URBAN DEVELOPMENT: Proposals to create five-a-side football pitches in Dublin’s inner city green spaces are being resisted by the City Council, writes FRANK MCDONALD
HE GREAT Victor Griffin, when he was dean of St Patrick’s Cathedral in Dublin, often used to complain that there was hardly anywhere in or around the Liberties for kids to kick a ball. Or, indeed, adults – despite the availability of a significant public park right next to the cathedral.
I mentioned the former dean and his complaint while giving a walking tour based on my book The Destruction of Dublin during Open House Weekend last October. Husband-and-wife architects Douglas Carson and Rosaleen Crushell were so struck by it that they decided to see if it was possible to slot five-a-side pitches into St Patrick’s Park.
Within days, they had drawn up plans both for that prettified municipal park and also for Croppies’ Acre, in front of the National Museum at Collins Barracks, a potentially useful green space not generally used by the public – it contains only a stone circle and slabs commemorating some 300 rebels executed in 1798, reputedly on the site of their mass grave.
St Patrick’s Park dates from 1904, when it was laid out by the Iveagh Trust as an integral part of the superb redevelopment of this part of Dublin, overlooked by the Edwardian Baroque Bull Alley School. Its enlightened slum-clearance programme also provided apartments, shops, a hostel and public baths (now the Iveagh Fitness Club).
The park was taken over by Dublin Corporation in 1920 and is one of the city’s most highly maintained parks. Bounded by Bride Street, Bull Alley Street and Patrick Street, its use is varied “with tourists enjoying the floral schemes and children of younger age bracket using the now quite dated playground”, as Carson and Crushell noted.
“As it is only open during daylight hours and limited in the variety of uses it supports, it appears incongruent with its inner city surroundings dense with people of all ages and social brackets, desperately needful for some leisure activity besides the pub,” they say. There are several local pubs for those over 18, but nothing for younger teens.
“ In The Death and Life of Great American Cities (1961), the acclaimed writer and activist Jane Jacobs noted that ‘for neighbourhood parks, the finest centres are stage settings for people. City parks are not abstractions, or automatic repositories of virtue or uplift . . . they mean nothing divorced from their practical tangible uses.’ ”
The truth of Jacobs’s view is borne out by Croppies’ Acre where, as Carson and Crushell write, it has “evolved into a typical ‘Skid Row’ city park as a place predominantly used for illicit drug-taking. This unintended use should have been predicted when it was opened by Bertie Ahern in 2000, at a cost of €445,000.”
Most of the site was part of the historic floodplain of the river Liffey; one of the adjacent streets, now absorbed by the Ellis Court development, was called Flood Street. After the Liffey quays were laid out, it became an esplanade in front of the Royal (now Collins) Barracks and was probably used then as a recreational area.
“Its redesign in the late 1990s did not address the contemporary needs of the area nor did it foresee the incredible residential development of the surrounding area, now poorly served by any ‘practical parks’ or leisure spaces,” say Carson and Crushell. Although, it must be acknowledged that Phoenix Park is just up the road.
“There is a significant dearth of purposeful play areas immediately surrounding Croppies’ Acre and St Patrick’s Park for toddlers, teenagers and adults alike,” they conclude. “And both locations, surrounded by a sufficient density of homes and variety of uses, are ideal locations to support proposals for active recreational spaces.” To reactivate both parks to serve the community, they propose laying down a series of low-maintenance, all-weather, multi-use game areas or “mugas”, as they’re known in the recreation sector. Thus, four international-sized five-a-side football pitches could be slotted into Croppies’ Acre without interfering in any way with the 1798 memorial.
“St Patrick’s Park comfortably accommodates two pitches while retaining all mature trees and scope for further neighbourhood amenities,” the architects find. And converting some of the manicured lawns to permanent surfaces would not only reduce maintenance costs but would help to reduce greenhouse gas emissions, they said.
These emissions arise from the practices of lawn management, including fertiliser production, mowing, leaf blowing – amounting to four times the amount of carbon stored by the grass in parks, according to a recent study at the University of California. “Green does not necessarily mean grass,” as Carson and Crushell put it.
