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Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Impact Assessment
Prepared by
John Cronin & Associates
Unit 3A Westpoint Trade Centre
Ballincollig, Co. Cork
On behalf of
Lyonshall (Bandon Road) Limited
c/o Harry Walsh Planning
Joyce House
Ballincollig, Co. Cork
March 2020
Contents
1. Introduction ..................................................................................................................................2
2. Context.............................................................................................................................................4
3. Description of site ..................................................................................................................... 17
4. Assessment of impact .............................................................................................................. 18
5. Conclusions and recommendations ................................................................................... 20
6. References ................................................................................................................................... 21
Appendix 1: NIAH Descriptions .................................................................................................... 22
Appendix 2: Photographic record ............................................................................................... 25
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 1
1. Introduction
John Cronin & Associates, commissioned by Lyonshall (Bandon Road) Limited, have prepared this
archaeological and built heritage impact assessment of a proposed student development at
Bandon Road, Cork City (Figure 1). Planning permission is sought for alterations to and extension
of a student accommodation development permitted by ABP 303437-19 at O’Riordan’s Joinery,
Bandon Road, a portion of the Church of the Immaculate Conception, Lough Road, 74 Bandon
Road and no’s 1& 2 Ardnacarrig, Bandon Road, Cork. The revised residential development will
provide for 77 no. student apartments consisting of 554 bed spaces and all ancillary site
development works. The proposed development includes:
a. Demolition of existing structures including No. 74 Bandon Road, a single storey former
butcher shop on Bandon Road and No’s 1& 2 Ardnacarrig, Bandon Road;
b. Construction of a new student apartment building fronting Bandon Road (Block 5) which
will range in height from 1 to 5 storeys and will contain shared amenity, study areas,
building management and café at ground floor level;
c. Alterations to permitted Blocks 1 and Block 2 to include the addition of 1 storey to that
previously permitted, to provide for a building ranging in height from 4 to 6 storey. The
proposed development also makes provision for the re-location of a mobile
telecommunications mast from the roof of the existing industrial building, to the roof of
Block 2 of the proposed development;
d. Alterations to permitted Block 4 to provide for an amendment to floor to ceiling heights
at all levels and an addition of 1 storey to that previously permitted to provide for a 5 and
6 storey building;
e. Construction of a 3-storey building fronting Bandon Road with a retail unit/coffee shop
at ground floor level and 1 no. 3-bedroom student apartment on the upper floors; and
f. Access to the proposed development will be via a gated entrance from Bandon Road and
from upgraded junction between Magazine Road and Bandon Road, which will include
traffic calming measures, enhanced pedestrian public realm and dedicated bus set down
area.
Ancillary site works to include provision of a substation/ switch room / boiler room, bin store
and a pump room / gas cylinder store, associated landscaping and internal shared surface
courtyards with car and bicycle parking.
This report presents a baseline context for the recorded archaeological and architectural heritage
resources within the vicinity of the proposed development site and then assesses potential
impacts the proposed development may have on these resources. While the report is not intended
as a visual impact assessment of the proposed development, it does assess potential indirect
impacts on the setting of these resources.
The following presents a summary of the structure and content of the report:
Context (Section 2)
This section firstly presents a summary of the relevant legal statutes and local authority planning
policies designed to protect the archaeological and built heritage resource. The principal sources
reviewed for the identification of the known archaeological resource were the Sites and
Monuments Record (SMR) and the Record of Monuments and Places (RMP) for County Cork. The
Record of Protected Structures (RPS) and the National Inventory of Architectural Heritage (NIAH)
were the main sources consulted for assessing the designated architectural heritage resource.
The results of a desk-based study of the published archaeological, historical and cartographical
sources relevant to the proposed development site are then presented. These resources can
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 2
provide valuable information on the potential for the presence of unrecorded, sub-surface
archaeological features within both rural and urban environments. The sources consulted as part
of the desk-based study include the following:
• Archaeological Inventory of County Cork (Volume 2) - This publication presents summary
descriptions of the recorded archaeological sites within the south and east areas of the
county and encompasses the Cork city urban area.
• Cork City Development Plan (2015-2021): this publication lists the buildings and structures
included in the RPS and it also presents the Council’s policies and objectives designed for the
protection of the archaeological and architectural heritage resources within the city,
including the designation of Architectural Conservation Areas (ACA) and Historic Street
Character Areas (HSCA).
• Database of Irish Excavation Reports - The Database of Irish Excavation Reports contains
summary accounts of licensed archaeological excavations carried out in Ireland (North and
South) between 1970 and 2019.
• Cartographic and Aerial Images - A range of available cartographic sources were examined
for the study area as the detail on cartographic sources can indicate past settlement and land
use patterns in recent centuries and can highlight the impact of modern developments. This
information can aid in the identification of the location and extent of unrecorded, or partially
levelled, features of archaeological and architectural heritage interest. Available aerial
images of the proposed development site were also consulted in order to ascertain if any
visible traces of levelled archaeological sites were evident.
• Placenames Database - This online database (www.logainm.ie) contains archival records
research undertaken to establish the correct Irish language roots of historical placenames.
• Literary Sources - The relevant published sources consulted as part of the assessment are
listed in Section 6 of this report.
Site description (Section 3)
The proposed development site was inspected on a number of occasions and extracts from the
photographic record are presented in Appendix 2 of this report.
Assessment of impact (Section 4)
The assessment of the significance and level of impacts of the proposed development on the
archaeological and built heritage resources has been informed by guidelines published by the
International Council on Monuments and Sites (ICOMOS 2011).
