Port of Cork submits landmark planning application for a ‘critical step’ in the future regeneration of Tivoli
A critical step in the multi-million euro regeneration of Tivoli Docks has been taken following the submission today by the Port of Cork Company (PoCC) of a planning application designed to open up access to the site — regarded as instrumental to the success of the project.New and improved access infrastucture is key to this historic site’s long-term transformation which is part of PoCC’s Masterplan 2050. The planning application focuses on essential infrastructure including a €80m new eastern multi-modal access interchange at the Glanmire Road roundabout and vital road, bus and cycleway upgrades to the Silversprings western access.Today’s application is aimed at preparing the Tivoli lands for long-term regeneration as port operations are gearing up to move downstream out of Tivoli Docks and the city quays to Ringaskiddy and Marino Point.Following an extensive public engagement process that began in November 2025, the plans were refined to improve the proposals for vehicles turning right from the Glanmire Road (R639) onto the N8 eastbound road. Additonal markings on the active travel facility and access roads were also included to give safe access to properties next to the development.PoCC chief executive Ann Doherty notes that this riverside landscape is at an historic juncture: “The long-term relocation of port operations to the lower harbour at Ringaskiddy and Marino Point opens a once in a generation opportunity. Tivoli’s transformation could mirror that seen in historic port cities where docklands have been reimagined.”The proposed development as part of the long-term regeneration of the Tivoli docks.The Port of Cork is the second largest natural harbour in the world and has been a key international trade gateway for centuries. It is one of only two ports in Ireland to service all six shippping modes: lift on/lift off, roll-on/roll-off, liquid bulk, dry bulk, break bulk (oversized non-containerised cargo — for example, wind turbine blades), and cruise.In 2024 the ports of Cork and Bantry recorded a total consolidate traffic throughput of 8.9 million tonnes. And there is a direct workforce of 170 staff at Port of Cork Company as well as thousands of jobs supported through indirect employment at warehouses, haulier companies, and shipping agents.Henry Kingston, PoCC’s chief land development officer, praised this planning application as a “very robust plan”.He said: “The PoCC has had extensive consultation with Cork City Council and other state agencies, to ensure alignment with both local and national planning frameworks and integration with transportation.“We aimed to successfully demonstrate how improved access in and out of Tivoli is a critical step in preparing Tivoli for future regeneration. Throughout the consultation process answering questions on the long-term vision for the project and how it aligns with national policy was key. We took recommendations on board after listening to our stakeholders and we believe we have a very robust plan.”Key parts of today’s planning application include:
Prioritisation for bus connectivity and active travel (walking and cycling) to and from the new site;
A new eastern multi-modal access interchange at the Glanmire Road roundabout;
Upgrades to the western access at Silversprings with road, bus and cycleway infrastructure.
Long-term plans for the 153-acre site, once the infrastructure is in place, include housing, schools, and parking/mobility hubs.These mobility hubs will feature car charging points, a parcel pick-up depot and shopping delivery point, bus stops, a car rental base and parking for scooters/bikes.Establishing the infrastructure ahead of increasing residential number or expanding business operations is pivotal according to leading business figures.Cork Airport managing director Niall McCarthy highlighted this recently when he noted that: “You have to have your infrastructure before you get the passengers. Other airports get the passengers first and then people queuing there’s problems and delays. You have to put the infrastructure in on time.”He was speaking as he detailed the airport’s €200m redevelopment and welcomed any advancement of a Luas link as well as the Southern Distributor Relief (SDR) road spur, which would potentially provide enhanced connectivity to Cork Airport.In summer 2025 Iarnród Éireann announced details of the emerging preferred option for Phase 2 of the Cork Area Commuter Rail Programme which includes proposals for eight new stations, a new fleet maintenance depot and full electrification of the network to support more frequent, reliable and sustainable rail transport for Cork. The eight new stations include Tivoli, Dunkettle, Blackpool/Kilbarry, Blarney/Stoneview, Monard, Ballynoe, Carrigtwohill West, and Water-Rock.In line with this important groundwork for expansion, PoCC’s Ms Doherty emphasised that: “Early planning for enabling infrastructure is a cornerstone of good practice in sustainable development. From the outset our goal was to engage the wider public, the immediate community and elected officials nationally and locally with the positive purpose of the project and to increase understanding of the longer-term goals within the community.”