But Dublin City Council is having none of this “muga” talk. “Under no circumstances would the parks department entertain such a proposal for St Patrick’s Park,” says the council’s spokesman, Alan Breen. “They would regard it as very damaging to the character of the park as a public amenity and it just wouldn’t fit the park as it stands.”
The parks department’s stance is supported by the council’s conservation section, which says there would be “huge conservation issues around it” – presumably because the installation of two “mugas” would disturb the symmetrical layout of the park. And the city archaeologist didn’t think it would be a good idea either.
“What they’re saying to me is that two pitches would provide an amenity for 20 to 30 people at a time, whereas the park could accommodate many more than that for leisurely strolls, reading a book and the like,” Breen says. In other words, facilities that are taken for granted in the suburbs are to be denied in the inner city.
The Office of Public Works also poured cold water on proposals for Croppies’ Acre. “There is anecdotal evidence that the site is a mass grave and it would be the view of the OPW that it would not be appropriate to turn it into five-a-side pitches,” says its spokesman, Neil Ryan. Apparently, it’s open from 10am to 4pm most days of the week.
“While the OPW accepts that there is possibly a need for recreational space in that area, there are adequate facilities for playing football and other sports a few hundred metres away in the Phoenix Park. It is more appropriate to provide facilities such as this in municipal parks rather than national historic parks,” Ryan says.
In Copenhagen, the provision of “mugas” in the inner city is a central element of its recreational strategy. Bleak expanses of asphalt are being converted into play spaces for youngsters, “with possibilities for rollerblading, skateboarding and playing football”. There are even small basketball courts on the central medians of some boulevards.
Its Urban Space Action Plan aims to create “a place for living in that offers numerous possibilities for excitement, interest and delight. Dull streets in residential areas will be transformed into recreational oases. It will be inspiring and challenging to live in the city. There will be a new type of urban space which will encourage more outdoor city life.”
With Scandinavian determination and the involvement of creative French urban planner Jean-Pierre Charbonneau, Copenhagen city council’s new strategy recognises that the inner city has become become increasingly diverse and multicultural, and many immigrants and younger citizens with children are using the city in new ways.
The same could be said for central Dublin, except that, so far, there has been little official recognition of the changes here. Decades of population decline have been reversed over the past 20 years, with the inner city growing by nearly 50 per cent between 1991 and 2006, and this trend is certain to be confirmed by the next census in April.
Yet the city council’s new public realm strategy group is made up of the same people who think the provision of five-a-side football pitches in the inner city is a no-no. In Copenhagen, by contrast, many of the ideas for its Urban Space Action Plan were generated at workshops attended by citizens, politicians and other interested parties. So let’s hear it not just for public consultation, but genuine participation in the development of a strategy that would really transform inner-city Dublin’s public realm.
Irish Times
www.buckplanning.ie
Showing posts with label planning and open spaces. Show all posts
Showing posts with label planning and open spaces. Show all posts
Tuesday, 1 March 2011
Tuesday, 15 July 2008
Council votes to stop residential building on open spaces
COUNCILLORS IN Dún Laoghaire-Rathdown have voted to close a loophole in their development plan to prevent residential development on open spaces.
The move will prevent developers Cicol Ltd from continuing with a plan to build housing on land known as Dudley's Field, formerly part of the popular urban farm Airfield in Dundrum.
The farm was left in trust to the citizens of Dublin by the Overend sisters. Dudley's Field was controversially sold by the trust to raise funds to enhance the remaining estate.
A Cicol plan to develop 62 apartments and leisure facilities on Dudley's Field was rejected by An Bord Pleanála last October. Last week the High Court upheld the planning board's ruling after the company took a judicial review of the decision.
However, the application was approved in the first instance by Dún Laoghaire-Rathdown County Council.
Under the county development plan, many open spaces in Dún Laoghaire-Rathdown are zoned Objective F to preserve and provide for open space and recreational amenities. However, residential development is "open for consideration" under the zoning.
It was using this loophole that Cicol was able to apply for residential development to the council.
