboratories, with support accommodation of seminar rooms, offices, exhibition space and café. Construction of a separate stand-alone two storey utilities building of approximately 190 sqm which incorporates a new sub-station (relocating an existing sub-station on the site). Construction of a new walled enclosure to contain a central gas store, water tanks, bins and general storage areas. Construction of two single storey secure bike parking structures, 60.5 sqm and 80.5 sqm. Relocation and rationalisation of the existing 154 car parking spaces into a new central car park. All ancillary development including site wide landscaping. In order to facilitate the above proposals, which are in line with the National Planning Framework and Cork City Development Plan 2015-21 objectives (refer to the Urban Design Framework Section 2), the former Irish Distillers Bottling Plant, associated parking, hard standing and existing utility buildings are to be demolished. The equipment, processes and operations in the new laboratory building will be subject to a Trade Effluent Licence and biannual testing on emissions to atmosphere for several parameters to ensure that the stated limits are not exceeded. This will be an extension of Tyndall's current licensing agreements. The development will involve works adjacent to Alderman Reilly's Bridge (PS814) and will be within the curtilage of Distillery House and Chimney (PS813), which are protected structures identified on the Record of Protected Structures of the Cork City Development Plan 2015-2021. An Environmental Impact Assessment Report (EIAR) has been prepared and will be submitted to the planning authority with the application. A Natura Impact Statement (NIS) will be submitted to the planning authority with the application.
Core Planning Reasoning
The proposed development is inconsistent with the building height and density spatial strategy of the Cork City Development Plan 2022-2028, as it is classified as a 'tall building' in a location not identified for such development.
Decision Maker's Conclusion
- While the principle of expanding the Tyndall National Institute is supported by national and regional policy, the proposed 4/5/6 storey height exceeds the target height range of 2-4 storeys set out for this sub-area in the current Development Plan.
- The revision of the scheme at RFI stage satisfactorily addressed concerns regarding industrial heritage and landscape impact, but the subsequent adoption of the 2022-2028 City Development Plan created a direct policy conflict regarding building height strategy.
- The Appropriate Assessment and Environmental Impact Assessment concluded that with the implementation of mitigation measures, the project would not adversely affect the integrity of European sites or result in unacceptable environmental impacts, yet refusal is recommended solely on the basis of statutory height policy non-compliance.