BILLIONAIRE businessman Dermot Desmond has launched another broadside against developers who plan to build high-rise buildings in the capital.
His latest target is Treasury Holdings, which plans to build a 152-metre hotel of 35 storeys in the Dublin Docklands.
It is the third appeal against a high-rise building submitted by Mr Desmond since the proposed developments sought planning approval.
He has also asked An Bord Pleanala to refuse permission for developer Sean Dunne's plans for a 37-storey block on the Jurys/Berkeley Court site in Ballsbridge, and objected to another plan by developer Ray Grehan for a 15-storey tower on the former UCD veterinary school site, describing it as an "incongruous spike".
The financier also accused Mr Grehan of being concerned with "the maximisation of profit". He levelled a similar charge at Mr Dunne, with a submission to An Bord Pleanala saying the design of the Ballsbridge scheme was "reflective of the need to maximise the commercial development of the site".
Submission
And, in a submission to Dublin City Council, Mr Desmond uses the same terminology to object to the development of a hotel beside the National Conference Centre at Spencer Dock.
He says the plan is "completely incongruous" -- a similar description in his appeal against plans by Glenkerrin Homes -- and warns against allowing "the desired financial return of any developer to be a valid planning consideration".
The submission claims that the planning application is out of context with the surrounding buildings on the river front which will be "dwarfed" and will impact on the IFSC.
"A building of this kind, if permitted, would explode all the good planning principles in the area," he says.
He notes that Dublin City Council is conducting a study on maximum permitted heights of buildings in the city, and says it would be "entirely premature" to grant planning permission until the study is complete.
"To permit this development in the absence of such a study would be to engage in an ad hoc approach to tall buildings and, of course, would undermine the planned approach to tall buildings and the identification of appropriate sites for their selection," he adds
The council is expected to decide this week if the Treasury scheme will be approved.
Paul Melia
Irish Independent
www.buckplanning.ie
Showing posts with label high rise. Show all posts
Showing posts with label high rise. Show all posts
Tuesday, 19 August 2008
Monday, 25 February 2008
Killarney views being blocked by high-rise buildings
A GROWING number of high-rise buildings are taking from the beauty of Killarney and blocking off views traditionally enjoyed by local people and visitors, it has been claimed.
Long-serving Killarney town Councillor Michael Courtney, Independent, described some of the modern buildings in the tourist mecca as being “like prison blocks”.
An Taisce also voiced concerns and highlighted the need to conserve the traditional architecture of Killarney, a town started by the local landlord family, the Brownes (Kenmares), in the mid-18th century.
The Killarney Town Development Plan 2009-2015 is being reviewed and dozens of submissions have been made.
An Taisce said high-rise development was not popular as it was not seen as being child-friendly and was out of scale with existing buildings.
An Taisce referred to a multi-storey building, encompassing offices and retail outlets, under construction at Tralee Road roundabout.
It said the building had been the subject of much adverse comment by local people because of its impact on the view.
The development plan should limit the height of buildings in Killarney, An Taisce suggested.
“Depending on location, most buildings should not exceed three to four stories,” it said.
Independent Councillor Michael Gleeson said Killarney was different to many other towns because views were so important.
“People come to Killarney because of the views and the spectacularly beautiful environment. Some of these prospects have been diminished over the past 20 years. At one time people walking down High Street had a wonderful view of Mangerton Mountain, and likewise with people coming into Killarney from the Tralee side.”
Fianna Fáil Councillor Tom Doherty criticised the design and materials used in some new buildings which, he claimed, were ugly and more in keeping with the 1970’s era.
Labour Councillor Sean O’Grady called for a cap on the height of buildings. “Buildings should be no higher than three to three-and-a-half storeys and should be in scale with some of the buildings that have been here for 150 years.”
Meanwhile, An Taisce has offered the services of its heritage officer, Ian Lumley, free of charge to help the council identify significant buildings that should be conserved.
The older streets of Killarney still retained much traditional architecture, and High Street, New Street, Main Street and Plunkett Street should be designated architectural conservation areas (ACAs), according to An Taisce.
Irish Examiner
www.buckplanning.ie
Long-serving Killarney town Councillor Michael Courtney, Independent, described some of the modern buildings in the tourist mecca as being “like prison blocks”.
An Taisce also voiced concerns and highlighted the need to conserve the traditional architecture of Killarney, a town started by the local landlord family, the Brownes (Kenmares), in the mid-18th century.
The Killarney Town Development Plan 2009-2015 is being reviewed and dozens of submissions have been made.
An Taisce said high-rise development was not popular as it was not seen as being child-friendly and was out of scale with existing buildings.
An Taisce referred to a multi-storey building, encompassing offices and retail outlets, under construction at Tralee Road roundabout.
