Client University College Cork

Project Title Crow’s Nest, Carrigrohane Road/Victoria Cross, Cork

Document Title Statement of Consistency

Document No. MHP_3377_2017_01

OSI Licence No EN0005415

Document Comprises

DCS TOC Text Appendices

1 1 1 1

Prepared by JC Checked by JK

Rev. Status Issue Date

D FINAL 14.11.17

Ireland is currently in the midst of a housing crisis in which there is a general shortage in supply to match the

demand for housing across all sectors of the market. In response, the Irish Government published “Rebuilding

Ireland: Action Plan for Housing and Homelessness”1 which provides a concerted package of actions across

all sectors of housing, including the provision of purpose built student accommodation to relieve this crisis. The

Higher Education Authority2 estimate that there is an existing demand nationally for c.25,000 bed spaces. This

demand is projected to increase in the coming years with the report estimating that Ireland’s third level

population will grow by over 20,000 students by 2024.

Cork has one of the highest areas of demand for student housing in the country as it is home to several third

level institutions, the two largest being University College Cork (UCC) and Cork Institute of Technology (CIT).

The Cork City and County Joint Housing Strategy3 (as amended) states that there are c. 25,000 full time

students attending these two institutions alone. In line with the findings of Rebuilding Ireland, the housing

strategy confirms that student numbers in both Cork and Ireland are growing and are likely to continue to grow

in the future due to the increased policy focus on attracting international students. Therefore, demand for

student accommodation which is of good quality, reasonably priced and in close proximity to these institutions

is likely to continue, if not increase in the foreseeable future.

More recent figures gathered by UCC4 confirm that the number of third level students has increased in recent

years with over 30,000 now attending third level institutions in the city alone. This figure includes 1,200 PhD

students and 3,000 international students. This represents the highest per capita ratio of any urban area in

Ireland. UCC is the largest of these institutions in Cork, accounting for over 20,000 students or two-thirds of

the total student population in the city. A report by CBRE5 calculated that 45% of the student population in

Cork live with their parents/guardian, 5% are not in attendance and 10% live in their own residence. This

means that 60% of the student population do not have a student accommodation need. The remaining 40%

(9,900) require accommodation. The vast majority of these students reside in or within close proximity to the

University Campus which now extends from the North Mall westwards to Victoria Cross, see Appendix 1

attached.

The Cork City Development Plan6 recognises that there is a significant demand for student accommodation in

the city and outlines that given the growth in recent years of the numbers of third level students together with

the planned expansion of the city’s major educational facilities, there is an identified demand for specific

residential accommodation to cater for this need. The Higher Education Authority’s Report found that Cork has

an extremely low provision of purpose built student accommodation. In 2015, the total purpose-built student

apartments in the city was approximately 750 units, providing just 3,788 bed spaces. By comparison, Limerick,

with its significantly smaller student population had 6,816 bed spaces7. This provision falls well short of the

actual need which was estimated in this report as being 12,000 beds per annum or approximately three times

the actual supply available when other third level colleges are considered.

1 Action Plan for Housing and Homelessness, Rebuilding Ireland, 2016 2 Report on Student Accommodation: Demand and Supply, Higher Education Authority, 2015 3 Cork City and County Joint Housing Strategy, Cork Planning Authorities, 2013 4 Strategic Plan 2017-2022, University College Cork, 2017 5 Cork Student Supply and Demand Report, CBRE, 2017 6 Cork City Development Plan, Cork City Council, 2015 7 Report on Student Accommodation: Demand and Supply, Higher Education Authority, 2015, p7

Of the 3,788 purpose built student bed spaces existing, 1,230 or 12.5% are provided by UCC, approximately

2,500 or 26% are provided by private operators in purpose built complexes. The balance, 6,000 or 61.5%, of

the student accommodation need is provided in private rental accommodation, see Table 1 below.

The CBRE report accepts the HEA figure of 24,7508 third level students living in Cork and calculated that 40%

or 9,990 required accommodation. Table 1 provides a broad breakdown of the nature of the tenure of this

student accommodation in Cork City. Table 2 provides a breakdown of the general locations of each of the

three student accommodation types.

