Development plan · Dublin City Council
Dublin City Development Plan 2022–2028 – Volume 1: Written Statement (as varied by Variations Nos. 1–11)
The council's development plan written statement: its strategy, policies, objectives and development standards.
Dublin City Council · 2022–2028 · 696 pages
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- Strategic Development Regeneration Areas | Chapter 13 491 Figure 13-11: SDRA Northeast Inner City
- Strategic Development Regeneration Areas | Chapter 13 492 13.13 SDRA 11 – St. Teresa’s Gardens and Environs Introduction St. Teresa’s Gardens is a local authority housing estate that was built in the early 1950s, which has been the subject of plans for demolition and regeneration over a number of years. The scheme as originally constructed contained 346 residential units, accommodated in twelve 4-storey flat blocks, ten 2-storey houses and 10 commercial units. St. Teresa’s Gardens, including the housing complex and the local authority owned playing fields to the south-west, totals approximately 6.0 hectares. Adjoining the estate, is the former Player Wills and Bailey Gibson sites, including the St. Teresa’s church site on Donore Avenue (c4.6 hectares), which has been subject of recent large scale planning applications for residential development. Also adjoining the site is the Coombe Hospital site (2.32 hectares), which is proposed to be re-located to the St. James’s Hospital Campus, creating a longer term opportunity site. The overall site, therefore, equates to c. 13Ha. Together, these key sites present considerable opportunities for re-development within the city in order to: ▪ Deliver a mixed-use quarter with a considerable capacity for high quality residential accommodation and complementary uses. ▪ To maximise the potential of well-connected but underutilised brownfield lowintensity residential land, situated within the existing built fabric of the city and adjacent to the proposed Greenhills to City Centre Core Bus Corridor. ▪ To support the development of a network of streets and public spaces to ensure the physical, social and economic integration of St. Teresa’s Gardens with the former Player Wills and Bailey Gibson sites and adjoining lands. The guiding principles applicable to SDRA 11 are as follows: Urban Structure The proposed urban structure provides a strategic blueprint for the future development of the SDRA, identifying key connections, public open spaces, locations for increased height and building frontages that will inform an urban design-led approach to the regeneration of this strategic area. The development of a network of streets and public spaces will be promoted to ensure the physical, social and economic integration of St. Teresa’s Gardens with the former Player Wills and Bailey Gibson sites. The potential for further integration with the Coombe Hospital is indicated on the Guiding Principles Map but is indicative only. Integration of the White Heather Industrial Estate lands should be investigated in the future. The movement framework and street structure, as illustrated in the Guiding Principles Map, introduces permeability through the site, based on proposed key east-west and north-south
- Strategic Development Regeneration Areas | Chapter 13 493 links and several proposed local access streets. Ensuring north/south (Cork St. and Donore Avenue connection to South Circular Road) permeability and east/west (Dolphin’s Barn Street and Cork Street) is achieved. Generous well designed, attractive multifunctional public open spaces with good orientation, connectivity, passive and active supervision/overlooking etc. will be provided and will deliver high quality residential and public amenity. A new public park is proposed as a landmark feature with passive supervision by residential and other uses; it will have a comprehensive landscaping strategy to provide significant greenery within the site and will make provision for a diverse range of recreational and sporting facilities for use by the wider neighbourhood and will provide for an area sufficient in size to accommodate a minimum 80 m by 130 m playing pitch. Land Use & Activity The area will primarily support residential uses, complemented by a range of community facilities accessible to the wider community, such as the playing pitches on the northern end of the site and community facilities located in the former Player Wills building. This will include the provision of elements such as a GAA pitch on the DCC lands, local parks on the Baily Gibson and Player Wills sites, including a playground on the Player Wills site. The area will promote a mix of tenure and residential unit types with social, affordable and private units being provided across the site and a mix of one bed, two bed and family sized units. Provision shall be made for the expansion of St. Catherine’s National School, Donore Avenue, in the redevelopment of the former Player Wills site, subject to agreement with the Department of Education and Skills. Height ▪ In general, the height strategy for the SDRA is that building heights in the range of 3 -8 storeys will be considered the baseline height for new developments, subject to adequately interacting with the existing building heights adjacent to the subject site. ▪ The SDRA Guiding Principles Map identifies locations suitable for increased height over and above the standard 6-8 storeys, subject to compliance with Appendix 3 of the development plan. ▪ The SDRA Guiding Principles Map identifies opportunities for locally higher buildings in the order of 15 storeys to frame the proposed centrally located open space and to enhance the legibility of the built environment. The acceptability of such locally higher buildings will be subject to compliance with the performance criteria for locally higher buildings set out in Appendix 3 of the development plan.