Last night councillors voted to remove the word "residential" from the list of developments open for consideration under Objective F.
Green councillor Ciarán Fallon said it was very important to close the loophole. "Failure to do so would leave open space zoned F throughout the county vulnerable to development."
He said providing breathing spaces was central to the principle of sustainable development.
Labour's Aidan Culhane said the change was "hugely important" in ensuring that situations such as that at Dudley's Field would not be repeated.
"When this council says 'open space' we mean 'open space'."
The Irish Times
www.buckplanning.ie
The move will prevent developers Cicol Ltd from continuing with a plan to build housing on land known as Dudley's Field, formerly part of the popular urban farm Airfield in Dundrum.
The farm was left in trust to the citizens of Dublin by the Overend sisters. Dudley's Field was controversially sold by the trust to raise funds to enhance the remaining estate.
A Cicol plan to develop 62 apartments and leisure facilities on Dudley's Field was rejected by An Bord Pleanála last October. Last week the High Court upheld the planning board's ruling after the company took a judicial review of the decision.
However, the application was approved in the first instance by Dún Laoghaire-Rathdown County Council.
Under the county development plan, many open spaces in Dún Laoghaire-Rathdown are zoned Objective F to preserve and provide for open space and recreational amenities. However, residential development is "open for consideration" under the zoning.
It was using this loophole that Cicol was able to apply for residential development to the council.
Last night councillors voted to remove the word "residential" from the list of developments open for consideration under Objective F.
Green councillor Ciarán Fallon said it was very important to close the loophole. "Failure to do so would leave open space zoned F throughout the county vulnerable to development."
He said providing breathing spaces was central to the principle of sustainable development.
Labour's Aidan Culhane said the change was "hugely important" in ensuring that situations such as that at Dudley's Field would not be repeated.
"When this council says 'open space' we mean 'open space'."
The Irish Times
www.buckplanning.ie
Wednesday, 16 January 2008
Joy for locals as green area saved from housing
A CHERISHED city green has been saved from development.
The decision by Cork City Council’s planning department to refuse outline planning permission — permission in principle — for four houses on Bishopscourt green in the western suburbs could have implications nationwide as public open spaces are targeted for development.
Planners ruled the location of the proposed development submitted by Ken Mahon was within an area designated as open space in the original planning application for Bishopscourt estate in 1965.
Two references to that permission — one recorded by the city council and one by the county council — were cited.
Planners also cited the provisions of Policy NHR 11 of the Cork City Development Plan which states there will be a presumption against development of public open spaces.
They said they considered the proposed project would contravene that policy and would seriously injure the amenities of the area and of property in the vicinity.
“The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area,” said the ruling. It was not clear last night whether Mr Mahon will appeal the ruling to An Bord Pleanála.
Roisín O’Regan, secretary of the residents’ association, which mounted a huge campaign to save the green, welcomed the decision and said they were ready in the event of a possible appeal.
“We worked very hard to prepare our objections,” she said. “We had a very active and single-minded committee that gave a lot of energy and time to find out all we could to help us protect what we always believed was our own green.”
The 1.6 acre green in Bishopstown has been used as a public amenity for over four decades.
It became the focus of a major community campaign last summer when it was put up for sale as part of the sale of a house which stands on its corner.
Residents were shocked to learn that title to the green was included in the title to the house. The house and green were subsequently sold to Mr Mahon.
He applied late last year for outline planning permission to build four houses on the site — a project which would have resulted in the loss of almost half the site.
An unprecedented 95 submissions objecting to the project were received.
The planners’ decision was issued yesterday to Mr Mahon and to the 95 individuals who submitted observations.
The campaign to save Bishopscourt Green prompted city councillors to amend the city development plan just before Christmas to protect all open green spaces from development.
Irish Examiner
www.buckplanning.ie
The decision by Cork City Council’s planning department to refuse outline planning permission — permission in principle — for four houses on Bishopscourt green in the western suburbs could have implications nationwide as public open spaces are targeted for development.
