Currently, Cork city and suburbs have 10 traditional shopping centres, together with two retail parks.

The first of the new style shopping centres in the city centre was Merchant's Quay, which opened in 1989. It has 27,000 sq m of retailing space, with a 40-strong retail line up that includes Dunnes Stores and Marks & Spencer. Its current weekly footfall is over 250,000. Justin Young, centre manager, explains: "A major redevelopment of the centre, including an additional retail floor and a remodelling of the retail offer, is currently under review and will provide the quality retail accommodation needed by the many retail players currently looking for a base in Cork."

Out-of-town shopping centres have developed, too, like the Wilton shopping centre and much more recently, nearly two years ago, the Ballincollig Town Centre which has now lodged a planning application for an extension.

The first big new fillip to Cork retailing came when the Mahon Point shopping centre, which has 56 retailers led by Debenhams and Tesco Ireland, opened 18 months ago. This was a project of Owen O'Callaghan, of Owen O'Callaghan Properties, who is considered the leading retail property developer in and around Cork city.

The expansion of the Tesco store is already under way and further planned extensions will add 50 per cent to the existing 35,000 sq m of retail space, half of which will be devoted to a new anchor store.

The adjacent retail park, also owned by Owen O'Callaghan Properties, has 10 units, including B & Q, Halfords, PC World and Tile World. Argos is coming in shortly.

Centre manager John Cantwell says that shoppers are coming to Mahon Point from up to 160 km away. Previously, many would have gone to Dublin to shop.

Other developments in Co Cork include the new Charleville Town Centre scheme in the north-west of the county. It's currently under construction and will have 17 retail units, from 75 to 330 sq m, with Dunnes Stores as the anchor. To the east of Cork city, the town of Midleton is expected to see rapid retail growth after the rail link to Cork city is reinstated in about 12 to 18 months time.

Since the development of Mahon Point, Owen O'Callaghan has moved on with several other big schemes in Cork itself, where the city centre has long been seriously undershopped. His E500m scheme transforming Faulkener's Lane in the city centre has been granted planning permission by Cork City Council. It will involve the creation of the first new residential and retail street in Cork city centre for over 200 years. The plan calls for about 60 apartments and close on 19,000 sq m of retail, including two 2,000 sq m anchors, with the rest in outlets of 465 to 930 sq m.

Work on this scheme is due to start soon, with construction due to take two-and-half years. However, objections by existing local traders in Academy Street are holding up the planning decision and Joe Gavin, Cork city manager, has urged traders to get behind the scheme for the wellbeing of the city centre. Says Owen O'Callaghan: "The addition of significant retail space in the heart of the city's shopping district will add much to retail choice in Cork and will attract retailers previously unable to locate in the city centre because of lack of space".

Now, Owen O'Callaghan has ambitious plans for Half Moon Street in the city centre to be redeveloped, although planning permission hasn't yet been received. He is planning a E75m development of the area between Half Moon Street, Lavitts Quay, Paul's Lane and Paul Street. Close to 10,000 sq m of retail space, over four units, will be created. Assuming planning permission is granted, it will take around 18 months to build.

O'Callaghan says that these schemes will create a new retailing heart within the city centre. And the developments fit into the broader strategy of Cork City Council to regenerate the city centre. As part of that, the Cornmarket Street Area Action Plan was adopted two years ago.

The major new shopping complex on Cornmarket Street - two floors with just over 11,000 sq m of retail - is currently underway and is expected to be ready early next year, while other new projects coming on stream in the city centre include the new Dunnes Stores shopping centre, with about 11,000 sq m, on Patrick Street. Construction is due to start shortly, once the existing store has closed.

Additionally, Frinalla Developments is planning a big retail development on Grand Parade, while Joe O'Donovan is planning to redevelop the cinema site at Patrick Street/Grand Parade. Further developments are likely in the Coal Quay/North Main Street area.

Cork's port area will also offer lots of potential for development as the aim is to move all the current port activities in and near the city centre to new terminals downstream at Ringaskiddy.

Already developers are jockeying for position and a E2bn scheme for the south docklands is due to go for planning in the next couple of months. Howard Holdings and Tedcastles are planning a development of over 200,000 sq m including retail, residential and office space as well as an hotel.

Recently, the Cork Marketing Partnership was set up, embracing many city interests, including retailers, to enhance the change process. A new Retail Forum will also seek direct partnerships with national, international and independent retailers in Cork.

Liz McAvoy, the programme manager with Cork Marketing Partnership, says: "Expansion of city centre retailing has been a key objective in the city for the past few years and now, over the next three years, we will see over 30,000 sq m of retailing space delivered." She adds that Irish and international retailers are keen to get into Cork city centre and that all the planned developments have attracted much interest, especially in mid to large floorplate sizes.

As for rent levels, Cormac Kennedy, a director of CBRE Retail in Ireland, says: "There may be some uplift in rents in Cork but I don't see them reaching Dublin levels. At the end of the day, the population and the catchment spend is a fraction of the Dublin figures, but overall, rents in Cork are the next highest after Dublin".

Seamus Costello of DTZ Sherry FitzGerald in Cork, says that currently, zone A rents in Patrick Street, which is benefitting from a recent refurbishment are around E5,000 psm. Oliver Plunkett Street, recently pedestrianised, is currently experiencing healthy demand, with zone A rents of around E1,800 psm.

Certainly, over the next two or three years, Cork's long standing retailing deficit, especially in the city centre, will be addressed in a very dynamic fashion.

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