Conclusions and recommendations (Section 5)
This section provides a summary of the information collated as part of the assessment and
presents a conclusion on the potential impacts of the proposed development on the
archaeological and built heritage resources. A series of mitigation measures are then presented
as recommendations which are subject to the approval of the planning authority and the National
Monuments Service.
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 3
2. Context
Summary of Existing Environment
The proposed development site (area 0.97 ha) is located within a property on the south side of
Bandon Road in an area of the western city suburbs developed during the 19th century. The
majority of the site is occupied by modern commercial buildings, with an associated car park to
the front (north) and corrugated warehouses to the rear while the southeast corner extends into
a green field area. The north end of the site also contains three attached street front buildings of
late Victorian or Edwardian date, which comprise a pair of two-storey houses and a one-storey
former butcher’s premises.
Figure 1: Existing layout of site with proposed development boundary outlined in red
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 4
The site is located on the crest of a natural ridgeline that extends up Barrack Street to the east
and continues through the Glasheen area to the west. While views are now constrained by the
existing built environment the ridge would formerly have commanded extensive views over the
Lee valley to the north and over a natural lake, named The Lough, to the south. The lake is located
80m to the south of the proposed development site and its existing form as an amenity feature
dates to the 1920s when it was encircled with a low concrete margin and the surrounding green
area was landscaped.
The main architectural feature within the environs of the proposed development site is the
Church of the Immaculate Conception (hereafter referred by its local name of the Lough Church)
and its attendant buildings which are located to the east end of the site. The church is not a
recorded archaeological monument or a Protected Structure but has been included in the
National Inventory of Architectural Heritage (NIAH).
Further details on the physical nature of the proposed development site and its environs are
presented in the section describing the results of the field inspection undertaken as part of this
assessment (Section 3).
Legal and Planning Context
The management and protection of cultural heritage in Ireland is achieved through a framework
of international conventions and national laws and policies. This is undertaken in accordance
with the provisions of the ‘European Convention on the Protection of the Archaeological Heritage’
(the Valletta Convention) and ‘European Convention on the Protection of Architectural Heritage’
(Grenada Convention). Cultural heritage can be divided loosely into the archaeological resource
covering sites and monuments from the prehistoric period until the post-medieval period and the
architectural heritage resource, encompassing standing structures and sites of cultural
importance dating from the post-medieval and modern period. In addition, local place-names,
folklore and traditions are considered part of our cultural heritage. The legislation; national
policy statements, guidelines and advice notes relevant to this assessment include:
− National Monuments Act 1930 (and amendments in 1954, 1987, 1994 and 2004).
− Heritage Act (1995)
− National Cultural Institutions Act (1997)
− Architectural Heritage (National Inventory) and National Monuments (Misc. Provisions)
Act (1999)
− Planning and Development Act (2000 and as amended)
− Architectural Heritage Protection: Guidelines for Planning Authorities (Department of Arts,
Heritage, and the Gaeltacht, 2011)
− Framework and Principles for the Protection of the Archaeological Heritage (Department
of Arts, Heritage, Gaeltacht and the Islands, 1999)
Relevant Archaeological Legislation and Policies
The National Monuments Acts 1930 to 2004, the Heritage Act 1995 and relevant provisions of the
National Cultural Institutions Act 1997 are the primary means of ensuring the satisfactory
protection of archaeological remains, which are deemed to include all man-made structures, of
whatever form or date, except buildings habitually used for ecclesiastical purposes. A National
Monument is described as ‘a monument or the remains of a monument, the preservation of which
is a matter of national importance by reason of the historical, architectural, traditional, artistic or
archaeological interest attaching thereto’ (Section 2, National Monument Act, 1930).
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 5
The Record of Monuments and Places (RMP) was established under Section 12 (1) of the National
Monuments (Amendment) Act, 1994 and is based on the earlier Sites and Monuments Record
(SMR). It comprises lists and maps of archaeological monuments and relevant places in respect
of each county in the State. All sites recorded on the RMP receive statutory protection under the
National Monuments Act 1994. The Minister must be given two months advance notice of any
proposed work to a recorded monument in order to allow the National Monuments Service (NMS)
time consider the proposed works and how best to protect the monument. Any works to an
archaeological site listed in the RMP must also be licenced by the NMS.
The online records of the Archaeological Survey of Ireland (ASI) were consulted as part of the
assessment. The ASI issued the county SMRs between 1984 and 1992 and these formed the basis
for the statutory RMP which were issued for each county in the State between 1995 and 1998.
Since the publication of these records, the ASI has continued to record and add entries to the SMR.
In addition, the NMS has developed an online database and mapping resource known as “Historic
Environment Viewer” (www.archaeology.ie) which facilitates access to the SMR database as well
as the National Inventory of Architectural Heritage (NIAH).
The Cork City Development Plan 2015-2021 contains a range of policies and objectives in relation
to the protection of the archaeological heritage of the city and examples relative to the present
assessment include the following:
Table 1: Relevant Cork City Development Plan archaeological objectives
Reference no. Stated Policy/Objective
Objective 9.7: Preservation of archaeological remains in-situ
In accordance with national policy (and in the interests of sustainability) impacts on the buried
archaeological environment should be avoided where possible.
Objective 9.16 Large-scale Development (outside the boundaries of a RMP)
Outside the Zone of Archaeological Potential of a RMP, where in the opinion of the City Council
a development involves major ground disturbance; archaeological conditions may be applied
particularly in the vicinity of known monuments.
Objective Industrial Archaeology
9.18: All development proposals for industrial buildings and sites of industrial archaeological
importance must be accompanied by an archaeological assessment of the building(s) and their
surrounding environment. Retention and/or incorporation of industrial buildings will be
encouraged. Where in exceptional circumstances demolition is permitted, a detailed building
report will be required.