It said the building had been the subject of much adverse comment by local people because of its impact on the view.
The development plan should limit the height of buildings in Killarney, An Taisce suggested.
“Depending on location, most buildings should not exceed three to four stories,” it said.
Independent Councillor Michael Gleeson said Killarney was different to many other towns because views were so important.
“People come to Killarney because of the views and the spectacularly beautiful environment. Some of these prospects have been diminished over the past 20 years. At one time people walking down High Street had a wonderful view of Mangerton Mountain, and likewise with people coming into Killarney from the Tralee side.”
Fianna Fáil Councillor Tom Doherty criticised the design and materials used in some new buildings which, he claimed, were ugly and more in keeping with the 1970’s era.
Labour Councillor Sean O’Grady called for a cap on the height of buildings. “Buildings should be no higher than three to three-and-a-half storeys and should be in scale with some of the buildings that have been here for 150 years.”
Meanwhile, An Taisce has offered the services of its heritage officer, Ian Lumley, free of charge to help the council identify significant buildings that should be conserved.
The older streets of Killarney still retained much traditional architecture, and High Street, New Street, Main Street and Plunkett Street should be designated architectural conservation areas (ACAs), according to An Taisce.
Irish Examiner
www.buckplanning.ie
Saturday, 23 February 2008
Sky's the limit in D4
TIMING is everything and, for Ray Grehan, Seán Dunne, Jerry O'Reilly, and David Courtney, this is especially true in Ballsbridge, where there are billions at stake for the wealthy property developers.
Last month, Dublin City Council unveiled its plan for the future of Dublin, entitled Maximising the City's Potential: A Strategy for Intensification and Height, in which various areas in the capital have been earmarked for high rise development. Bizarrely, considering the type of development plans currently being processed for Ballsbridge, the D4 area was not included for any high-rise designation.
Thus, if the Council's plan - which is on display until March 7 - is indeed adopted, Ballsbridge should be free of any high-rise.
However, happily for Ray Grehan, his application for a 15-storey building on the site of the former vet college on Shelbourne Road was dealt with this week under the current Dublin Development Plan, with Council planners greenlighting the Grehan tower (‘Number One Ballsbridge'). The story is the same for the Dunner's €1bn plan to "bring Knightsbridge to Ballsbridge", complete with 37-storey signature tower. He must be delighted to see Grehan getting the all-clear, given that it is more than likely that both schemes will be developed in tandem. Grehan paid out €171m for his 2.2-acre site, which works out at €57m an acre, while just down the road, Jerry O'Reilly and David Courtney broke all records when they lashed out €95m an acre for the six-storey Faculty Building, which sits on just half an acre. This has already been the subject of a rejected planning application and the boys will need to move fast if they are to get a new plan approved ahead of the adoption of the new high-rise plan for the city.
Phoenix
www.buckplanning.ie
Last month, Dublin City Council unveiled its plan for the future of Dublin, entitled Maximising the City's Potential: A Strategy for Intensification and Height, in which various areas in the capital have been earmarked for high rise development. Bizarrely, considering the type of development plans currently being processed for Ballsbridge, the D4 area was not included for any high-rise designation.
Thus, if the Council's plan - which is on display until March 7 - is indeed adopted, Ballsbridge should be free of any high-rise.
However, happily for Ray Grehan, his application for a 15-storey building on the site of the former vet college on Shelbourne Road was dealt with this week under the current Dublin Development Plan, with Council planners greenlighting the Grehan tower (‘Number One Ballsbridge'). The story is the same for the Dunner's €1bn plan to "bring Knightsbridge to Ballsbridge", complete with 37-storey signature tower. He must be delighted to see Grehan getting the all-clear, given that it is more than likely that both schemes will be developed in tandem. Grehan paid out €171m for his 2.2-acre site, which works out at €57m an acre, while just down the road, Jerry O'Reilly and David Courtney broke all records when they lashed out €95m an acre for the six-storey Faculty Building, which sits on just half an acre. This has already been the subject of a rejected planning application and the boys will need to move fast if they are to get a new plan approved ahead of the adoption of the new high-rise plan for the city.
Phoenix
www.buckplanning.ie
Monday, 4 February 2008
Skyscrapers scaling new heights to beat council cut-off point
DUBLIN is set to become a skyscraper city, and the sky's the limit on how tall buildings can go.
More than a dozen high-rise buildings are in the pipeline, even though the city council has yet to set a maximum permitted height for buildings across the city.
Homes, hotels and offices will boast panoramic views across the capital when buildings up to 150m tall -- more than two -- and-a-half times the height of Liberty Hall -- shoot up in the coming years.
Only now, with more than a dozen high-rise buildings -- structures more than 50 metres tall -- in the planning process, are city planners seeking to have an upper height limit.