Planners ruled the location of the proposed development submitted by Ken Mahon was within an area designated as open space in the original planning application for Bishopscourt estate in 1965.
Two references to that permission — one recorded by the city council and one by the county council — were cited.
Planners also cited the provisions of Policy NHR 11 of the Cork City Development Plan which states there will be a presumption against development of public open spaces.
They said they considered the proposed project would contravene that policy and would seriously injure the amenities of the area and of property in the vicinity.
“The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area,” said the ruling. It was not clear last night whether Mr Mahon will appeal the ruling to An Bord Pleanála.
Roisín O’Regan, secretary of the residents’ association, which mounted a huge campaign to save the green, welcomed the decision and said they were ready in the event of a possible appeal.
“We worked very hard to prepare our objections,” she said. “We had a very active and single-minded committee that gave a lot of energy and time to find out all we could to help us protect what we always believed was our own green.”
The 1.6 acre green in Bishopstown has been used as a public amenity for over four decades.
It became the focus of a major community campaign last summer when it was put up for sale as part of the sale of a house which stands on its corner.
Residents were shocked to learn that title to the green was included in the title to the house. The house and green were subsequently sold to Mr Mahon.
He applied late last year for outline planning permission to build four houses on the site — a project which would have resulted in the loss of almost half the site.
An unprecedented 95 submissions objecting to the project were received.
The planners’ decision was issued yesterday to Mr Mahon and to the 95 individuals who submitted observations.
The campaign to save Bishopscourt Green prompted city councillors to amend the city development plan just before Christmas to protect all open green spaces from development.
Irish Examiner
www.buckplanning.ie
Tuesday, 26 June 2007
Residents ready for court battle to save estate’s green from developers
The people of Bishopscourt in Cork’s western suburbs agreed over the weekend to hire a solicitor to ensure the green space that has put up for sale can never be built on.
The green, which has been used as a public park since the mid-1960s, was placed on the market last week as part of the sale of Number 1, Park Gate Villas on the Bishopstown Road.
Residents were shocked when they learned that title to the green, which they have maintained since the estate was built in the late 1960s, was included in the title to the house, which stands on the corner of the 1.6-acre site.
Property sources have suggested the site could be worth up to €5 million if its new owners secured planning permission on the site.
But at a public meeting at the weekend, residents said the estate’s developer, Denis J McCarthy, provided the green as a public amenity in 1966.
He bought a 10-acre field from the Society of African Missions and drew up plans for the 67-house Bishopscourt Estate.
As part of the plan, he set aside just over one acre as public open space and built concrete paths across it.
Local resident Jim Collins said that even if the green has not been taken over by the council, the spirit of Mr McCarthy’s intention should still be honoured: ‘‘I have no problem with the house sale, but the green must be saved. It is an integral part of our estate.
‘‘I could have bought a bigger house elsewhere in Bishopstown at the time but I chose to buy this house because of the layout of the estate and the green.
‘‘He (Mr McCarthy) has provided the residents’ association with documents he got when he bought his house which shows the green as public open space.
‘‘If we have to go the courts, we have plenty of money to do that and we’ll go to court.”
Kevin Terry, the city council’s head of planning, confirmed last night that while the green does not have any specific zoning designation, there is a presumption against development on such sites.
City manager Joe Gavin has also said that while any new owner of the site could apply for planning permission, the fact the site has been used as a public park for almost four decades would be taken into account by planners when arriving at a decision.
Irish Examiner
The green, which has been used as a public park since the mid-1960s, was placed on the market last week as part of the sale of Number 1, Park Gate Villas on the Bishopstown Road.
Residents were shocked when they learned that title to the green, which they have maintained since the estate was built in the late 1960s, was included in the title to the house, which stands on the corner of the 1.6-acre site.
Property sources have suggested the site could be worth up to €5 million if its new owners secured planning permission on the site.
But at a public meeting at the weekend, residents said the estate’s developer, Denis J McCarthy, provided the green as a public amenity in 1966.
He bought a 10-acre field from the Society of African Missions and drew up plans for the 67-house Bishopscourt Estate.