There are no recorded archaeological sites within the proposed development site or within 300m
of its boundary. The proposed development site is located approx. 0.9km to the southwest of the
medieval city and is outside the Primary and Secondary Zones of Archaeological Potential around
the medieval core as designated in the Cork City Development Plan (Figure 2).
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 6
Figure 2: Map showing general site location (red dot) in relation to the designated zones of archaeological
potential surrounding Cork city centre (source www.corkcity.ie)
Architectural Heritage Resource
Protection of the built heritage resource is provided for through a range of legal instruments that
include the Heritage Act, 1995, the Architectural Heritage (National Inventory) and National
Monuments (Misc. Provisions) Act, 1999, and the Planning and Development Act 2000.
The Heritage Act 1995 protects all heritage buildings owned by a local authority from damage
and destruction. Section 2.1 of the Act describes architectural heritage as ‘all structures, buildings,
traditional and designed, and groups of buildings including streetscapes and urban vistas, which
are of historical, archaeological, artistic, engineering, scientific, social or technical interest,
together with their setting, attendant grounds, fixtures, fittings and contents, and, without
prejudice to the generality of the foregoing, includes railways and related buildings and
structures and any place comprising the remains or traces of any such railway, building or
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 7
structure’. The Heritage Council was also established under the Heritage Act in order to promote
the interest in, knowledge and protection of Irish heritage, including the archaeological and
architectural resources.
The Planning and Development Act 2000 obliges planning authorities to keep a Record of
Protected Structures (RPS) of structures of special architectural, historical, archaeological,
artistic, cultural, scientific, social or technical interest. As of the 1st January 2000, all structures
listed for protection in current Development Plans, have become ‘Protected Structures’. Since the
introduction of this legislation, planning permission is required for any works to a protected
structure that would affect its character. The Act contains comprehensive powers for local
authorities to require the owners and occupiers to do remedial works on a protected structure if
it is endangered, or protected structures or a townscape of special character that ought to be
restored. The Cork City Development Plan (2015-2021) does not designate any Protected
Structures within the proposed development site or within 300m of its boundary.
The Architectural Conservation Areas (ACAs) within Cork City are defined in the Cork City
Development Plan as a place, area, group of structures or townscape that is of special
architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest or
contributes to the appreciation of protected structures. The purpose of these designations is, in
part, to ensure uniformity in approach to a wide variety of individual planning applications within
highly evolving urban areas. The proposed development site is not located within an ACA but
there are three examples within the surrounding streetscape (Greenmount, Bandon Road and
College Road) and these are described below (Section 3).
The Cork City Development Plan also designates a number of Historic Street Character Areas
(HSCA) centred on various older residential areas outside of the city centre. The areas have street
frontages and groups of buildings of architectural and social interest in terms of their group value,
building volume, roof pattern, and elevational treatment. The areas are generally urban
vernacular of the following types: historic village nuclei, historic city approaches or groups of
historic housing. The Bandon Road area, including the street frontage in the north end of the
proposed development site, is designated as a HSCA in the current Cork City Development Plan
(ref. Volume II: Map 7; Figure 8 below).
The Architectural Heritage Act 1999 (National Inventory) established the National Inventory of
Architectural Heritage (NIAH) in order to record significant aspects of the built heritage resource
within the Republic of Ireland. While inclusion in the NIAH does not provide statutory protection
to a structure, the inventory is intended to advise local authorities on compilation of Records of
Protected Structures (RPS) as required by the Planning and Development Act, 2000. None of the
buildings within the proposed development site are listed in the NIAH although a number of
buildings/features within its environs have been included (Figure 9; Table 3) and their
published inventory descriptions are provided in Appendix 1 of this report.
The Cork City Development Plan 2015-2021 contains a range of policies and objectives in relation
to the protection of the architectural heritage within the City Council adminstrative area and
examples relative to the present assessment include the following:
Table 2: Relevant Cork City Development Plan architectural heritage objectives
Reference no. Stated Policy/Objective
Objective Record of Protected Structures
9.23:
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 8
Reference no. Stated Policy/Objective
The Council will maintain a Record of Protected Structures, which shall include structures or
parts of structures and their curtilage which are of special architectural, historical,
archaeological, artistic, cultural, scientific, social or technical interest, and which it is an
objective to protect
Objective Protection of NIAH and other structures of built heritage interest
9.28: The City Council as planning authority aims to protect structures of built heritage interest.
Objective Architectural Conservation Areas
9.29: To seek to preserve and enhance the designated Architectural Conservation Areas in the City.
Objective 9.33 Historic Street Character Areas
- To protect the physical and architectural character of these areas, avoiding insensitive
alterations which would detract from their character;
- To seek the provision of higher quality public realm treatments in these areas reflecting their
social value to the city.
Objective 9.60 Other Elements of Built Heritage
Many non-structural elements such as curtilage features, historic gardens, stone walls, historic
ironwork, historic plaques and street furniture (post boxes, horse troughs etc.) contribute to our
built heritage. These items are often an integral part of the urban landscape or provide
significant historic references which contribute to the character of an area. These elements can
be vulnerable to needless, partial or total destruction and theft as well as poor reconstruction
due to carelessness and a lack of awareness.
Archaeological and Historical Context
As previously noted, there are no recorded archaeological sites within the proposed development
site or within 300m of its boundary and it is located outside the Primary and Secondary Zones of
Archaeological Potential around the medieval core as designated in the Cork City Development
Plan (Figure 2). Archaeological monitoring of geotechnical investigations within the site was
undertaken by archaeological staff of John Cronin & Associates in July 2019 and nothing of
archaeological significance was identified.