Type of Accommodation No. Bed Spaces Percentage

UCC Campus Accommodation 1,230 (12.5%)

Private/Purpose Built Accommodation 2,502-2,592 (26%)

Private Rental Accommodation 6,078 (61.5%)

UCC currently owns and manages 1,230 beds between 4 different complexes as listed in Table 2 below. There

are various privately owned and managed purpose-built complexes throughout the city, which are not exclusive

to UCC students. The most common form of student accommodation on the market that the student population

in Cork currently avails of, is private rental houses/apartments. It should be noted that the figures listed in

Table 1 are representative of the wider Cork City area and not exclusive to the catchment of UCC.

With regard to UCC, the area of highest demand for private rental accommodation is generally located within

1.5km from the centre of the campus.9 There are approximately 8,900 housing units located within this area,

with 37% of this stock (i.e. 3,300 units) leased for private, social and student accommodation from private

landlords10. The areas of highest concentration for these types of leased accommodation are listed below in

Table 2. In some of these areas between 40-90% of the housing is privately leased.

UCC Campus Accommodation

Purpose Built Accommodation Including

Private Rental Accommodation Areas Including

Victoria Mills Eden Hall College Road

Victoria Lodge Arcadia Hall (Railway Station) Connaught Avenue

Castlewhite Apartments Copley Street Donovan Road

University Hall Leeside Magazine Road

The Spires Bandon Road

Arcadia Hall Glasheen Road

Brookfield Gillabbey Street

Abbey Wharf North Mall Barrack Street

Abbey Wharf North Abbey St Deerpark

Carraigrua Pouladuff Road

Carraigbarre Highfield Avenue

Cork Student Village Orchard Road

Davcon Court St Clare’s Avenue

Deanshall St Francis Avenue

Farranlea Wellington Avenue

Fuller Lodge College View

Lancaster Hall Wycherley Terrace

Mardyke Hall Lough Road

North Quay Place St Finbarr’s Road

Seven North Mall McCurtains Villas

8 While there are conflicting figures between the various reports for the student population in Cork, for the purpose of this exercise we are using the HEA’s figures also used in the CBRE report in April 2017 9 For those unable to travel by car, proximity to the university campus by walking, cycling or public transport are identified as key factors on the Census 2011 10 Small Area Settlements, Census 2011

UCC Campus Accommodation

Purpose Built Accommodation Including

Private Rental Accommodation Areas Including

Sheares Gate Dean Street

Sheraton Lodge Bendemerr Park

South Mall Court Victoria Cross

UCC’s Strategic Plan 2017-202211 outlines the development goals for UCC which include significant targets in

student recruitment, both national and international. The plan aims to increase student numbers by 2,000, from

21,000 to 23,000, which includes 1,100 international students who will all have an individual student

accommodation need. Using the assumed percentages from the CBRE report12, an estimated 40% of the

remaining 900 additional students will require accommodation which equates to 360 bed spaces. Based on

UCCs strategic plan, 1,460 additional bed spaces will be required to accommodate the projected growth in

student numbers attending UCC.

There are currently a number of student accommodation proposals in the pipeline for Cork. Listed in table 3 is

an overview of the current planning status of these proposals.

Site Name Location No. Beds Planning Status

Beamish and Crawford South Main Street 400 Granted

Former Coca-Cola site Carrigrohane Road 484 Granted

Copley Court Copley Street 116 Granted

Dorgan’s Road Magazine Road, Glasheen 49 ABP Decision pending

Gillan House, Farranlea Rd. Model Farm Road 161 RFI issued 21/03/2017

Lyonshall (Bandon Road) Ltd. O'Riordan's Joinery, Lough Road 350 Decision Due 09/11/2017

Square Deal site Washington Street 242 RFI issue 22/06/2017

Former Muskerry Service Station site

Western Road 190 Under Construction

Total 1992

While there are a number of schemes proposed which will increase the number of student beds by

approximately 2,000, there is still a need to reduce the significant gap between demand and supply in the city

and the dependency on the existing housing stock in the city. These proposed developments listed in Table 3

together with the Crow’s Nest project will ‘free up’ a significant proportion of the private rental stock, easing

the overall pressure on the housing sector in the city. Therefore, the proposed development satisfies three key

actions identified in Rebuilding Ireland policy document, specifically:

1. It will provide much needed purpose-built student accommodation

2. It will ensure better utilisation of urban land

3. It will free up conventional housing for non-student residential accommodation

In addition, the expansion of UCC is supported by the City Development Plan which states that the continued

growth in student numbers will require the provision of new buildings. It is an objective (14.12) of the plan to:

“Support the sustainable development and expansion of University College Cork as an educational facility of

regional and national importance”.

