Strategic Housing Development, Bandon Road, Cork - lyonshall
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
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 9
within, 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 10
edition 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 11
a 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 12
century (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 13
Figure 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 14
proposed 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 15
The 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 16
3. 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 17
4. 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 18
The 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 19
5. 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 20
6. 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 21
Appendix 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 22
materials 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 23
Description: 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 Archaeological and Built Heritage Assessment 24
You can also read