The development of the environs of the proposed development site has been the subject of two
detailed studies by Richard Henchion (2001 and 2003) and the following section incorporates
summaries of relevant information contained in these publications.
The proposed development site is situated on a top of a ridgeline overlooking a small natural lake
known as The Lough which is located 80m to the south. The existing character of The Lough was
created in the 1920s when it was encircled with a low, concrete boundary feature and the
surrounding green area was landscaped. This water body is associated with a folklore story which
records that it was the former location of a castle belonging to a king, known as Corc, who
restricted access to a magical well within its grounds. As is commonly recounted in similar
folklore traditions associated with other Irish lakes, the well is recorded to have broken and
flooded the area, thereby submerging the castle and creating The Lough.
While there are no recorded archaeological sites in close vicinity to the proposed development
site and it is located outside the medieval core of the city, there is evidence for human settlement
in the Glasheen area to the west dating to at least the 1st millennium AD. This comprises the
discovery of a sub-surface souterrain site (CO074-048----) within a house garden in Lisieux Park
at a distance of 780m to the west of the proposed development site. Souterrains were artificially
constructed tunnels and chambers typically constructed in the early medieval period which
entails the centuries between the advent of Christianity in the early 5th century and the Anglo-
Norman conquest in the late 12th century. The evidence from excavated examples indicates that
the majority of souterrains were constructed between 750-1250 AD and they have been
interpreted as deliberately concealed refuge and/or storage structures. They are often found
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 9within, or in close proximity to, enclosed farmsteads known as ringforts and the discovery of the
example in Glasheen indicates the presence of agricultural communities within this area in the
centuries prior to the development of the medieval city.
While an early ecclesiastical settlement was established in the 7th century around the St. Finbarr’s
Cathedral area, the urban centre developed from a late 11th century Hiberno-Norse settlement in
the South Gate Bridge area which then evolved into the medieval Anglo-Norman walled town
encompassing North and South Main Streets. The proposed development site is located adjacent
to one of the main historic approaches to the medieval city from its western hinterlands. There
are few historical references to this area until the 17th century when the lands were listed
amongst the possessions of William Verden in 1641. The area’s main association with a notable
historical event during this century was when The Lough was recorded as a regrouping location
for a detachment of the Williamite forces during the Siege of Cork in 1690. The initial expansion
of the city suburbs into the area began shortly thereafter when the Corporation, who then owned
the lands, undertook surveys in 1695 in advance of leasing plots to tenants. There are references
in 1749 to the Corporation granting permission for the holding of two fairs at the Lough, initially
held on March 25th and August 15th, as well as deploying soldiers to prevent the riots and brawls
which were a common occurrence at such events.
A burial ground was discovered in 1990 within the back garden of a house located approx. 300m
to the east of the proposed development site and has been designated as a recorded
archaeological site (CO074-075----). The ASI records that the location is indicated as a 'Gallows
Green’ on the 19th century 1st edition 6-inch OS map and that the disarticulated bones of 15
individuals may have been associated with that activity (Power 1994).
The Lough waters are prone to freezing in particularly cold winters and advantage of this
attribute was taken during the 19th and early 20th centuries when the ice was gathered and stored
in specialised structures known as ‘ice houses’. These thickly built, arched stone structures were
constructed to create a cavern-type environment that blocked sunlight and contained a basal
drain to remove the slowly melting ice-water that would otherwise speed the melting process.
While some examples were associated with country house estates, many were operated as
private enterprises and their popularity in the period before the advent of refrigerators is
attested to by the import trade of ice from as far as Canada and Norway to replenish their stocks
at times when local winters were mild. They were a common feature in the environs of Irish lakes
and there were five recorded examples in The Lough area during the 19th century, none of which
are located in the immediate environs of the proposed development site. As the owners of The
Lough, the Corporation both provided leases to the ice house operators to source their supplies
from the lake or otherwise sold them ice directly. While the invention of affordable house
refrigerators in the 20th century proved to be the death knell for the ice house industry the
examples in The Lough area had already gone out use by this time. This was due to health
concerns that followed the expansion of housing in the area as they had sewage outflows that fed
directly into the lake and polluted the waters. An archaeological test trench investigation within
a site to the southeast of the church uncovered the backfilled remains of one of the ice houses
(Purcell 2017). None of the former locations of ice houses within the area have been designated
as recorded archaeological sites or designated architectural heritage structures.
While housing had extended along Bandon Road by the early 19th century, the lands to the south
of the road, including the proposed development site. remained as undeveloped green field areas
at this time. The main enterprise in the area was the Lough Nursery which, as shown on the 1st
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 10edition 6-inch OS map of c. 1842 (Figure 3), occupied much of the lands to the west of the
proposed development site. This operation was run by the Hartland family of Croaghtamore
House, who were prominent landowners in the area during the 19th century and are still
commemorated in the names of housing estates within the surrounding modern suburbs. The 6-
inch map shows the majority of the proposed development site as a vacant plot although a row of
buildings occupying the area along the street frontage (presenting to Denroche’s Cross Roads) is
indicated.
Figure 3: 1st edition 6-inch OS map showing the proposed development site and its environs
Of particular interest on the 6-inch map is the description of the still existing green field area in
the southeast corner of the proposed development site as part of a vacant ‘Ordnance Ground’.