- Strategic Development Regeneration Areas | Chapter 13 494 Design ▪ High-quality public realm will be required and shall be applied to the network of streets and public spaces. Public realm improvements/studies at the key junctions of Dolphin’s Barn/South Circular Road and Cork Street/Donore Avenue will be supported. ▪ The existing established residential amenity of properties along South Circular Road, Donore Avenue, Eugene Street and all adjacent streets shall be respected. As such, proposed developments will be required to demonstrate integration with the surrounding streetscapes. ▪ Design shall protect the special character of the listed Player Wills factory and its setting. Green Infrastructure ▪ The provision of public open space and permeability through the site will contribute towards the creation of new green infrastructure in the area. ▪ At least 20% of the SDRA site is to be retained for public open space, recreation and sporting facilities including an area to facilitate organised games.
- Strategic Development Regeneration Areas | Chapter 13 495 Figure 13-12: SDRA 11 St. Teresa’s Gardens and Environs
- Strategic Development Regeneration Areas | Chapter 13 496 13.14 SDRA 12 – Dolphin House Introduction The SDRA lands comprise mainly the Dolphin Estate lands as well as immediately contiguous lands onto South Circular Road and Dolphins Barn Road and the Grand Canal/Dolphin Road. The Dolphin Estate (Dolphin House and Park) is a large local authority apartment complex on circa 7.5 hectares of land in the south-west inner city, addressing Dolphin’s Barn to the east and the Grand Canal to the south. There are six hectares available for re-development. The layout, definition and condition of much of the existing buildings and public realm in the Dolphin Estate are poor and the area has a history of socio-economic deprivation. It is an objective of the development plan that the Dolphin Housing estate will be regenerated to provide an attractive and sustainable residential community, alongside appropriate community, commercial and leisure facilities. Phase 1 of this regeneration process was delivered on the eastern part of the site and consisted of the demolition of two blocks and the development of a total of 100 new dwelling units (including new houses, new apartments and amalgamated/refurbished units within three existing blocks), with buildings ranging between 1 to 4 storeys in height. The SDRA promotes the demolition of the remaining blocks and the development of a Masterplan for the delivery of new housing and associated facilities on the Dublin City Council site in order to maximise the potential of this well-connected but underutilised brownfield low-intensity location, situated within the existing built fabric of the city and adjacent to the proposed Greenhills to City Centre Core Bus Corridor. In relation to the wider SDRA area, there are opportunity sites to redevelop such as at the corner of Dolphins Barn Road and immediately to the north of the Dolphin House lands. There is also the opportunity to create better interaction with the Grand Canal and to improve the public realm at the key junctions in the area to facilitate active travel. The guiding principles to achieve the successful regeneration of SDRA 12 are as follows: Urban Structure The proposed urban structure provides a strategic blueprint for the future development of the SDRA, identifying key connections, public open spaces, and locations for increased height and building frontages that will inform an urban design-led approach to the regeneration of this strategic area. The development of a network of streets and public spaces will be promoted to ensure the physical, social and economic integration of the Dolphin estate with the wider Dolphin’s Barn area. ▪ The movement framework and street structure, as illustrated in the SDRA Guiding Principles Map, introduces permeability through the site, based on proposed key east-
- Strategic Development Regeneration Areas | Chapter 13 497 west and north-south links and several proposed local access streets. Ensuring east-towest connections from Dolphin’s Barn towards Herberton Road and north to south connections from the South Circular Road to the Grand Canal will be facilitated. ▪ Generous well designed, attractive multifunctional public open spaces with good orientation, connectivity, passive and active supervision/overlooking will be provided and will deliver high quality residential and public amenity. ▪ Maximise the opportunity for public realm improvements at the main crossroad junctions in the SDRA, in conjunction with potential improvements associated with the proposed Bus Connects project. ▪ A new public park in the Dolphin Estate is proposed as a landmark feature with passive supervision by residential and other uses; it will have a comprehensive landscaping strategy to provide significant greenery within the scheme. ▪ The feasibility of a new pedestrian crossing point over the Grand Canal to connect with Dolphin Road will be explored. Land Use & Activity ▪ The area will primarily support residential