Johnny Ronan’s plan to build Dublin’s tallest building turned down

Developer Johnny Ronan’s plan to build the tallest ever building in Dublin has been turned down by An Bord Pleanála. The appeals board has refused planning permission for the 22-storey tower on George’s Quay at Tara Street in spite of its own senior inspector, Gillian Kane, recommending that planning permission be granted what she has described as a “beautiful” building. In its formal order, the board ruled that the 88-metre high tower would seriously detract from the setting and character of the Custom House, one of the city’s most important architectural set pieces, and would also adversely affect the River Liffey Conservation Area and the O’Connell Street and Environs Architectural Conservation Area.

Read the full article @ The Irish Times

Note:

The Dublin City Council planning file and decision  can be reviewed here.
The Board's Direction, Order and its Inspector's Report can be found here.

Dublin City Council gets in all on the move toward tall buildings

PLANS FOR the regeneration of the George's Quay area, which would allow the construction of a 22-storey tower opposite the Custom House, are to be released for public consultation by Dublin City Council early next year.

City councillors, who were shown a draft of the plan this week, have raised concerns about the effect a high-rise tower would have on the historic core of the city, particularly the Custom House, Trinity College and O'Connell Bridge.

The council is seeking to develop a new "midtown" for the city through the regeneration of the area on the south side of the Liffey stretching from Hawkins Street to Lombard Street and south from the river to Townsend Street and part of Pearse Street.

The draft George's Quay Master Plan proposes the demolition of Hawkins House, the current headquarters of the Department of Health; the redevelopment of Tara Street station with the potential for a 22, 14 and 12-storey building "cluster" and the construction of two new towers of up to 15 storeys, the height of Liberty Hall, at City Quay.

If, following public consultation, the plan is ratified by the city councillors, it would be incorporated into the city development plan and used as a template for development in the area.

The plan was written without reference to the council's recent Maximising the City's Potential document which sets out the principles for locating high-rise buildings.

This document does list Tara Street as a location where a building of more than 16-storeys could be allowed. However, the George's Quay Master Plan is the first indication that a building of up to 22-storeys could be built at Tara Street. If constructed such a tower would be 1½ times the height of Liberty Hall and would be the tallest structure near the historic centre of the city.

Labour councillor Mary Freehill said the tower would destroy the setting of the Custom House.

"To allow a 22-storey building opposite the finest Gandon building in Dublin is absolute madness."

Labour's Kevin Humphreys said a photo montage of the potential effect of the building on O'Connell Bridge and Trinity College confirmed his worst fears about its intrusion on the historic core of the city.

Despite being just minutes from the principal shopping district of the city, the area to the east and west of Tara Street is primarily office land and there are several vacant or derelict sites which contribute to a "lack of vibrancy" in the area, the council said.

The plan identifies three general sectors for development, the Hawkins House area, the Tara Street Station area and the City Quay area. The Hawkins House sector extends from the Department of Health building to the Screen Cinema on the corner of Townsend Street and Hawkins Street. Most of the buildings in this area would be demolished and redeveloped as a commercial and residential scheme with a new diagonal street leading from College Green to Tara Street station.

The plan acknowledges that this site is unlikely to be redeveloped all at once, but as each landowner undertakes redevelopment they would fit in with the plan. While the plan does not mention the demolition of the Screen Cinema, it says this location would be suitable for a 10-storey building.

Tara Street would be transformed into a tree-lined boulevard with bicycle lanes. The station, with its new high-rise buildings would incorporate shops, restaurants and offices as well as being a transport hub. The church and school at City Quay would remain and the residential quality of the area would be improved.

The Irish Times

www.buckplanning.ie

Councillors endorse high-rise provisions

DUBLIN CITY councillors have voted to endorse new planning principles that would allow high-rise buildings to be built at 15 locations around the city and suburbs.

The council's strategic planning committee yesterday recommended that the city's development plan be changed to allow buildings of 16 or more storeys at five specific locations and buildings of up to 16 storeys at a further 10 locations around the city.