This indicates an association between the site and the former location of an 18 th-century Board
of Ordnance gunpowder magazine constructed in 1777 in the area to the northwest and adjacent
to the street whose name (Magazine Road) still records its former location. The dangers inherent
with the storage of gunpowder were the main reason why the city magazine was moved from the
city centre to this largely undeveloped location in the hills to the west of the heavily populated
urban area. The magazine appears to have fallen into neglect shortly soon thereafter, as attested
to by a Board of Ordnance description of 1788 which noted that it was already nearly in ruins and
had round shot scattered around. The magazine was moved to a more secure location at
Ballincollig Gun Powder Mills, which opened in 1794, and its former site was converted into
housing during the early 19th century. It is, therefore, likely that the presence of the name
‘Ordnance Ground’ on the 1st edition 6-inch map records a former use of the field rather than its
function at the time of survey in the 1830s. The grounds of The Lough Church, constructed in c.
1880, had extended into the east end of this field by the time the 25-inch map was surveyed and
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 11a presbytery building was constructed in this area in the 1930s. The remainder of the Ordnance
Ground still survives as an undeveloped green field area which partially extends into the
boundary of the proposed development site. The former location of the magazine facility to the
northwest has not been listed as a recorded archaeological site or a designated architectural
heritage structure.
The Griffith’s Valuation of 1850 records that there was little housing within the area at that time
and that the majority of those that are listed comprised basic cabins occupied by workmen. The
development of the existing streetscape in the area had commenced by the late 19th century when
builders, such as John Valentine Sisk, began to construct many of the housing terraces that still
occupy the street surrounding the proposed development site. The beginning of this process is
demonstrated on the 25-inch OS map (1888-1913 series) which shows house terraces along the
length of Bandon road with housing estates present in the lands to the west and south of the
proposed development site, which is still indicated as a largely vacant plot at this time (Figure
4). The detail on the 25-inch map also indicates that only one of the houses shown within the
north end of the proposed development site on the 6-inch map was still extant. While this map
shows the church in the area to the east, the existing access lane to Bandon Road is not present.
The public bar, known as Annie Mac’s, located adjacent to the outer edge of the north end of the
western boundary of the site comprises a three-bay, three-storey house, which the NIAH records
was constructed as a private house in c. 1850. The housing terraces to the west of the proposed
development site, Lough View and Croaghtamore Square, and Lough Villa to the south are shown,
indicating that they were constructed in the second half of the 19th century.
Figure 4: 25-inch OS map showing the proposed development site and its environs
The Cassini edition OS map (1930s-40s) indicates that a number of street front buildings had
been constructed within the north end of the proposed development site during the early 20th
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 12century (Figure 5) while the detail on an oblique aerial photograph taken from the southeast by
the Department of Defence in 1945 shows the layout of the proposed development site prior to
its development later in the 20th century (Figure 6). This photograph shows the north end of the
site occupied by number of regularly planted cultivation plots, perhaps as part of a nursery, while
the south end appears to be occupied by an uncultivated green field area with areas of
overgrowth. The southeast area located within the church grounds is shown as a well-maintained
green area that is separated from the main area of the proposed development site by a tree-lined
field boundary.
Figure 5: Cassini edition OS map showing the proposed development site and its environs
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 13Figure 6: Department of Defence 1945 aerial view of proposed development site from southeast
(source: www.corkpastandpresent.ie)
Built Heritage Context
As described above, the proposed development site and its environs are located within an area of
the western city suburbs that is almost entirely 19th century in date. While the commercial
structures within the site boundary are of modern origin, the three street front buildings within
the north end of the site are date from c. 1900. These buildings are not Protected Structure or
listed in the NIAH and are described in more detail in Section 3. The proposed development
boundary in the southeast end of the site is located approx. 70m to the west of Lough Church and
its associated structures. These church buildings are not listed as Protected Structures but have
been included in the NIAH (Table 3).
While the proposed development site is not located within an designated or proposed
architectural conservation area (ACA) there are three examples within its environs (Figure 7).
The boundary of the Greenmount ACA is located outside the east end of the proposed
development site and encompasses the church buildings in this area. This ACA contains a variety
of building types from the small cottages on Gould Street, St. Mary's Terrace and St. Finbarre's
Terrace to the two-storey houses on Centenary Crescent. The Development Plan notes that the
presence of two distinctive buildings, the Lough Church and Lough Community Centre, at either
end of the ACA helps to reinforce the identity of the area. The Bandon Road ACA comprises Nos
39-43 Bandon Road and is located approx. 190m to the east of the proposed development site.
These form a terrace of five two-bay, single-storey and attic artisan houses built c. 1889. These
are described in the Development Plan as particularly distinctive due to the quality of the red-
brick, natural slate and limestone materials used in their construction. The boundary of the
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 14proposed ACA around College Road/UCC is also located to the northwest of the proposed
development site. The north end of the proposed development site extends into the Historic
Street Character Area (HSCA) which extends along Bandon Road (Figure 8).
Figure 7: Architectural Conservation Areas (ACA) within environs of proposed development site
Figure 8: Layout of Bandon Road HSCA in relation to proposed development site1
1
http://www.corkcitydevelopmentplan.ie/images/Downloads/map07.pdf
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 15The NIAH does not list any structures within the proposed development site but does include six
buildings and features within its environs and one of these, Annie Mac’s public bar, immediately
adjoins the west side of the site boundary (Table 3; Figure 8). The NIAH assigns a ‘Regional’
rating to each of these structures.
