A scarcity of zoned land has left Cork city and county in something of a development limbo - a situation set to continue until the next city and county development plans are published.

The draft county development plan is due out next spring but, according to a source from the County Council, the final plan will not be issued until the following year. A spokesperson from Cork Corporation said that the next City Development Plan Review "will not be issued until after the new Planning Bill is enacted, which will not be in the immediate future".

In Cork county, there is a huge demand for both industrial and residential development land, with many areas earmarked for further development. "It is hoped that Cork County Council will rezone quite a lot of land in its forthcoming plan," says Joseph McCarthy of Irish and European Auctioneers.

When the previous county development plan for the greater Cork area was published in 1996, almost three-quarters of the development land zoned was already sold or accounted for.

When the last city development plan review was issued in 1998, the needs of Cork city were very different. There was a high office vacancy rate in the city centre, a situation that persisted up to 18 months ago. While provision was made for large-scale, high specification office buildings on the outskirts of the city, largely geared to attract foreign investors, little provision was made for general purpose, non-specific, office space.

Much has changed since then. While the economic boom in the southern capital has been described as more quiet and conservative than in Dublin, there has, nonetheless, been a palpable upturn in fortunes. It is now difficult to rent or buy office space in the city centre.

"The traditional office location in Cork city is the South Mall, where many of Cork's auctioneers, solicitors and accountants are based," according to Seamus Costello of Cohalan, Downing & Associates. There is some light at the end of the tunnel, however distant, according to Edward Hanafin of Lisney. "In the next development plan we expect that the issue of office space will be addressed."

It is also expected that there will be provision made for offices in the proposed Horgan's Quay dockland development.

The docklands area of Cork city is as yet one of relatively untapped potential. In 1998, CIE invited developers to submit proposals for the redevelopment of lands adjoining Kent Station - Horgan's Quay and Railway Street.

CIE has refused to confirm reports that Manor Park Homes is the preferred developer or that there are negotiations underway. E will use the land as an equity stake.

It is thought that the development will be a mix of residential and commercial units.