Their recommendation will be put to the full meeting of the city council in December. However, some councillors and the An Taisce representative on the planning committee said the change should not go ahead and any review should be considered as part of the next development plan, which comes into force in 2012.

Under the proposals, buildings of 16 or more storeys will be permitted in the Docklands; the Connolly Station area; George's Quay including Tara Street and Hawkins House, the Digital Hub including Thomas Street/James's Street and the Heuston Station area.

A further 10 locations could accommodate buildings of eight to 15 storeys, the document says. These are Phibsboro; Grangegorman; the "north fringe", where the city meets Fingal on the Malahide Road near Darndale, Clonshaugh Industrial Estate; Ballymun; Pelletstown; the Dublin Industrial Estate near Cabra; Ballyfermot, Parkwest/ Cherry Orchard and the Naas Road near the intersection of Long Mile Road.

Labour Mary Freehill proposed the issue of heights should be considered as part of the next development plan. Speaking in support of Ms Freehill's proposal, Labour Dermot Lacey said there was "enormous cynicism" among the public about the planning process. "A significant change out of sequence with the development plan only increases that cynicism," he said.

Valerin O'Shea of An Taisce said she believed there should be no rush to incorporate high-rise principles into the plan.

The Irish Times

www.buckplanning.ie

Dublin City to permit tall buildings in five locations

DUBLIN'S skyline could be set for massive changes in coming years after city councillors yesterday moved to begin the process of allowing tall buildings in key locations.

Councillors have agreed to a variation to the 2005-2011 Dublin city development plan at a forthcoming December meeting, which would allow greater height and density for new developments.

If the variation is accepted, it will see buildings of up to 16 storeys or over 60 metres high allowed in five city centre locations. A further ten locations on the city's fringes could see buildings of a similar height permitted.

At a time when development site values have plummeted in some areas, the council's high rise plans could help to bolster values for some sites by up to 30pc

The areas selected for the non-restricted heights are Dublin's Docklands and Poolbeg; around Connolly Station; George's Quay incorporating Tara Street and Hawkins House; the Digital Hub including Thomas Street and James's Street and around Heuston Station.

The council's plan states any application "must make a positive contribution to the urban character of the city," and developments must adhere to six robust assessment criterias.

They are design, environmental sustainability, social inclusion, economic contribution, access to public transport and cultural and heritage awareness.

But one property agent argued yesterday the councillors' decision could add little or nothing to the value of development sites.

"In the current market, banks will not lend the money for a development unless the developer can sell 60pc of the apartments beforehand or do a pre-funding deal for offices with an investor or occupier.

"The larger the development, the more expensive it is to develop,"said Garvan Walsh of agents Kelly Walsh.

Garrett Kelleher, the Irish businessman behind the delayed Chicago Spire scheme, is expected to redevelop Hawkins House near Tara Street, in partnership with the Office of Public Works.

However, the former Jury's hotel sites in Ballsbridge and Burlington Road, now owned by Sean Dunne and Bernard McNamara, are not included in the proposals.

CIE could benefit from sites at Tara Street, Connolly and Heuston Stations, while Liam Carroll and Sean Dunne, who have recently engaged in a court battle over their north docklands sites, look set to benefit in that area.

Colin Bartley and Donal Buckley
Irish Independent

www.buckplanning.ie

Confine tall buildings to 15 Dublin areas, review says

DUBLIN CITY Council planners have identified 15 areas as appropriate for high buildings, including the developing suburban areas around the Naas Road, Park West and Cherry Orchard.

Buildings of more than 16 storeys could be allowed in areas including George's Quay, Grand Canal Basin, Dublin Port and near Connolly and Heuston stations.

Maximising the City's Potential , a draft height strategy for Dublin published in January, received a broadly negative reaction at public consultation sessions in June.

A review of the document has now been presented to the city council's Planning Strategic Policy Committee.

It currently has the status of a discussion document.

Chairman of the committee, Cllr Daithí Doolan, said: "I welcome the report which restricts high rise to certain areas of Dublin. High buildings over eight storeys will only be acceptable within these areas."