Table 3: NIAH buildings and features within environs of site
NIAH ref. Class Location Date
20504153 Public Bar (Annie Mac’s) 27 Glasheen Rd c. 1850
20504152 Limestone pavement kerbs Glasheen Rd (east) 1840 - 1880
20504231 Church of the Immaculate Conception Church Grounds c. 1880
20504230 Church of the Immaculate Conception Church Grounds c. 1930
Presbytery
20504232 Church of the Immaculate Conception Church Grounds c. 1880 to present
Graveyard
20504228 Church Regional Tribunal Office Church Grounds c. 1888
Figure 9: Location of NIAH structures within environs of proposed development site
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 163. Description of site
The majority of the proposed development site is currently occupied by a late 20th-century joinery
workshop with corrugated sheds to the rear and includes a section of a vacant green field area in
the southeast corner which extends into the grounds of the late 19th century Lough Church to the
east. There are three street-front terraced buildings within the north end of the proposed
development site, and these comprise a pair of two-storey, two-bay private houses (one of which
is vacant) and a one-storey former butcher’s premises at the west end. These buildings are not
listed in the NIAH or RPS. The two-storey buildings are plain in detail having an applied hood
moulding to the pair of entrance doors and over one of the ground-floor windows. The interior of
the vacant two-storey building was inspected was found to be typical of modest late-Victorian or
Edwardian terraced housing. The single-storey butcher’s shop is devoid of fabric of interest.
Overall the streetscape quality of the site is quite fragmented and degraded by virtue of the gaps
formed in the street-frontage and the presence of perimeter fencing.
The car park/yard area within the commercial premises is accessed from Bandon Road and it is
bounded by a modern steel mesh fence that extends along the street front. The car park surface
within the site is set slightly above pavement level to the north which may reflect the natural
topography as archaeological monitoring of geotechnical boreholes undertaken by archaeological
staff from John Cronin & Associates in July 2019 revealed a shallow yard surface, composed mixed
layer of asphalt, and gravels containing modern inclusions, to a depth of 0.30m above natural
subsoil.
The green field area in the southeast corner of the site is current accessed via the adjacent church
laneway to the east and boundary between the proposed development site and laneway is formed
by a tall modern concrete wall. The green field area comprises a level parcel of ground under low
grass growth with occasional dispersed trees. It is separated from the commercial premises to
the west by a tall concrete block wall and from the adjoining church car park by a modern security
fence. There is currently no boundary feature between the section of the green area located
within the proposed development area and the remainder of the small field. The church (NIAH
20504231) is located c. 70m to the east of the proposed development boundary line. There were
no surface traces of any structural features within the green area noted during the site inspection
and none are indicated on the consulted historical maps, which do record it as an Ordnance
Ground in the 19th century. Archaeological monitoring geotechnical boreholes within the green
field area revealed a 0.4m deep topsoil layer, which contained a number of modern inclusions in
the investigated areas, overlying natural subsoil.
While the NIAH lists a line of remnant limestone pavement kerbs (NIAH ref. 20504152) along a
section of the north side of Glasheen Road to the west of the proposed development site, the
section of pavement adjacent to the proposed development site is of entirely modern concrete
construction. The NIAH listed limestone kerbstones are also located outside the area of proposed
road improvements adjacent to the entrance to the proposed development site.
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 174. Assessment of impact
The aim of the compilation of the baseline context presented in Sections 2 and 3 was to identify
and appraise the known and potential archaeological and built heritage resource within the
proposed development site and its environs and to present the legislative and planning
framework designed to protect of these resources. Based on this appraisal of baseline context the
following section provides an assessment of the value of identified elements of these resources
within the environs of the proposed development and the resultant significance level of potential
impacts. This assessment has been informed by heritage impact assessment guidance published
by the International Council on Monuments and Sites (ICOMOS 2011).
Archaeology
There are no recorded archaeological sites within the proposed development site, or within 300m
of its boundary and it is not located within the designated zones of archaeological potential
outlined in the Cork City Development Plan. The archaeological character of the area is deemed
to be low and the proposed development will, therefore, have no predicted impact on the
recorded archaeological heritage resource.
The southeast area of the proposed development extends into an undisturbed green field area
indicated as a vacant ‘Ordnance Ground’ on the 1842 edition OS map (Figure 3). This area has
not been designated as a recorded archaeological site. The remainder of the proposed
development site is outside the extent of the former Ordnance Field and the ground levels in this
area appear to have been extensively disturbed by construction of the late 20th century
commercial premises. Archaeological monitoring of geotechnical boreholes in this area revealed
a 0.3m deep modern yard surface and indicated that ground works during the 20th century
development of this area has reduced ground levels down into the natural subsoil. The potential
for impacts on unrecorded, sub-surface archaeological features within the developed area of the
site is, therefore, deemed to be low.
Architectural Heritage
The proposed development will entail the demolition of three isolated street-front buildings that
face onto Bandon Road. These buildings are not listed in the RPS or NIAH and, based on ICOMOS
guidelines, are deemed to be of no inherent architectural heritage significance and their
streetscape contribution is compromised by adjoining open areas that present to the street. The
demolition of the building will not result in a negative impact on architectural heritage resources.
The proposed development will entail the construction of a new apartment block of varying
height (rising from two storeys with attic set-back on the east to four storeys (with an additional
storey that is set back from the front elevation) and reducing to three storeys where the
development site abuts the east gable of Anne Mac’s Public House which, while not a protected
structure, is listed in the NIAH (ref. 20504153) and which is deemed to be of medium
architectural heritage significance. The public house will not be directly impacted by the
proposed development, but the proposed construction of the street-frontage apartment building
adjacent to its east gable will have a neutral to slight, negative, indirect impact on its setting.
