BAM and Clarendon Properties have a three-point plan for Horgan’s Quay. They’ve failed spectacularly on one count.
In the absence of answers from the developers, theories abound as to why they don’t open the steps to connect Lower Glanmire Road with Horgan’s Quay.
Work. Live. Connect.
This is the slogan that the developers behind the €160m redevelopment of Horgan’s Quay, a joint partnership between Clarendon Properties and BAM Construction, have settled on. The words are plastered on the hoarding around the quay site, where Apple has taken up residence.
While an apartment block is in the pipeline on the site of one of Cork’s first train stations, the developers have steadfastly refused to open a staircase that was constructed at least two years ago, which would connect Lower Glanmire Road with the development.
Opening the steps would provide a shortcut to the Quay and the Dean hotel for locals as well as passengers coming out of the train station. However, BAM and Clarendon have not disclosed their reasons for keeping the staircase closed, despite being asked by Tripe + Drisheen.
Don’t connect
After T+D published a news story on the steps last month, there was no shortage of reasons from the public as to why the stairs which has a tree built into the design and are well lit at night, remain fenced off.
One theory in particular stood out: are the stairs safe, or even finished? The design is a mix of steps side by side with larger “drops” which could be used for seating.There is however, only one row of handrails. One plan for the steps shows an entire other set of rails, however these were never built. Why?
One planner we contacted, not connected to the development, suggested that BAM and Clarendon could at least open the steps that have guard rails while maintaining the barricades on the eastern side.
A separate planner said it needs a design solution before an insurance company would underwrite it, speculating that, “Design and planning have long signed off on this so it is a contractor (and) landowner issue.”
If there is indeed a design flaw, BAM, with its substantial resources, could address and rectify it. In 2021, BAM Ireland reported a turnover of over €625 million, up from €460 million in 2020. However, despite repeated requests from city councillors and the public, the steps have remained closed, and no action has been taken by BAM or Clarendon thus far.
Since at least May 2022, Cork City Council's executive has been in discussions with the developers regarding the steps. The matter has also been raised in local area meetings, as confirmed by Green Party member Oliver Mora
Elsewhere, BAM briefly removed the fences at the Counting House on South Main Street during the recent STAMP Festival, which allowed the public to access the former brewery. However, as soon as the festival concluded, the fences were reinstalled around the empty plaza
BAM for badgers
On one hand, BAM recognises the significance of connectivity. In a sponsored article published at the end of June, the company emphasised the importance of biodiversity, achieving carbon neutrality, reducing the gender pay gap, and promoting diversity within BAM, among other worthy objectives
It also highlighted how on a recent project, “Wills BAM JV handed over the N5 to Mayo County Council. This 25km dual and single carriageway incorporates 38 dedicated mammal crossings for badgers.”
In that piece Alasdair Henderson, Executive Director of BAM Ireland, said, “As a purpose-led business, we aim to create a sustainable infrastructure that meets the needs of society whilst ensuring that we leave a lasting legacy.”
BAM and Clarendon may indeed have a grand plan for the steps connecting to Lower Glanmire Road, but if they do, they are keeping it tightly under wraps.
In the meantime, their “Live Work Connect” slogan rings hollow.