Dublin City Council is in the process of setting down the upper height limits, but permission for some of the biggest building projects ever undertaken here are likely to be granted before the strategy is in place.
Among the projects likely to be adjudicated on by the council before the new limits apply include Sean Dunne's One Berkeley Court development in Dublin 4.
Apartments
This includes a "landmark" building of 37 floors, along with a complete redevelopment of the Jury's/Berkeley Court site which he acquired for €400m.
The cost of developing the site is expected to reach €1bn, and, if approved, the luxury apartments will sell for €1m each.
The so-called "gateway" to the city comprising the U2 Tower (36 storeys) and Point Village (32 storeys) has been approved, with construction under way on the latter project.
Planning permission is also being sought by Treasury Holdings for a new hotel at Spencer Dock, which is set to reach 152 metres -- 35 storeys.
Other projects include Heuston Gate beside Heuston Station, which at 117 metres and 32 floors will be Ireland's tallest building when complete later this year.
It is being built by the Office of Public Works, which could sell it once complete.
"We had been examining the possibility of retaining elements of the site for further state use, (and are) giving consideration to structuring a sale that will maximise value to the State," a spokesman said.
"Given the current market this may not necessarily mean a deal where money is paid up front."
The draft building height strategy -- called Maximising the City's Potential -- set out Grangegorman, Connolly, Tara and Heuston stations and the Docklands as locations where high-rise should be considered.
Higher densities should reduce urban sprawl, and it will be the first time the council has defined what "high rise" is.
A spokesman said the council would take as long as necessary to adopt the right strategy. The public are asked to make submissions up to March 7 next.
"So important is this to us we would ensure a variation of the development plan," said a spokesman.
"Once it's gone through the full public consultation process, An Bord Pleanala must take account of it.
"It will give clear guidelines on where we think the densities and high rise should occur."
Sky's the limit for tall order buildings
Spencer Dock Hotel
This proposed 35-storey hotel is to be developed by Treasury Holdings as part of the landmark National Conference Centre complex on Dublin's North Wall Quay. The public spaces of the hotel will occupy the first five floors.
The remainder comprising hotel rooms, a fitness centre and spa, hotel suites, clubs, lounges, meeting rooms and winter gardens.
One Berkeley Court
The developer behind Mountbrook Homes acquired the Jury's/ Berkeley Court site for a reported €400m, and is set to spend another €1bn developing it -- assuming permission is granted.
The proposal includes a 'landmark' building of 132m, or 37 floors, along with a redevelopment of the site. Residents and local councillors are bitterly opposed to the project, and An Bord Pleanala is likely to have the final word.
U2 Tower
The 36-storey skyscraper being built by the band, the final design of which has been granted planning permission after two architectural competitions.
The first was won by an Irish firm, but the Dublin Docklands Development Authority -- the planning authority in this case -- decided a more intensive development was needed. Sir Norman Foster won the second competition, and legal action by unsuccessful bidders may yet follow.
Point Village Watchtower
Being built by Harry Crosbie, the iconic building will form the 'gateway' into Dublin Port when complete. The watchtower forms part of an €800m scheme, to include a new concert venue, cinema, apartments offices and hotel.
Heuston Gate
Situated on a State site between the Irish Museum of Modern Art and Heuston Station, 'Heuston Gate', at 117m and 32 floors, will be Ireland's tallest building when completed later this year.
A mixed-use scheme of residential, office, cultural and amenity developments, the residential element amounts to 650 high specification, family-sized apartments -- while 'Heuston Gate' will have elevated roadway access to the Phoenix Park and directly into Heuston Station when complete.
Paul Melia
Irish Independent
www.buckplanning.ie
More than a dozen high-rise buildings are in the pipeline, even though the city council has yet to set a maximum permitted height for buildings across the city.
Homes, hotels and offices will boast panoramic views across the capital when buildings up to 150m tall -- more than two -- and-a-half times the height of Liberty Hall -- shoot up in the coming years.
Only now, with more than a dozen high-rise buildings -- structures more than 50 metres tall -- in the planning process, are city planners seeking to have an upper height limit.
Dublin City Council is in the process of setting down the upper height limits, but permission for some of the biggest building projects ever undertaken here are likely to be granted before the strategy is in place.
Among the projects likely to be adjudicated on by the council before the new limits apply include Sean Dunne's One Berkeley Court development in Dublin 4.
Apartments
This includes a "landmark" building of 37 floors, along with a complete redevelopment of the Jury's/Berkeley Court site which he acquired for €400m.
The cost of developing the site is expected to reach €1bn, and, if approved, the luxury apartments will sell for €1m each.
The so-called "gateway" to the city comprising the U2 Tower (36 storeys) and Point Village (32 storeys) has been approved, with construction under way on the latter project.
