Proposed bar and restaurant in the Cork Docklands is not currently 'financially viable'

John Cleary Developments seek permission to change planned bar/restaurant into office space

Work is ongoing on the Railyard residential development on Cork's Albert Quay. Picture: Larry Cummins

The developer of Ireland's tallest residential building, currently under construction in Cork, has said a planned bar and restaurant at the site is not currently financially viable and is seeking permission to change it to office use.

John Cleary Developments (JCD) is currently building the 25-storey, 217-unit Railyard apartments scheme on the old Carey’s Tool Hire and Sextant site in the city centre. A previous planning application included permission to redevelop the adjacent, former Blackrock and Passage Railway terminus and ticket office into a bar and restaurant.

However, in a fresh planning application lodged this month, JCD, through Progressive Commercial Construction, said the permitted bar/restaurant use in the Terminus building "is just not currently financially viable."

The application includes a report from estate agents Savills, who have been trying to identify a potential user of the location but said they have been unable to do so. Those contacted included Press Up/Eclective, Toca Social, the Wright Group, Tony Cross Restaurants, Market Lane Group, the Louis Fitzgerald Group, BrewDog, the Emporium Company and the Chris Kelly Group, along with other hospitality and leisure operators active in the Irish market. 

The Savills report said that potential operators pointed to a variety of barriers. Some said the Docklands is seen as still at an early stage of commercial establishment, and several operators said they would prefer to watch how the area develops before committing. Another issue was fit-out costs, with industry feedback putting the fit-out bill for the unit at €5m to €6m. Industry participants also reported to Savills that the wider Cork hospitality market has experienced significant challenges in recent years. The report noted that the former Electric bar on South Mall remained on the market for a prolonged period after it closed before securing a new operator.

JCD said that while the proposal is on a key access route from the docklands to the city centre, the market depth just doesn't exist. Alongside the construction of the apartments, JCD has begun a €2.5m renovation of the historic ticket office including a new roof, new windows, flooring and full new electrical and mechanical systems.

A spokesperson for JCD said: "The restoration of the listed buildings on site is a really important part of the Railyard project from our perspective and we are anxious to have a sustainable long-term use of both the terminus and Carey House buildings. We are working closely with our conservation architects, JCA Architects to ensure the works are done to an extremely high standard that will allow for this building to remain available for use for this and future generations. This proposal will provide best in class office space which will add to the vibrancy of the location and is consistent with the development of the overall area."

The application is the latest change sought for the development at the site. Permission was originally granted in 2020 for residential apartments at the location. JCD subsequently lodged revised plans for an office development at the location, stating that apartments were not financially viable. While permission was granted for the office change, JCD reverted back to residential plans in 2024, lodging a revised application for a near €100m development in association with Cork City Council and housing agency Cluid.

The residential development is on course for completion in November 2027. Site contractors PJ Hegartys continue to bring shape to the project, with floorplates poured up to the 15th floor of the main tower, and façade contractors having started work on site.