Mr Doolan said it was significant that a clause in the original report allowing for high-rise development in "exceptional circumstances" had been reviewed.

The report says Dublin's new suburbs could benefit from a "very specific and limited use of height to create a focal point".

The developing areas named are Naas Road, Park West and Cherry Orchard.

In the historic inner city, high buildings will be acceptable "only at the main transport stations on the edge of the historical area, such as Heuston, Tara and Connolly".

Height is also proposed at a limited number of locations along the "natural ridge of the inner-city bowl to reflect the digital knowledge economy at Digital Hub and also the new knowledge centre at the DIT Campus at Grangegorman, as well as the National Children's Hospital at Phibsborough."

The Heuston area "also merits height", although buildings here "should avoid blocking views of the city skyline on approach to the city from the Phoenix Park".

The document notes that the docklands has fewer historical constraints and "has by far the greatest capacity for change and the greatest potential to accommodate height".

The report found a "great level of confusion in the public debate on density and height".

The document also notes the policy for height in the current city development plan is largely based on the urban planner's DEGW 2000 report, which it describes as having been "largely silent on the suburbs". The DEGW report pre-dated the proposals of Transport 21, and the criteria set out for the assessment of high buildings "appears to have resulted in a lack of clarity for both developers and the public".

Among the issues raised in the public consultation process on the draft document was a lack of confidence that iconic tall buildings of quality could be delivered.

Hawkins House - the Poolbeg Street home of the Department of Health - was cited as a particularly bad example.

Assurance was also sought as to whether or not high buildings were environmentally sustainable and suitable for Ireland's wet, windy climate.

Concern was also expressed that height strategy was not strategic but was a response to developer pressure.

Of the written submissions given to the consultation process, 47 per cent were "generally positive" and 22 per cent were "very critical".

Public meetings were attended largely by residents' groups and were "generally negative".

The report recommends that the revised proposals be incorporated into existing policy.

"Pending a positive response and subsequent endorsement by the full council, it would be the intention to progress the revised strategy as a draft variation of the development plan," the report says.

The Irish Times

www.buckplanning.ie

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

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

Dublin's skyscraper proposal to combat urban sprawl

Buildings more than twice the height of Liberty Hall are to be considered in strategic locations in Dublin city including Grangegorman, around Connolly, Tara Street and Heuston stations and the docklands.

Dozens of other areas have been identified as having potential for high-rise or "landmark" buildings or intensive/dense developments under a new Dublin City Council strategy aimed at consolidating the city and halting urban sprawl.

The plan, Maximising the City's Potential: A Strategy for Intensification and Height, will be on display in the Civic Offices at Wood Quay from tomorrow and the public will have until March 7th to make submissions on what the council says is one of the greatest challenges to Irish traditions and perceptions in the last 50 years.

The intention to site high-rise or landmark buildings in areas such as the docklands and near Heuston Station has been well flagged by the council, with buildings of more than 100m already planned there. However, this is the first time the council has been so direct in specifying such a large number of areas which it believes are ripe for high-rises or for dense developments.

It is also the first time the council has defined terms such as high rise. In its scale of potential building heights, low rise, which encompasses most of the existing buildings in the city, is anything under 15m, typically a building of less than four storeys. Mid-rise buildings are between 15m and 50m, with the tallest of these buildings generally in the 12- to 15-storey range.

High-rise buildings, of which there are very few in the city, are those between 50m and 150m. Dublin's oldest "skyscraper" Liberty Hall just makes it into this category at 59m. The last category is super high-rise, which defines a building of more than 150m. No such building currently exists in the State. Such very tall buildings are likely to be confined to key locations in the city centre. However, the strategy does not exclude them from suburban areas if they are appropriate to the surrounding developments.

Tall towers could also be accepted in suburban areas such as Phibsborough village and Mountjoy (following the closure of the prison), Eastwall Road and its environs and Dolphins Barn. Permissible heights in these areas would be determined by individual plans called "framework plans" devised by the council.

