Scott Tallon Walker

Lapp's Quay Hotel & Office Development



2002 - 2006
Lapp's Quay, Cork

Howard Holdings PLC
10,000 sq.m

PLAN Expo / OPUS Award - Highly Commended

Cork City Centre Better Building Awards / Judges Choice Better Building Award

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The Lapp’s Quay site directly overlooks the south channel of the River Lee, in the centre of Cork, Ireland’s second largest city, and is bounded by streets on the other three sides. As one of the last major redevelopment opportunities of this size within the urban core, our client wished to establish a new benchmark of quality for the city with a sustainable mixed use development comprising hotel, office building, residential apartments and ground floor retail and restaurant uses.

A new pedestrian timber boardwalk, delicately cantilevered from the reinstated stone quay wall, provides a new public realm overlooking the River Lee, enhanced with two glazed cafe kiosks and a major site specific public sculpture.


The 6,900sqm six-storey City Quarter office building set new standards for mixed use commercial development in the city. The ground floor of the building comprises a mix of retail units, bars and restaurants which create vibrancy and animation both day and evening. The building also accommodates the conference centre serving the adjacent hotel.

The finely detailed facade with integrated solar shading achieves a balance between the aesthetic expectations of corporate tenants and the aspirations of client, design team and local planning authority for a building of civic distinctiveness on this prominent urban site.


The building provides flexible, open plan floorplates of 1,800sqm ‘Grade A’ office space with exceptional riverside views. The excavation of a deep double-basement carpark immediately inside the quay wall was a considerable technical challenge, but its construction facilitated the new pedestrianised public realm – a planning gain which in turn enabled a more intensive development of the site with the achievement of planning permission for an additional storey of office accommodation.

This investment in quality design was repaid with a plot-ratio in excess of 3:1, delivering a multi-award winning development which proved immediately popular and is fully let to a range of blue chip tenants including a big-four accounting firm and major utility and media companies.