As part of the plan, he set aside just over one acre as public open space and built concrete paths across it.
Local resident Jim Collins said that even if the green has not been taken over by the council, the spirit of Mr McCarthy’s intention should still be honoured: ‘‘I have no problem with the house sale, but the green must be saved. It is an integral part of our estate.
‘‘I could have bought a bigger house elsewhere in Bishopstown at the time but I chose to buy this house because of the layout of the estate and the green.
‘‘He (Mr McCarthy) has provided the residents’ association with documents he got when he bought his house which shows the green as public open space.
‘‘If we have to go the courts, we have plenty of money to do that and we’ll go to court.”
Kevin Terry, the city council’s head of planning, confirmed last night that while the green does not have any specific zoning designation, there is a presumption against development on such sites.
City manager Joe Gavin has also said that while any new owner of the site could apply for planning permission, the fact the site has been used as a public park for almost four decades would be taken into account by planners when arriving at a decision.
Irish Examiner
Thursday, 21 June 2007
Bishopstown 3-bed? How about €5m
RESIDENTS of a wealthy Cork suburb pleaded with city officials last night to save a cherished green space that has been put up for sale.
What’s being described as “probably the smallest house in Bishopstown with the biggest garden” was put up for sale by tender over the weekend.
However, the “garden” of number 1, Park Gate Villas on the Bishopstown Road, has been effectively used as a public park for almost four decades by the people of Bishopscourt. They have also paid for its maintenance.
But SWS Property Services confirmed yesterday that the green is included in the sale of the house, which stands at the corner of the prime 1.6 acre site. The green does not have any zoning designation.
SWS negotiator Martin Kelleher said there are certain rights of way over the area.
And while the new owners could apply for planning permission to develop the land, Mr Kelleher said his company was not pushing the sale as a development opportunity.
“The new owner will own the green, but that does not give them an entitlement to develop,” he said.
He declined to discuss the price tag because the sale is by tender but property sources suggested the site could, subject to zoning, be worth close to €5 million.
The 1,700-sq-ft three- bedroom, two-storey detached house is in good structural condition but is in need of refurbishment.
An advertising hoarding on its eastern gable could provide its new owner with several thousand euro in annual income. All tenders are due by August 3.
However, Bishopstown Community Association expressed serious concerns last night that the green could be lost as a public amenity.
“This green area is an integral part of the estate. It should be zoned as open green space,” a spokesperson said.
Fine Gael city councillor Jerry Buttimer has flagged the issue with the city manager and the council’s law and planning departments.
“Every effort must be made to retain this space, which has been a feature of the estate since it was built,” he said.
Irish Examiner
What’s being described as “probably the smallest house in Bishopstown with the biggest garden” was put up for sale by tender over the weekend.
However, the “garden” of number 1, Park Gate Villas on the Bishopstown Road, has been effectively used as a public park for almost four decades by the people of Bishopscourt. They have also paid for its maintenance.
But SWS Property Services confirmed yesterday that the green is included in the sale of the house, which stands at the corner of the prime 1.6 acre site. The green does not have any zoning designation.
SWS negotiator Martin Kelleher said there are certain rights of way over the area.
And while the new owners could apply for planning permission to develop the land, Mr Kelleher said his company was not pushing the sale as a development opportunity.
“The new owner will own the green, but that does not give them an entitlement to develop,” he said.
He declined to discuss the price tag because the sale is by tender but property sources suggested the site could, subject to zoning, be worth close to €5 million.
The 1,700-sq-ft three- bedroom, two-storey detached house is in good structural condition but is in need of refurbishment.
An advertising hoarding on its eastern gable could provide its new owner with several thousand euro in annual income. All tenders are due by August 3.
However, Bishopstown Community Association expressed serious concerns last night that the green could be lost as a public amenity.
“This green area is an integral part of the estate. It should be zoned as open green space,” a spokesperson said.
Fine Gael city councillor Jerry Buttimer has flagged the issue with the city manager and the council’s law and planning departments.
“Every effort must be made to retain this space, which has been a feature of the estate since it was built,” he said.
Irish Examiner
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