Planning permission is also being sought by Treasury Holdings for a new hotel at Spencer Dock, which is set to reach 152 metres -- 35 storeys.
Other projects include Heuston Gate beside Heuston Station, which at 117 metres and 32 floors will be Ireland's tallest building when complete later this year.
It is being built by the Office of Public Works, which could sell it once complete.
"We had been examining the possibility of retaining elements of the site for further state use, (and are) giving consideration to structuring a sale that will maximise value to the State," a spokesman said.
"Given the current market this may not necessarily mean a deal where money is paid up front."
The draft building height strategy -- called Maximising the City's Potential -- set out Grangegorman, Connolly, Tara and Heuston stations and the Docklands as locations where high-rise should be considered.
Higher densities should reduce urban sprawl, and it will be the first time the council has defined what "high rise" is.
A spokesman said the council would take as long as necessary to adopt the right strategy. The public are asked to make submissions up to March 7 next.
"So important is this to us we would ensure a variation of the development plan," said a spokesman.
"Once it's gone through the full public consultation process, An Bord Pleanala must take account of it.
"It will give clear guidelines on where we think the densities and high rise should occur."
Sky's the limit for tall order buildings
Spencer Dock Hotel
This proposed 35-storey hotel is to be developed by Treasury Holdings as part of the landmark National Conference Centre complex on Dublin's North Wall Quay. The public spaces of the hotel will occupy the first five floors.
The remainder comprising hotel rooms, a fitness centre and spa, hotel suites, clubs, lounges, meeting rooms and winter gardens.
One Berkeley Court
The developer behind Mountbrook Homes acquired the Jury's/ Berkeley Court site for a reported €400m, and is set to spend another €1bn developing it -- assuming permission is granted.
The proposal includes a 'landmark' building of 132m, or 37 floors, along with a redevelopment of the site. Residents and local councillors are bitterly opposed to the project, and An Bord Pleanala is likely to have the final word.
U2 Tower
The 36-storey skyscraper being built by the band, the final design of which has been granted planning permission after two architectural competitions.
The first was won by an Irish firm, but the Dublin Docklands Development Authority -- the planning authority in this case -- decided a more intensive development was needed. Sir Norman Foster won the second competition, and legal action by unsuccessful bidders may yet follow.
Point Village Watchtower
Being built by Harry Crosbie, the iconic building will form the 'gateway' into Dublin Port when complete. The watchtower forms part of an €800m scheme, to include a new concert venue, cinema, apartments offices and hotel.
Heuston Gate
Situated on a State site between the Irish Museum of Modern Art and Heuston Station, 'Heuston Gate', at 117m and 32 floors, will be Ireland's tallest building when completed later this year.
A mixed-use scheme of residential, office, cultural and amenity developments, the residential element amounts to 650 high specification, family-sized apartments -- while 'Heuston Gate' will have elevated roadway access to the Phoenix Park and directly into Heuston Station when complete.
Paul Melia
Irish Independent
www.buckplanning.ie
Wednesday, 23 January 2008
New development strategy presents challenge to tradition, says city council
Irish people must relinquish their attachment to low-rise, low-density living and allow Dublin to become a compact, consolidated and "high performance" capital city, according to Dublin City Council.
The council's new strategy to bring high-rise buildings and a vastly greater number of homes and offices per acre to the city is crucial to the economic and social future of the city and is one of the most important advances in its recent history, the council said.
Not only will those living and working in the centre of the city see dramatic changes to their immediate surroundings, but suburbanites in areas such as Phibsborough, Rathmines, Crumlin and Finglas are likely to see a major transformation of their localities in the coming years.
In its strategy, the council says it is "vital" that Dublin grows to an international scale while still retaining its character and providing for the needs of residents, workers and visitors.
The council is convinced of the need for a redeveloped and more compact city but it admits that it presents a challenge to tradition.
"Achievement of the new principles of urban development seems to be blocked, more than anything else, by the self-perception that Ireland is so attached to low density development and so divided between competing interests, that although we can create a dynamic economy, we cannot make quality sustainable cities and towns," the council's strategy states.
If Dublin is to develop economically it is crucial that new clusters of tall buildings are sited in key locations such as Heuston and the docklands.
The strategy also proposes that a wider number of areas should receive tall buildings, providing "elegant landmarks" and projecting an image of a "mature city" at ease with modernity.
In addition to consolidation, the strategy also intends to create sustainable communities and emphasis is put on locating high-density developments only where there are strong transport links, such as trains, Luas, quality bus corridors and, in the future, metro.
It also stresses that development in any area will be progressed through Framework Plans which will have a high level of public input.
