Warning that €200m Mahon Point redevelopment will add to 'deteriorating traffic situation'

TII emphasised that it "will not be responsible for any costs" for alterations to the N40 and Mahon Interchange as a result of these plans

A CGI configuration of the Mahon Point extension proposal. Picture: Visual Lab Ireland.

Transport Infrastructure Ireland (TII) has warned that plans for Mahon 2.0, an ambitious €200m project at Cork’s largest retail complex including over 250 new apartments, will further add to a "deteriorating traffic situation" in the area.

In a submission to Cork City Council, the agency warned that the substantial development would further decrease capacity on the Mahon Interchange Junction 10, and that given the existing, permitted and planned developments around Mahon and Jacob's Island, the current project could have a significant impact on the operation and safety of the national road network.

The city council received an application from Deka Immobilien in July last year for a major €200m mixed-use investment in Mahon Point in Cork City, with the plans including 251 apartments, an office block for up to 580 workers, a new civic plaza/market square for gatherings such as the weekly farmers markets, a multi-storey car park, a discount retailer, and eight to 10 additional “bigger box” shops.

However, the council put the brakes on the extensive plans in the following September, seeking assurances on concerns such as transport impacts in the area.

Actual impact 'not captured'

Now, TII has said that it is not convinced that the assessments prepared by the plan developers, Deka Immobilien, have "effectively acknowledged nor captured" the actual impact of the proposed project on the receiving road network, especially for the national road network. 

"TII consider that the methodology of the assessments undertaken, evaluation and the arising mitigation measures remain inadequate. 

The N40 Cork South Ring Road is one of the most heavily trafficked roads in the country, after the M50.

"There appears to be a reliance, especially in the medium- long term, on the delivery of a sustainable travel offer. The timescale for delivery of these significant public transport investments is uncertain."

The N40 Cork South Ring Road is one of the most heavily trafficked roads in the country, after the M50.

TII also emphasised that it "will not be responsible for any costs" for alterations to the N40 and Mahon Interchange as a result of these plans and the cumulative permitted and planned development proposals in the Jacobs Island and Mahon area.

PMCA Economic Consulting estimated the economic impact of the development to be €3.1bn over a 25-year period. It said the applicant envisaged construction starting in the second half of next year and completion of the development in mid-2029.

The report estimates that during the construction phase, 939 jobs will be created through direct, indirect, and induced impact. During the operational phase, 4,374 jobs are estimated to be created under the same headings.

Mahon 2.0 planned redevelopment 

Far-reaching implications

The agency said there was already a "recognised deteriorating traffic situation" in the Jacobs Island and Mahon Area, which could have a significant impact on the operation and safety of the national road network without an agreed means of resolution for the development area.

"Adding any additional development traffic incrementally to this recognised “at capacity junction” is not “background traffic,” TII noted.

It warned that adverse impacts on this junction may have "much wider repercussions," not only for the national road network and public investment being made in transport in the vicinity, but also for the businesses and communities within the wider Cork City region.

"TII is of the opinion that there remains deficiency in data, analysis and mitigation measures submitted with the planning application to demonstrate that the proposed development in conjunction with the existing Mahon Shopping Centre and the cumulative impacts of permitted developments in the area ensures no further detrimental impact on capacity, safety or operational efficiency of the existing constrained and congested national road network in the vicinity of the site," the agency concluded. 

Cork City Council are due to decide on the ambitious Mahon 2.0 project next week.

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