Bid to build 42 homes on historic Montenotte site is refused

The council also said the development would be “injurious to the historic landscape” of the Lover’s Walk building, which was also used as a Cope Foundation residential facility.

Developers Pontorac Ltd had applied for permission for the housing scheme, which would have involved placing 10 units in a reconfiguration of the old building, another home converted from the existing gate lodge, and a further 31 homes constructed on the site.

Site between Lover’s Walk and Middle Glanmire Rd

The location, between Lover’s Walk and Middle Glanmire Rd, overlooks the River Lee on Cork’s northside. The house was built as a private house called Summerhill in the 1830s.

Planning documents said it was later used as the Honan Home “for elderly businessmen who had lost their wealth, through no fault of their own, and were now living below the poverty line”. 

It was run initially by the Sisters of Mercy and then the Franciscan Missionaries of Our Lady from 1931.

It is considered a heritage building and a recorded monument. 

An architectural heritage impact assessment included in the planning application said that the plans would see a “high quality conservation of the remaining historic building fabric proposed on the site and localised repair of moisture damage will help to allay the impacts of any changes proposed to the building”.

It added: “In spite of the proposed alterations to some openings to facilitate the necessary layout to the repurposed building, these proposed changes will facilitate a development which enables conservation of the heretofore neglected and compromised building and represent a net positive impact on the site.”

Concerns raised by local residents

A number of local residents raised concerns with Cork City Council at the planning stage, with traffic as one of the factors cited.

“The number of proposed units will lead to a significant increase in vehicular traffic on what is already a busy road unsuitable for current volumes,” one wrote.

“Lover’s Walk is unique in its nature. That development would have a detrimental impact on its character. 

Specifically, the red stone walls, so important to this character would be destabilised or threatened by construction traffic initially and ongoing higher volumes in the future.

In their assessment, Cork City planners recommended refusing the application, saying plans “to convert the house to 10 residential units would result in detrimental impacts to the special character of the 18th century house which retains significant internal features and is considered of high architectural, historical and social significance".

“The proposed number of units is considered excessive for this building, and there is a lack of supporting conservation documentation or proposed mitigation measures in this submission to protect the special character of the protected structure.” 

In its refusal, Cork City Council added that it would breach the terms of its own development plan which seeks to protect historic landscapes and gardens throughout the city from “inappropriate development”.