Key areas: prime city locations earmarked for redevelopment
High intensity clusters: areas which have significant scope for intensification and will be the main focus for clusters of high-rise buildings and landmark buildings in the inner city:
The Eastern Cluster - Grand Canal Dock, north Lotts Spencer Dock, Connolly, Tara/ Georges Quay, Southbank/ Poolbeg, Port Lands.
The Knowledge Axis - Grangegorman to the Digital Hub. Western Cluster - Heuston area.
Inner suburban areas identified for intensification. Heights to be determined through framework plans:
Dolphins Barn, Phibsborough/Mountjoy, the Markets, Newmarket, Marrowbone Lane, Ship Street.
Prime urban centres where opportunities for landmark buildings exist:
Finglas, Ballymun, Rathmines, Ballyfermot, Crumlin, North Side Shopping Centre, North Fringe at the Northern boundary with Fingal.
Outer city areas with potential for height and dense development:
Bettystown, Park West, Drimnagh, Richmond Road, Chapelizod, Whitehall.
• Heights in specific locations will be determined by framework and local area plans.
The Irish Times
www.buckplanning.ie
The council's new strategy to bring high-rise buildings and a vastly greater number of homes and offices per acre to the city is crucial to the economic and social future of the city and is one of the most important advances in its recent history, the council said.
Not only will those living and working in the centre of the city see dramatic changes to their immediate surroundings, but suburbanites in areas such as Phibsborough, Rathmines, Crumlin and Finglas are likely to see a major transformation of their localities in the coming years.
In its strategy, the council says it is "vital" that Dublin grows to an international scale while still retaining its character and providing for the needs of residents, workers and visitors.
The council is convinced of the need for a redeveloped and more compact city but it admits that it presents a challenge to tradition.
"Achievement of the new principles of urban development seems to be blocked, more than anything else, by the self-perception that Ireland is so attached to low density development and so divided between competing interests, that although we can create a dynamic economy, we cannot make quality sustainable cities and towns," the council's strategy states.
If Dublin is to develop economically it is crucial that new clusters of tall buildings are sited in key locations such as Heuston and the docklands.
The strategy also proposes that a wider number of areas should receive tall buildings, providing "elegant landmarks" and projecting an image of a "mature city" at ease with modernity.
In addition to consolidation, the strategy also intends to create sustainable communities and emphasis is put on locating high-density developments only where there are strong transport links, such as trains, Luas, quality bus corridors and, in the future, metro.
It also stresses that development in any area will be progressed through Framework Plans which will have a high level of public input.
Key areas: prime city locations earmarked for redevelopment
High intensity clusters: areas which have significant scope for intensification and will be the main focus for clusters of high-rise buildings and landmark buildings in the inner city:
The Eastern Cluster - Grand Canal Dock, north Lotts Spencer Dock, Connolly, Tara/ Georges Quay, Southbank/ Poolbeg, Port Lands.
The Knowledge Axis - Grangegorman to the Digital Hub. Western Cluster - Heuston area.
Inner suburban areas identified for intensification. Heights to be determined through framework plans:
Dolphins Barn, Phibsborough/Mountjoy, the Markets, Newmarket, Marrowbone Lane, Ship Street.
Prime urban centres where opportunities for landmark buildings exist:
Finglas, Ballymun, Rathmines, Ballyfermot, Crumlin, North Side Shopping Centre, North Fringe at the Northern boundary with Fingal.
Outer city areas with potential for height and dense development:
Bettystown, Park West, Drimnagh, Richmond Road, Chapelizod, Whitehall.
• Heights in specific locations will be determined by framework and local area plans.
The Irish Times
www.buckplanning.ie
Thursday, 3 January 2008
City council to unveil strategy for high-rise buildings
Dublin's planners believe the capital's future depends on a high density strategy, writes Olivia Kelly.
A new strategy which will govern the future of all high-rise and high-density development in Dublin will be released to the public by Dublin City Council next month.
The plan, Maximising the City's Potential: A Strategy for Height and Intensification, will reveal the areas of the city which the council has earmarked as suitable for intensive development and where it envisages high-rise and "landmark" buildings should be sighted.
The plan will also give a guideline to the generally acceptable heights for different areas or types of development.
The strategy will be reflected in plans being developed by the council for local communities and urban villages such as the Phibsborough Local Area Plan which will come before councillors early next month, the redrafted Ballsbridge plan, and the urban village planned for the Poolbeg area.
Inner city projects such as the major retail and mixed use complex planned for the site of the old Carlton cinema, and the regeneration of the old markets area adjacent to Smithfield, will also be guided by the plan.
The council expects to receive planning applications for the Carlton site by early February, while negotiations with the preferred bidder to develop the markets district are also due to be finalised.
City manager John Tierney said the plans to redevelop and regenerate the city would not be held back despite the downturn in the building sector.
"There has been a downturn in the market, there's no doubt, but we still have to plan. One of the problems in the past has been that it was very difficult to keep up with growth so it's right that we properly plan for growth into the future."