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 18The Church of the Immaculate Conception and its attendant buildings and small graveyard are
not Protected Structures but are listed in the NIAH and are all located outside the east end of the
proposed development site. A separation distance of 70m will be maintained between the
easternmost edge of the proposed development and the church building. The church gates on
Bandon Road are also located outside the proposed development site and are not listed in the RPS
or NIAH. The proposed development will have a slight, negative, indirect impact on the setting
of the church and its attendant features.
The Greenmount ACA encompasses the location of the church and its attendant buildings but does
not extend into the proposed development site. The Bandon Road ACA comprises Nos 39-43
Bandon Road and is located approx. 190m to the east of the proposed site. The proposed ACA for
College Road/UCC encompasses a section of Magazine Road located outside the west end of the
proposed street improvement area within the north end of the proposed development boundary.
The proposed development will not result in any impacts on the Bandon Road, Greenmount and
College Road/UCC ACAs.
The north end of the proposed development will extend into the Bandon Road HSCA as designated
in the Cork City Development Plan (2015) and the relevant ICOMOS guidelines assigns a low value
to such historic townscapes with limited historic integrity in their buildings. As noted earlier, the
streetscape contribution of the current properties within the development site is compromised
by significant gaps in the frontage. The construction of a street-front apartment building that
varies from two-storeys to four storeys (with a set-back fifth storey) along the street front will
provide a more consistent and urbane treatment to Bandon Road but the scale of the building will
be at variance with the existing predominant two-storey building heights within this section of
Bandon Road (Denroche’s Cross Roads). In parallel with the construction of a new street-frontage
buildings, the development proposal incorporates road improvements near the entrance of the
proposed development including an upgraded junction between Magazine Road and Bandon
Road, traffic calming measures, enhanced pedestrian public realm and dedicated bus set down
area. The proposed improvements to the public realm are considered to represent a moderate,
positive, indirect impact. On balance, the proposals will result in a neutral to slight, negative,
direct impact on the streetscape quality within the Bandon Road HCSA.
The pavement kerbstones on the north side of Glasheen Road (NIAH 20504152) do not extend
into the proposed area of road improvements in the north end of the proposed development
boundary and no predicted impact on this feature will arise.
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 195. Conclusions and recommendations
Archaeology
There are no recorded archaeological sites within proposed development site or 300m of its
boundary. It is noted that the ground surface of the majority of the proposed development area
has been extensively disturbed by the construction of the existing late 20th-century commercial
premises that occupies the majority of the proposed development site. The green-field area in the
southeast corner of the proposed development site partially extends into the location of an
Ordnance Ground potentially associated with an 18th-century gunpowder magazine formerly
located on Magazine Road to the northwest. It is recommended that a programme of
archaeological monitoring of construction-phase ground works be undertaken by a
suitably qualified archaeologist.
Built Heritage
The proposed development will not rise to any significant direct or indirect negative impacts
on any designated architectural heritage buildings or on any of the architectural conservation
areas (ACAs) within the surrounding area.
It is adjudged that the development will have a neutral to slight, negative, indirect impact on
the setting of Annie Mac’s Public House which is not a protected structure but is recorded by the
NIAH. The proposed development will have a slight, negative, indirect impact on the setting of
the Church of the Immaculate Conception and its attendant buildings and grounds; the church is
not a protected structure but is recorded by the NIAH. The proposals to improve the public realm
of Denroche’s Cross Road are considered to represent a moderate, positive indirect impact. On
balance, the proposed construction of a street-front apartment building will result in a neutral to
slight, negative, direct impact on the streetscape quality of the Bandon Road Historic Street
Character Area.
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 206. References
Henchion, R. 2001 Bishopstown, Wilton and Glasheen: a picture of life in the three western suburbs
of Cork from early to modern times. Dahadore Publications
Henchion, R. 2003 The land of the finest drop: the story of love, life and labour in the districts of The
Lough, Togher, Pouladuff, Friar’s Walk and Ballyphehane over a period of 400 years. Dahadore
Publications
ICOMOS 2011. Guidance on Heritage Impact Assessments for Cultural World Heritage Properties
Lewis, S. 1837. A Topographical Dictionary of Ireland. London
Power, D. 1994 Archaeological Inventory of County Cork. Volume 2: East and South Cork. Dublin:
Stationery Office
Purcell, A. 2017 ‘Lough Road, Cork’. http://excavations.ie/report/2017/Cork/0026108/
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 21Appendix 1: NIAH Descriptions
Annie Mac's, 27 Glasheen Road
Reg. No.: 20504153
Date: 1840 - 1860
Coordinates: 166445, 70997
Categories of Special Interest: ARCHITECTURAL ARTISTIC
Rating: Regional
Original Use: house
In Use As: public house
Description: Terraced three-bay three-storey house, built c. 1850, now also in use as public house. Pitched
slate roof having rendered chimneystacks and rooflights. Rendered walls having moulded render platband
at sill level of second floor. Shopfront comprising of render pilasters flanking openings, with fascia, cornice
and consoles above. Timber panelled doors and replacement windows.
Appraisal: The three-storey scale of this building contrasts with the smaller scale buildings in the
streetscape and it makes a notable and positive contribution to the surrounding area. The fine shopfront is
a particularly interesting feature of the building, as well-executed nineteenth-century shopfronts such as
this one are [sic] becoming increasingly rare in the urban landscape.
Limestone Pavement Kerbs
Reg. No.: 20504152
Date: 1840 - 1880
Coordinates: 166874, 71022
Categories of Special Interest: TECHNICAL
Rating: Regional
Original Use: cobbles/flags/paving/kerbing
In Use As: cobbles/flags/paving/kerbing
Description: Remains of limestone kerb stones, c. 1860.
