Plans approved for the first phase of Cork's South Docks redevelopment

Will involve demolition of iconic R&H Hall grain silos to make way for offices and apartments

An artist impression of the proposal from O'Callaghan Properties for the redevelopment of Cork's South Docks. Picture: Flythrough

The radical redevelopment of Cork's South Docks has passed the first stage of the planning process.

Cork City Council has given the go-ahead for the first phase of development, under O'Callaghan Properties (OCP) branded ‘South Docks’ development banner. The development is valued at €350m, on a 4.1-acre plot on the city's Kennedy Quay.

The ambitious ‘first phase’ includes a 122,000sq ft 130-bed rehabilitation hospital to be owned by French health and nursing home operators Orpea; 450,000sq ft of offices; two apartment blocks of about 80 units each, one for the rental sector, the other for owner-occupiers.

This phase of the South Docks project has the potential to create approximately 5,000 new jobs when fully developed. OCP is also planning to lodge an application shortly for 1,300 apartments on the adjoining Gouldings site in South Docks, under the Large Scale Residential Development (LRD) process. 

The South Docks scheme envisages demolition of the early 1900s-built concrete R&H Hall grain silos which the company says are not adaptable to new purposes.

In tandem with the planned relocation of port operations to Cork's lower harbour the South Docks redevelopment is set to further redefine Cork's docklands which have already seen extensive redevelopment in recent years on the River Lee's north bank close to Kent Station.

The South Docks plans include the repurposing of the iconic red-brick Odlums building on Kennedy Quay, dating to the 1890s and extended upwards in the 1930s. 

Planners in City Hall last week granted approval for the South Docks' initial plan, however, the decision could be subject to an appeal to An Bord Pleanála. The council imposed 49 conditions including requirements to adequately mark the former grain silos such as artwork that will demonstrate the original use of the structure. Development contributions of €5.6m must also be paid to the council.

The South Docks plans include the repurposing of the iconic red-brick Odlums building on Kennedy Quay, dating to the 1890s and extended upwards in the 1930s. 

"O’Callaghan Properties very much welcomes the decision of Cork City Council to grant planning permission for what will be a transformative re-vitalisation of Cork city’s South Docks area," Brian O’Callaghan, Managing Director of OCP said.

"The Council’s decision is a really positive confirmation of our project’s potential to create a major driver of economic activity and employment in Cork city centre and a cultural and tourist landmark for years to come. The project will be a key enabler to achieve the objectives set out in key national and local strategic policies such as Project Ireland 2040, the National Development Plan and the current and proposed City Development Plan.

"This is very good news for Cork but there is a lot of detail in the permissions to be worked through at this point. We will be starting that work with our consultants immediately with a view to starting on site as quickly as possible," Mr O'Callaghan said.

Conor Healy, the Cork Chamber CEO, said the regeneration of the docklands has been much anticipated, and they are pleased that this transformative project is progressing. “The significance of delivering this project and the opportunities for it to drive economic growth have been long recognised,” he said.

“The ambition and vision of O’Callaghan Properties in acting upon and working to deliver this project is to be commended.” “The South Docks pose the opportunity to contribute to a diverse and vibrant residential and business community. As housing supply is at critical levels, viability, affordability and a constructive process for developments are key to ensuring housing
and infrastructure plans already in the making are delivered at pace.”

The redevelopment of Cork's South Docks will have a major impact on the region's economic development and represent the latest stage in the transformation of the city's docks. While proposals for significant development in the dockland areas have been mooted for decades, it is only in the past 20 years that new developments have progressed.

Office and hotel developments such as Lapp's Quay and One Albert Quay replaced port-related infrastructures such as coal yards and warehouses. The Elysian apartment complex, for a time Ireland's tallest building, replaced the former An Post sorting office. OCP began their entry to the Docklands with the 2019-completed One Navigation Square and the 2020-completed Two Navigation Square. Work is also likely to proceed on a third element of this development.

Developers JCD say they are also at detailed design, costing, and tendering phase for their office development on the site of the former Sextant pub with the project likely to commence construction early next year.

The North Docks in Cork have been similarly redrawn. As reported in the Irish Examiner in June, the Penrose Dock development from JCD defied any fears of a post-pandemic slump in demand for office space. The 250,000 sq ft development is now fully let. It is located close to Kent Station and near the HQ development facing Horgan's Quay where Apple has taken further city-centre offices. Construction is also well underway on the adjacent No 2 Horgan's Quay through a joint venture between Bam and Clarendon. The partnership also developed The Dean hotel which opened in 2020.