Outlying areas have also been earmarked for high density development. These have existing or planned strong public transport links and include many former industrial sites surrounding Coolock, Ballymun, Finglas and Drimnagh. Banks of land in these areas would maximise the potential of public transport and have been identified as "having significant potential for intensification and growth" in the strategy.

Any high-density or high-rise development must not have an adverse impact on built and natural heritage, environmental amenities and quality of life in existing residential or proposed communities, the strategy states.

The Irish Times

www.buckplanning.ie

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

Capital must be built up, not out, warn architects

THE sustainable solution to sprawling suburbs and major traffic congestion is to start building up — and not out, a group of architects told the Green Party yesterday.

With increased property prices forcing many people to the suburbs, the population in certain areas is rapidly decreasing and leading to the closure of schools and services, EML architects managing director Hugh Elliott said yesterday.

At a conference sponsored by The Irish Examiner entitled Opportunities in Urban Development-Where to Now?, Mr Elliott accused the government of showing no leadership in the strategic planning of Dublin city.

He reasoned that a high density plan was required, which would see buildings being built upwards as opposed to expanding into suburban areas.

However, the conference chaired by broadcaster Matt Cooper heard that local authority officials are prevented from solving the persistent problems of sprawling suburbs, declining populations and traffic jams because of “timid legislation”.

“This failure of leadership is causing a decline in certain parts of Dublin and imposing misery on commuters and their families,” said Mr Elliott.

“The Greens in Government and a Green Minister for the Environment have a unique opportunity to turn matters around decisively.”

Under the range of solutions proposed by architects yesterday was a plan to turn the Long Mile Road into the High Mile Road and a Gateway to the City with a high-density mixed-use quarter.

In addition, it was also suggested that a north inner city development with high-density accommodation, an urban stroll from Connolly Station to Smithfield, and a riverside urban park in the North Quays should be established.

Irish Examiner

Cork’s docklands eyes a Manhattan skyline

AN iconic tower up to 22 storeys high is one of four soaring landmark buildings proposed in a blueprint that will transform Cork’s south docks into one of Europe’s top waterfront urban quarters.

If built tomorrow, the structure, which has been given the name Iconis Tower as a working title, would be the tallest building in Ireland. A site at the Marina has been identified for it. The other towers have been earmarked for sites on:

Centre Park Road.
Kennedy Road.
The South Docks Quayside.

Together, they would attract international attention to the rejuvenated docks, which will have a Manhattan skyline-style design.

The tower plans are among dozens of exciting recommendations in the long-awaited draft south docks local area plan (LAP) , compiled by consultants Brady Shipman Martin. It will be presented to city councillors on Monday.

It provides the framework for the multi-billion-euro regeneration of the south docks into a high-density urban quarter over the next two decades.

With a LAP already in place for the north docks area, this is the final piece in the jigsaw to guide the redevelopment of the entire docklands region.

The south docks LAP sets a target population of 20,000 and a working population of 25,000 in the area by 2027.

Up to 10,000 homes will be built, which is two-and-a-half times the size of the city’s island area. Most will be built with their main aspects facing south to capitalise on solar energy.

The LAP sets out detailed guidelines for the style and type of apartments. “Confetti-type” residential design, which expresses building uses, will be encouraged. City planners want 30% of the apartments set aside as family units, with a minimum floor area of 90 square metres, 15% set aside for one bedroom units, and 20% of zoned land set aside for part five social and affordable housing.

Between 10% and 14% of space will be set aside for public open space, parks and a boardwalk.

Tens of thousands of square feet of office space, a third-level campus, one secondary and two primary schools, medical facilities, and childcare facilities are also proposed.

The plan calls for preservation plans for the Ford’s complex and the Customs House Quay area.

The Bonded Warehouse building could be converted for interactive uses like galleries, shops and cafes.

And the Odlum’s Building on the south docks should be developed as a flagship cultural project.

At least two bridges should be built — one near the Skew Bridge and one at Water Street — to link the study area to the north docks. A third bridge at Mill Road is under consideration.

Flood protection measures, including raising ground levels, and an early warning system, will be needed to protect the flood-prone area.

However, three Seveso sites (where hazardous material is stored) could affect redevelopment in certain areas, the plan warns.

