Cork Sullivan's Quay student apartment plan is appealed

Bam said a City Council condition cutting floors threaten the project's viability

Computer-generated image of the revised student apartment plans for Cork's Sullivan's Quay.

Plans to deliver a 500-bed student apartment development in the heart of Cork city have been delayed until January.

Bam Property Ltd was last month granted permission for the development on the long-vacant, former tax office site on Sullivan's Quay, which was demolished in 2019.

The original application sought approval for 503 apartment bed spaces in 67 apartments, ranging in size from four to eight beds with associated tenant amenity facilities, including a landscaped internal courtyard, a gym, an entertainment room and student hub. The proposals should also benefit the surrounding streets as the plans provide for public realm upgrades on Sullivan’s Quay, Drinan St, Cove St and Meade St.

The number of apartments was reduced to 495 in revised plans submitted earlier this year.

Planners in Cork City Council approved the plans but imposed a condition to omit floors from two blocks. In their appeal to An Commisíun Pleanála, Bam said this condition would strip out a further 74 student beds and asked the commission to omit the condition.

They point out that a previous permission for a hotel and office development on the site established the location as suited to a landmark building. They also said the condition threatens the viability of the project.

"The Commission will note the considerable challenges surrounding the redevelopment of city centre brownfield sites and the unnecessary design changes outlined in Condition 2 threaten the viability of the project," Bam said.

Another condition restricts occupation to student accommodation only. In its appeal, BAM said this is a likely drafting error and wants the Commission's standard wording substituted, allowing tourist or visitor use outside academic terms.

Along with the applicants' Bam, the heritage body An Taisce also appealed the Council's decision to grant permission. They said the commission should overturn the Council's decision and refuse permission for the development. An Taisce's two stated grounds are the excessive height, scale and massing of the complex in a historic inner-city area and its discord with the adjoining townscape.

An Commissíun Pleanála is expected to issue a final decision on the case in early January.

New student apartment buildings have featured strongly across Cork's city centre development works in recent years. Bam completed the 420-bed Leepoint in 2020 on the former Beamish & Crawford brewery site.

Bróga House on the site of the former Square Deal Furniture Store on Washington St/Western Road and Ashlin House on Bandon Road, which, between them, added 832 student beds in the city in 2022/2023.

UCC's Crow's Nest development at Victoria Cross added another 255, while Bottleworks, the largest PBSA in the city, added 623 beds in 2024.

Bam is currently engaged in the tendering process for the planned Events Centre for Cork. 

The Dutch-headquartered firm has long planned the development of a multi-functional concert arena on the site of the former Beamish & Crawford brewery site. Competitive bids for the events centre come from the Cork GAA with a proposal for the conference venue outside Páirc Uí Chaoimh and from Tom Coughlan's Urban Green Private at the Marina Market.