The slowdown in the building industry may however be reflected in the speed with which areas develop, Mr Tierney said, but he was confident that significant inner city and inner suburban renewal would take place.
"In relation to the actual development of any framework plan area or any regeneration area, obviously the scale of development depends on demand within the market but it's appropriate we have our plans in place to facilitate regeneration and development within the city."
Despite opposition from councillors - some of whom earlier this year defeated the original Ballsbridge plan on the grounds that it could have allowed for high-rise development - and a large number of city residents, including those renting council owned properties, Mr Tierney says that the city cannot develop unless there is a move towards higher-density accommodation.
"All of the indicators are that there needs to be more consolidation within the city and that's what we are planning for but there's no doubt that it's a controversial issue and the debate tends to get polarised into extremes."
The council was not planning a "Manhattan in Dublin" but low-density development was not sustainable in a capital city, Mr Tierney said.
"We are a very low-density city and low density is equal to urban sprawl, and with urban sprawl you get a whole lot of problems around congestion in terms of commuting and the whole issue of economies of scale in terms of the delivery of facilities and services. From our analysis the more successful cities are the cities that have higher-density mixed use development."
Mr Tierney hoped that the new strategy would banish misunderstandings that had developed in relation to high rise.
High-density development did not necessarily mean high rise and any taller, or landmark buildings, would be carefully considered and allowed only in appropriate settings.
"We have looked at the prime urban centres, looked at the transport routes, the underutilised industrial lands and for example in the city centre area we've looked at places where there might be opportunities to increase height."
Places where higher buildings would be appropriate include the docklands, the area around Heuston station, the Digital Hub in James's Street and the area surrounding the former psychiatric hospital in Grangegorman.
The council had also identified six areas of underutilised industrial lands which offer excellent redevelopment opportunities. While these will be fully outlined when the plan is published, Mr Tierney has identified the area to the west of the Long Mile Road as one such development area.
"As you come in from the Red Cow you can see how underutilised that land, which is on a public transport corridor, is. There is an opportunity to reinvent some of these areas without necessarily impacting greatly on existing communities."
The council's last forecast of future housing needs estimated that 160,000 housing units would need to be built in the city and council of Dublin by 2016 and Mr Tierney said the council would continue to plan on that basis.
"We still have a healthy economy, we're still forecasting growth next year and we've had 6,000 planning applications this year. I'd be hopeful that we can see out the current difficulties."
New Heights
Low Rise - up to 15m or four storeys
Mid Rise - 15-50m or 12 storeys
High Rise - 50-150m
Super High Rise (landmark) - above 150m
The Irish Times
www.buckplanning.ie
A new strategy which will govern the future of all high-rise and high-density development in Dublin will be released to the public by Dublin City Council next month.
The plan, Maximising the City's Potential: A Strategy for Height and Intensification, will reveal the areas of the city which the council has earmarked as suitable for intensive development and where it envisages high-rise and "landmark" buildings should be sighted.
The plan will also give a guideline to the generally acceptable heights for different areas or types of development.
The strategy will be reflected in plans being developed by the council for local communities and urban villages such as the Phibsborough Local Area Plan which will come before councillors early next month, the redrafted Ballsbridge plan, and the urban village planned for the Poolbeg area.
Inner city projects such as the major retail and mixed use complex planned for the site of the old Carlton cinema, and the regeneration of the old markets area adjacent to Smithfield, will also be guided by the plan.
The council expects to receive planning applications for the Carlton site by early February, while negotiations with the preferred bidder to develop the markets district are also due to be finalised.
City manager John Tierney said the plans to redevelop and regenerate the city would not be held back despite the downturn in the building sector.
"There has been a downturn in the market, there's no doubt, but we still have to plan. One of the problems in the past has been that it was very difficult to keep up with growth so it's right that we properly plan for growth into the future."
The slowdown in the building industry may however be reflected in the speed with which areas develop, Mr Tierney said, but he was confident that significant inner city and inner suburban renewal would take place.
"In relation to the actual development of any framework plan area or any regeneration area, obviously the scale of development depends on demand within the market but it's appropriate we have our plans in place to facilitate regeneration and development within the city."
Despite opposition from councillors - some of whom earlier this year defeated the original Ballsbridge plan on the grounds that it could have allowed for high-rise development - and a large number of city residents, including those renting council owned properties, Mr Tierney says that the city cannot develop unless there is a move towards higher-density accommodation.
"All of the indicators are that there needs to be more consolidation within the city and that's what we are planning for but there's no doubt that it's a controversial issue and the debate tends to get polarised into extremes."
The council was not planning a "Manhattan in Dublin" but low-density development was not sustainable in a capital city, Mr Tierney said.