11 Strategic Plan 2017-2022, University College Cork, 2017 12 Cork Student Supply and Demand Report, CBRE, 2017

The provision of high quality student accommodation is a vital component to support the continued expansion

of educational facilities and to ensure the continued success of UCC into the future and complies fully with

national and local planning policy.

Unlike many private rental student accommodation developments, where the landlord and management agent

may be absent from the property, UCC ensure on site management including a dedicated maintenance

response team, security, emergency cover and 24/7 on-site residential assistants for all their student

accommodation complexes.

UCC currently own and manage over 1,200 purpose built student bed spaces in 4 different complexes (see

table 2). UCC established “UCC Campus Accommodation”13 as a private limited company which is a wholly

owned subsidiary of UCC. UCC Campus Accommodation provides and manages student residential

accommodation from September to mid-May and summer accommodation for study abroad groups, language

school, sports, religious and conference groups associated with the college.

Campus Accommodation’s mission is to create sustainable living and learning communities that promote the

academic and personal development of students. This is achieved by providing quality accommodation at

affordable rents on or close to the campus.

The management structure in place has a General Manager who is responsible for the operation of all building

complexes under the control of Campus Accommodation. The general manager is based in the head office at

University Hall, Victoria Cross, with the Summer Business Manager and Services Manager.

All existing UCC Campus Accommodation is managed according to the following structure:

• Manager - A dedicated manager is based full time at each complex.

• Assistant Manager – A dedicated assistant manager is based full time at each complex.

• Security - 24/7 onsite security officer at each complex.

• Residential Assistants - 24/7 live in residential assistant at each complex.

The managers and assistant managers are onsite Monday - Friday during working hours 8am - 6pm.

Residential assistants are on site every night of the week from 6pm - 8am. Weekend management is covered

by the residential assistants and security. The manager and assistant manager are contactable outside of

working hours and at weekends.

The proposed development at the Crow’s Nest will have the same management structure with an additional

residential assistant.

The key components of the Operational Management Plan are as follows:

1. On-site management – There will be on site management provided and dedicated out of hours support

and the facility will be managed in accordance with a site-specific management plan.

2. Operational Measures – see below.

3. Neighbourhood relations – relations with neighbours are paramount and management staff will

maintain contact with the neighbours if they have issues that they wish to be addressed.

4. Summer letting – It is envisaged that the property will be let over the summer, outside of the academic

term time, as tourist/visitor accommodation, including conference groups or study abroad groups

13 Campus Accommodation UCC Limited (CAUL) is known as “UCC Campus Accommodation”

directly associated with the college. The property will continue to be managed by staff in line with the

management plan.

An administration suite is proposed at the entrance for the onsite manager and administration staff. There will

be an onsite management presence 24/7, whether through managers, security staff or the residential

assistants.

The on-site manager/assistant manager is responsible for all aspects of the operation of the building from

welcoming and registering residents; collecting the rent; responding to maintenance and repairs, inspecting

rooms and apartments when necessary and developing a sense of ‘community’ within each complex.

This on-site management presence also ensures that the building operates without any adverse impact on the

adjoining residential community. Anti-social behaviour by tenants is not tolerated, and the buildings and

surroundings are maintained and cleaned. All student accommodation complexes have a dedicated Assistant

Manager based full time at the property. The Manager also attends on a daily basis to check that any/all

problems are resolved promptly.

On site residential assistants play a vital role in the self-monitoring of the facility. There will be two residential

assistants in the Crow’s Nest development, with their apartment located at ground floor level adjacent to the

reception area. They are rostered during the evenings, nights and weekends to ensure that proper standards

are maintained. On site residential assistants together with a mobile security also patrol at weekends and Bank

Holiday’s ensure that surrounding area is protected and maintained.

Standard operational processes are followed, including:

• Security measures on the site including the provision of CCTV and on-site Residential Assistants.

• Measures to control the use of the courtyard/amenity areas on-site including restrictions on hours of

use, and the prohibition alcohol consumption in these areas at all times.

• Measures to ensure the maintenance of the courtyard, landscape areas, bicycle parking areas,

including continued monitoring and routine checks by management staff and regular cleaning to

ensure a high standard of the amenity.