Topaz Energy, the National Oil Reserves Agency, and Gouldings Fertilizers — all of which have exclusion zones — will prevent the development of high-density housing.

“Their relocation is to be encouraged,” the plan says.

The Port of Cork’s activities will also have to be moved downstream.

Cllr Damian Wallace (FF), chairman of the council’s Docklands Policy Committee, welcomed the LAP.

“Our next task is to prepare a business implementation plan to ensure it can be delivered,” he said.

“Almost €406 million will be needed to deliver key infrastructure. The council is hopeful that a lot of this will be recouped from development charges.”

Cllr Dara Murphy (FG) also welcomed changes suggested to make the bridges open span to ensure boat access up to the city centre.

“This development will change the focus of our city. Now it’s over to the private sector to play their part and come forward with proposals,” he said.

Irish Examiner

Capital's highest skyscraper grounded

PLANS to build a Dublin skyscraper almost twice the height of Liberty Hall have been shot down.

An Bord Pleanala has ruled that property developer Bernard McNamara cannot build a 25-storey hotel, commercial and residential complex on the site of the Tara Towers hotel in Booterstown.

Claims that it would become a "landmark" building were rejected by the board, which found that its site was not a "key focal point" at the entrance to the city.

Bernard McNamara and Jerry O'Reilly, trading as Radora Developments, had proposed the building as the second phase of their Elm Park development.

The 25-storey block would have reached a height of 100.16 metres.

However, the board upheld a decision by Dublin City Council not to grant permission, saying it would "fail to comply" with the council's policies on high-rise buildings.

PAUL MELIA
Irish Independent

Dun-Laoghaire Rathdown County Council Tall Buildings Study

In addition to my being surpised at the exceptionally fast turnaround time by the consultants - Urban Initatives - on a study of such importance. It appears that a study which took just a few months to complete, is now being used to call into question the development of Carlisle Pier whose proposed redevelopment has been a much longer process. How this study could develop a conclusion such as this so fast is, in my view, worthy of review. This from Fiona Gartland in The Irish Times.

A proposed development on the Carlisle Pier in Dún Laoghaire could be ruled out if recommendations included in a study of tall buildings in Dún Laoghaire-Rathdown are adopted by councillors.

The Tall Buildings Study, commissioned by Dún Laoghaire-Rathdown County Council, recommends tall buildings should not be developed in conservation areas or along the coastline. This would exclude the 10-storey Carlisle Pier development, selected by the Dún Laoghaire Harbour Company, following public consultation and a tender process in 2004.

The pier development stalled in 2005 when the harbour company withdrew preferred bidder status from Urban Capital, the consortium chosen to develop the project. However, the harbour company has said that it is now in pre-planning discussions with the council in relation to the project.

The study, developed by planning consultants Urban Initiatives, recommended protection of "the unique skyline" and a general height of four storeys was recommended for Dún Laoghaire, with up to six storeys for exceptional landmark buildings.

In Sandyford, it recommended six-storey developments in central areas, with exceptional heights of 15 - 20 storeys, subject to certain conditions.

The study said that inappropriately planned tall buildings would seriously detract from a residential environment and would be especially harmful for listed buildings, conservation areas, and significant views.

Cathaoirleach of Dún Laoghaire-Rathdown County Council councillor Eugene Regan said that apart from the recommendations of the study, there are serious doubts that the proposed development for the Carlisle Pier actually complies with the requirements of the county's development plan.

"This is particularly the case in relation to the need for the development to incorporate uses that bring significant cultural, social, recreational and economic benefits to the town and that it should integrate with the immediate built environment," he said.

Richard Boyd Barrett, chairman of the Save Our Seafront campaign, said the study was "hugely significant" and a vindication and a result of the protests by groups against high-rise developments. It was also welcomed by the Combined Residents to Save Open Space group and by An Taisce.

A spokesman for Dún Laoghaire Harbour Company said that it could not comment since it had not seen the study nor had been advised about it.

The study will be on public display at Dún Laoghaire and Dundrum council offices until February 7th.