uses, complemented by community facilities accessible to the wider community and the development of a vibrant mixeduse element with high-quality streetscape on the eastern end of the Dolphin Estate. It will consolidate the southern end of Dolphin’s Barn and will promote the reinvigoration of Dolphin’s Barn village centre. ▪ The development of synergies with other regeneration areas in close proximity will be promoted for co-ordination in the provision of new facilities; new parks, recreation and community facilities will be promoted as features accessible to the wider neighbourhood for inclusion and integration of the site with the adjoining area. ▪ The area will promote a mix of tenure and residential unit types, supporting the provision of social, cost rental and private tenure homes. ▪ Taking a target density of 130-140 units per hectare and the existing development that has taken place on site, this land bank has the potential to deliver an indicative c. 660- 760 residential units. Height ▪ In general, the height strategy for the SDRA is that building heights in the range of 4-8 storeys will be promoted, subject to adequately interacting with the existing building heights adjacent to the subject site. This may require the provision of lower heights on the boundaries of the site to the northwest. ▪ The SDRA Guiding Principles Map identifies locations suitable for increased height over and above the standard 4-8 storeys, subject to the considerations relating to locally higher buildings contained in Appendix 3 of the development plan. This includes the potential provision of a taller building on the corner of Dolphin’s Barn Street and South Circular Road.
- Strategic Development Regeneration Areas | Chapter 13 498 Green Infrastructure ▪ Significant areas of the SDRA shall be retained for public open space, recreation and sporting facilities. ▪ The Grand Canal Corridor shall be supported as a green infrastructure corridor, with improvements in access and usability of the canal emphasised in development proposals as well as the potential to improve the connections beyond the SDRA site. ▪ To support the provision of water based amenities and recreation along the Canal in accordance with GI32.
- Strategic Development Regeneration Areas | Chapter 13 499 Figure 13-13: SDRA 12 Dolphin House
- Strategic Development Regeneration Areas | Chapter 13 500 13.15 SDRA 13 – Markets Area and Environs Introduction The markets area, with the Victorian Fruit and Vegetable Markets building as the centrepiece, is rich in history, encompassing long established market and trading streets. The area, bounded by North King Street to the north, Capel Street to the east, Church Street to the west and lnns and Ormond Quays to the south, interlinks the historic Smithfield area with the core retail area to the east. The area’s rich history and medieval origins is reflected in both the variety of current uses (which include residential, civic, commercial, religious and retail) and also in its historic street pattern and built fabric. The significance of the area is also recognised in planning designations, with an established Architectural Conservation Area (ACA) along Capel Street and a range of identified protected structures within the area, including the Victorian Markets building, Saint Marys Abbey, and the Four Courts complex, and the area’s inclusion in an area of archaeological interest. The area also has a number of low intensity and underutilised sites, which offer potential for quality urban regeneration. Recognising the area’s assets, this SDRA provides a framework to ensure a coherent and structured approach to the future development of the area by providing guidance for specific sites that can act as catalysts to drive sustainable regeneration. It is envisaged that this structured guidance for the SDRA will help realise the potential of the area, improving its integration with both the core retail area around Henry Street /Mary Street further east and with the Smithfield area to the west. The guiding principles for SDRA 13 are as follows: Urban Structure ▪ To realise the potential of the Fruit and Vegetable Market building as an iconic architectural, cultural and community centrepiece for a revitalised Markets area. ▪ To facilitate the wholescale regeneration of the public realm and pedestrian environment as identified in the Guiding Principles Map, and encourage development that contributes to the activation and upgrade of these spaces. ▪ To encourage the regeneration of the Markets area as a key component of the western expansion of the North Inner City core connecting the Henry/Mary St. area with Smithfield and to facilitate improved legibility and ease of pedestrian movement between the three areas. ▪ To recognise the strong character and historic built fabric of the area and support the retention and reuse of existing historic buildings of merit.
Source Dublin City Council: Dublin City Development Plan 2022–2028 – Volume 1: Written Statement (as varied by Variations Nos. 1–11) (2022–2028) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.