"We are a very low-density city and low density is equal to urban sprawl, and with urban sprawl you get a whole lot of problems around congestion in terms of commuting and the whole issue of economies of scale in terms of the delivery of facilities and services. From our analysis the more successful cities are the cities that have higher-density mixed use development."
Mr Tierney hoped that the new strategy would banish misunderstandings that had developed in relation to high rise.
High-density development did not necessarily mean high rise and any taller, or landmark buildings, would be carefully considered and allowed only in appropriate settings.
"We have looked at the prime urban centres, looked at the transport routes, the underutilised industrial lands and for example in the city centre area we've looked at places where there might be opportunities to increase height."
Places where higher buildings would be appropriate include the docklands, the area around Heuston station, the Digital Hub in James's Street and the area surrounding the former psychiatric hospital in Grangegorman.
The council had also identified six areas of underutilised industrial lands which offer excellent redevelopment opportunities. While these will be fully outlined when the plan is published, Mr Tierney has identified the area to the west of the Long Mile Road as one such development area.
"As you come in from the Red Cow you can see how underutilised that land, which is on a public transport corridor, is. There is an opportunity to reinvent some of these areas without necessarily impacting greatly on existing communities."
The council's last forecast of future housing needs estimated that 160,000 housing units would need to be built in the city and council of Dublin by 2016 and Mr Tierney said the council would continue to plan on that basis.
"We still have a healthy economy, we're still forecasting growth next year and we've had 6,000 planning applications this year. I'd be hopeful that we can see out the current difficulties."
New Heights
Low Rise - up to 15m or four storeys
Mid Rise - 15-50m or 12 storeys
High Rise - 50-150m
Super High Rise (landmark) - above 150m
The Irish Times
www.buckplanning.ie
Sunday, 21 October 2007
Dublin high-rise schemes rejected
An Bord Pleanála has refused planning permission for two high-rise schemes in Dublin's Digital Hub in the Liberties, saying that they would "seriously injure the residential amenities of the area". Manor Park Homes and P. Elliott and Co had both acquired sites previously owned by the State on either side of Thomas Street. The deals, involving the transfer of more than five acres of land in November 2005, netted €118 million for the Government. But Manor Park was refused permission by Dublin City Council for a "mini-Manhattan" scheme on the south side of Thomas Street. It would have included a cluster of high-rise buildings of up to 53 storeys, flanked by lower buildings on the street frontage.
Upholding the council's decision, An Bord Pleanála noted that the 2.5-acre site was "located in the historic core of Dublin city and fronts on to . . . one of the city's oldest streets", which is also designated a conservation area in the current Dublin City Development Plan. The board also referred to the council's policy of protecting the skyline of the inner city, in line with the criteria regarding building heights set out in the 2000 study by London-based urban designers DEGW, which put forward a strategy for building heights in the city. In its ruling, the board said that the proposed development would contravene these policies because of the "excessive height of the proposed buildings generally . . . ranging from 11 storeys on Thomas Street to 53 storeys at the southern end of the site".It also cited the "unsatisfactory nature and form of development based on a podium with full site coverage", saying that this would be "significantly out of character with the area". The board considered that the proposed development "would seriously injure the residential amenities of the area and/or development potential of property in the vicinity by reason of overlooking, overshadowing and visual intrusion". Dealing with the P. Elliott scheme for a three-acre site on the north side of Thomas Street, which involved another high-rise cluster up to 16 storeys, An Bord Pleanála gave similar reasons for refusing permission - including "excessive" scale and height.Notwithstanding the city council's objective to support the Digital Hub, it considered that the development "would not represent an appropriate redevelopment of this area, or a form of development that is sufficiently sympathetic to its historic character". It said that the proposed 16-storey tower would seriously detract from the setting of the 18th century Guinness windmill, which is a protected structure, while the height of a second block would seriously detract from a protected period house at 164 Thomas Street. The board also said that the "excessive reliance" on roof gardens (as opposed to internal courtyards) for private open space by future residents was "not acceptable in residential amenity terms, having regard to the difficulty of access and the lack of security of such spaces".