Appraisal: Though now in poor condition, and with the original paving removed, these mid nineteenth-
century kerbs are significant contributors to the architectural heritage of the city. While the pavement on
this street is now predominantly modern concrete replacement, these limestone remains are interesting
reminders of the quality of materials formerly utilised in the streetscape.
Church of the Immaculate Conception
Reg. No.: 20504231
Date: 1875 - 1885
Coordinates: 166656, 70990
Categories of Special Interest: ARCHITECTURAL ARTISTIC SOCIAL
Rating: Regional
Original Use: church/chapel
In Use As: church/chapel
Description: Detached cruciform-plan church, commenced, c. 1880, and extended c. 1905 to c. 1935.
Entrance façade comprising of gabled-bay, flanked by side aisles and having circular-profile bell tower.
Pitched and single-pitched slate roofs with ridge cresting, finials, and limestone copings. Red brick walls
having vitrified brick string courses, limestone plinths, string courses, dressings to openings and eaves
corbels. Round-headed and circular windows with stained glass and some hood mouldings. Round-headed
door openings having figurative relief to tympana, polychrome voussoirs, limestone dressings and pairs of
timber matchboard doors with strap hinges. Retaining interior features.
Appraisal: This church was designed by George Ashlin in the Romanesque style in the latter part of the
nineteenth century and was enlarged in the first part of the twentieth century by James F. McMullen. The
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 22materials utilised in the construction of the building, such as the red brick, grey limestone, blue vitrified
brick and purple slate add colour and textural interest to the surrounding area. The retention of notable
interior features such as the stained glass and mosaic add artistic interest to the building. This church forms
part of an interesting group of related religious structures with the burial ground to the north, the
presbyteries to the west and with the former presbytery to the south.
Church of the Immaculate Conception Presbytery
Reg. No.: 20504230
Date: 1925 - 1935
Coordinates: 166621, 70959
Categories of Special Interest: ARCHITECTURAL
Rating: Regional
Original Use: presbytery/parochial/curate's house
In Use As: presbytery/parochial/curate's house
Description: Terrace of four two-bay two-storey presbyteries, built c. 1930, with projecting end houses.
Hipped and pitched slate roofs having rendered chimneystacks. Rendered walls with raised render
surrounds to window openings and moulded render surrounds to front doors. Tripartite timber sliding
sash windows and timber panelled doors with toplights.
Appraisal: The scale and form of this terrace is representative of architectural design and theory in the
second quarter of the twentieth century in Ireland. The terrace retains many original features and
materials, such as the tripartite timber sliding sash windows, timber panelled doors and moulded render
detail. This terrace forms part of an interesting group of related religious structures with the church and
burial ground to the north and with the former presbytery to the east.
Regional Tribunal Office
Reg. No.: 20504228
Date: 1885 - 1890
Coordinates: 166655, 70955
Categories of Special Interest: ARCHITECTURAL TECHNICAL
Rating: Regional
Original Use: presbytery/parochial/curate's house
In Use As: office
Description: Detached irregular-plan three-bay two-storey over basement former presbytery, built c. 1888.
Now in use as offices. Pitched slate roofs having red brick chimneystacks and timber bargeboards. Red brick
walls with limestone plinth, limestone string course, vitrified brick string courses, limestone sills and
limestone lintels. Timber panelled door with toplight, approached by flight of limestone steps.
Appraisal: The polychrome materials and irregular plan of this building are typical features of the eclectic
style, fashionable in late nineteenth century Ireland. The use of vitrified brick is notable as it is unusual in
Cork City. This former presbytery forms part of an interesting group of related religious structures with the
church and burial ground to the north and the terrace of four presbyteries to the west.
Church of the Immaculate Conception Graveyard
Reg. No.: 20504232
Date: 1875 - 1885
Coordinates: 166635, 71022
Categories of Special Interest: ARTISTIC SOCIAL
Rating: Regional
Original Use: graveyard/cemetery
In Use As: graveyard/cemetery
Strategic Housing Development, Bandon Road, Cork
Archaeological and Built Heritage Assessment 23Description: Burial ground with twelve interments from c. 1880 to present day. Carved limestone grave
markers, some in the form of Celtic revival high crosses, and some with wrought-iron railings.
Appraisal: This burial ground forms part of an interesting group of related religious structures with the
church, former presbytery and presbyteries to the south. The carved limestone grave markers were clearly
executed by skilled craftsmen and add artistic interest to the site. The high crosses are interesting
reminders of the Celtic revival which arose in Ireland in the late nineteenth century.
Lough Rovers Hurling and Football Club
Reg. No.: 20504131
Date: 1895 - 1905
Coordinates: 166623, 71081
Categories of Special Interest: ARCHITECTURAL SOCIAL
Rating: Regional
Original Use: sports hall/centre/gymnasium
In Use As: sports hall/centre/gymnasium
Description: Detached nine-bay two-storey hall, built c. 1900, with three gable-fronted bays to north
elevation. Pitched slate roofs having rendered chimneystacks and cast-iron roof vents. Rendered walls with
label mouldings over openings, platband at sill level of first floor and render fascias between floors. Single
and tripartite timber sliding sash widows, having limestone sills to ground floor windows. Replacement
doors with limestone thresholds.
Appraisal: This hall is an interesting addition to the streetscape, due to the gable-fronted form and scale of
the building. The façade of the building is articulated and enlivened by the decorative render detail, while
the survival of many original features and materials, such as the timber sliding sash windows, limestone
sills, timber matchboard doors and slate roofs enhance the significance of the building.
Strategic Housing Development, Bandon Road, Cork
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