• Careful management of waste, in particular, recyclable materials and the provision of designated

facilities for the storage, separation and collection of the waste and, in particular, recyclable materials

within the designated areas and screened communal bin stores. All domestic and recyclable waste

will be removed on a weekly basis by one of the licensed operators serving the area (e.g. Country

Clean, Wiser Recycling, Greenstar). All UCC student accommodation developments are subject to

regular inspection with any necessary repairs made within a timely period. All developments are also

totally refurbished every 10 years.

An estimated 61.5% of the student population in Cork, who have a student accommodation need (see Table

1), are residing in private rental accommodation, with a high concentration in the area contiguous to the

university campus. The private rental sector is unmanaged and is the main contributor of anti-social behaviour

in the area surrounding the University. As part of UCCs attempt to protect the amenity of and minimise the

impact to the neighbouring residents they provide university patrol teams who cover the wider university area

during busy period/events. These patrol teams monitor the area, minimising antisocial behaviour and alert the

relevant emergency services if required.

The management team have worked on developing a positive long-term relationship with its neighbours. The

Manager can be contacted at any time by adjoining property owners and local Residents’ Associations to

discuss any issues in relation to the student accommodation property. Neighbours are also welcome to arrange

an appointment to visit the property during office hours and discuss any issues that may occur at any time.

The on-site management proposals and the mobile patrols which are conducted at weekends and Bank

Holiday weekends ensure that any adverse impacts on the amenities of the adjoining areas are mitigated.

The properties are let out over the summer from mid-May to the end of August for tourist/visitor

accommodation, including to those attending conferences and summer courses in UCC. The property

continues to be managed by the onsite staff.

UCC Campus Accommodation Application and Booking process includes a pre-arrival On-line Induction

module on UCC’s reservation system StarRez.

All residents must complete Online Induction; this module includes information on Fire Safety in the complex,

Health and Safety guidelines, personal safety and other essential pre-check-in details and information on living

in a student accommodation community.

As part of the Online Induction, students must book a Check-in Slot. UCC Campus Accommodation can plan

in advance how many slots to release per day and per hour, and as such this system eliminates the issue of

large numbers of students arriving at peak times and ensures a speedy and efficient move in process.

UCC Campus Accommodation pre-plan student check in; typically 10am to 12pm; 2pm to 4pm and 6pm to

8pm; slots are generally four per hour for the first weeks of the semester as this is when most students wish

to check in; check-in's are also facilitated at weekends. Residential Assistants are available to assist students

who arrive after 8pm, Residential Assistants live on site and are on duty from 6pm to 8am daily.

As noted in the Mobility Management Plan, it is acknowledged that these movements at the start and end of

the academic year will generate a short-term requirement for parking. UCC have a number of options in

professionally managing the start/end of term drop offs:

a) UCC intend to block book parking slots in the public and private car parks adjacent to the site. This

would allow students and their parents to avail of defined parking slots at their allocated arrival time.

Pedestrian access from the existing car-parks consists of a very short walk – less than 50m – and a

modern dedicated pedestrian crossing across the Carrigrohane Road.

b) UCC currently manage approximately 200 existing parking spaces between the adjacent University

Hall, Victoria Mills and Victoria Lodge. These parking spaces can be actively managed at the start and

end of term time to facilitate the demands of the proposed buildings. Current UCC experience at the

start of term time in these car parks demonstrates that there is spare capacity to manage this

successfully without impact on the adjoining roads. All of the existing parking spaces noted are within

200m of the proposed development.

Subject Site

Brookfield Health Science

Complex

Western Gateway Building

UCC Main Campus

UCC Educational Campuses

Private Rental Accommodation Areas with a high percentage Student Population

MardykeArena

UCC Campus Accommodation

1a. Castlewhite 1b. Victoria Mills 1c. University Hall 1d. Victoria Lodge

Privately Managed Purpose Built Student Acommodation

2a. The Village 2b. Farranlea 2c. Brookfield 2d. Sheraton Lodge 2e. Fullers Lodge

1a

1b1c

1d

2a

2b

4a

2d

2e

2c

4b

Student Accommodation Currently Under Construction

4a. Former Coco Cola Site (484 bedspaces) 4b. Former Muskerry Service Station (190 bedspaces)