Frank McDonald
2007 The Irish Times
Upholding the council's decision, An Bord Pleanála noted that the 2.5-acre site was "located in the historic core of Dublin city and fronts on to . . . one of the city's oldest streets", which is also designated a conservation area in the current Dublin City Development Plan. The board also referred to the council's policy of protecting the skyline of the inner city, in line with the criteria regarding building heights set out in the 2000 study by London-based urban designers DEGW, which put forward a strategy for building heights in the city. In its ruling, the board said that the proposed development would contravene these policies because of the "excessive height of the proposed buildings generally . . . ranging from 11 storeys on Thomas Street to 53 storeys at the southern end of the site".It also cited the "unsatisfactory nature and form of development based on a podium with full site coverage", saying that this would be "significantly out of character with the area". The board considered that the proposed development "would seriously injure the residential amenities of the area and/or development potential of property in the vicinity by reason of overlooking, overshadowing and visual intrusion". Dealing with the P. Elliott scheme for a three-acre site on the north side of Thomas Street, which involved another high-rise cluster up to 16 storeys, An Bord Pleanála gave similar reasons for refusing permission - including "excessive" scale and height.Notwithstanding the city council's objective to support the Digital Hub, it considered that the development "would not represent an appropriate redevelopment of this area, or a form of development that is sufficiently sympathetic to its historic character". It said that the proposed 16-storey tower would seriously detract from the setting of the 18th century Guinness windmill, which is a protected structure, while the height of a second block would seriously detract from a protected period house at 164 Thomas Street. The board also said that the "excessive reliance" on roof gardens (as opposed to internal courtyards) for private open space by future residents was "not acceptable in residential amenity terms, having regard to the difficulty of access and the lack of security of such spaces".
Frank McDonald
2007 The Irish Times
Monday, 15 October 2007
No ladders big enough for a high-rise concrete jungle, say fire experts
AS Dublin city and county go 'high rise' there are fears that the Fire Brigade have been stranded on the ground floor. The emergency services are for the most part using fire tenders best suited to working in a low-rise Georgian landscape.
Forensic scientists who specialise in the causes of urban fires have privately raised fears about a host of safety issues, ranging from poor water pressure in the street-side hydrants, to fire brigade ladders that can no longer reach the top of Dublin's taller buildings.
With a raft of plans for impressive skyscrapers on the drawing boards experts say that equipment will have to be beefed up to cope with a new cityscape.
One of the new generation of skyscrapers is the 32-storey Heuston Gate Tower which will rise to 386 feet. The Watch Tower in the docklands, at 390 feet, will be another addition to the city's increasingly cloud-bound skyline.
"In taller buildings you can't get everybody out, you hold them above and below the fire. You won't be able to pump water up that height and what you do is, fight the fire from inside the building.
"If you have a 50-storey building you build features into it to deal with a fire. Features such as fire mains, and protected escape routes such as stairs and lift shafts," explains Colm Traynor, assistant Chief Fire Officer of Dublin Fire Brigade.
In the advent of a fire, those trapped on the upper floors out of the reach of ladders, would have to contend with the perils of smoke inhalation, and just hope that water can be pumped upwards to the site of the fire to extinguish the blaze.
"We have two turntable ladders in Dublin with a reach of 3O metres. However, in New York or London they don't have high-reach appliances to reach these buildings either," explains Colm Traynor.
An ongoing concern is the constant water outages in Dublin City, where the supply in entire districts can dry up to a mere trickle; a problem acknowledged by the Dublin Fire Brigade. Fire tenders normally only carry 300 gallons of water, which can be used up very quickly.
Another concern are gated apartments, which can pose a problem in emergencies. "There are some concerns there, it's something we need to keep an eye on -- but the City Council is looking at it."
Irish Independent
Forensic scientists who specialise in the causes of urban fires have privately raised fears about a host of safety issues, ranging from poor water pressure in the street-side hydrants, to fire brigade ladders that can no longer reach the top of Dublin's taller buildings.
With a raft of plans for impressive skyscrapers on the drawing boards experts say that equipment will have to be beefed up to cope with a new cityscape.
One of the new generation of skyscrapers is the 32-storey Heuston Gate Tower which will rise to 386 feet. The Watch Tower in the docklands, at 390 feet, will be another addition to the city's increasingly cloud-bound skyline.
"In taller buildings you can't get everybody out, you hold them above and below the fire. You won't be able to pump water up that height and what you do is, fight the fire from inside the building.
"If you have a 50-storey building you build features into it to deal with a fire. Features such as fire mains, and protected escape routes such as stairs and lift shafts," explains Colm Traynor, assistant Chief Fire Officer of Dublin Fire Brigade.
In the advent of a fire, those trapped on the upper floors out of the reach of ladders, would have to contend with the perils of smoke inhalation, and just hope that water can be pumped upwards to the site of the fire to extinguish the blaze.
"We have two turntable ladders in Dublin with a reach of 3O metres. However, in New York or London they don't have high-reach appliances to reach these buildings either," explains Colm Traynor.
An ongoing concern is the constant water outages in Dublin City, where the supply in entire districts can dry up to a mere trickle; a problem acknowledged by the Dublin Fire Brigade. Fire tenders normally only carry 300 gallons of water, which can be used up very quickly.
Another concern are gated apartments, which can pose a problem in emergencies. "There are some concerns there, it's something we need to keep an eye on -- but the City Council is looking at it."
Irish Independent
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