4.5.1
Zoning
The present Z1 zoning is considered appropriate.
4.5.2
Conservation
The ‘stone wall and three-storey brick and stone building’ are listed in the Dublin Development Plan 1999 (item 1127, page 224). The three-storey building should be preserved and given a new residential use. The wall should be preserved where practicable and removed where necessary for access and permeability. New residential blocks should integrate the wall into their design. The three interlinking stone and brick single storey buildings are of architectural interest. The buildings were formerly the Royal Military Hospital (female) and the Isolation Hospital. These buildings are not listed in the Dublin Development Plan 1999. The buildings are of low density and large site coverage. An architectural assessment should be commissioned. The buildings should only be retained if it can be proven that they are of architectural significance. If the buildings are to be preserved they should be given a new community use such as a creche or community centre. Otherwise the buildings should be recorded and removed and the full site developed for high density housing.
zoning
views within Infirmary Road site
4.5.3
Connections
An objective of the Historic Area Regeneration Plan is to create an east-west pedestrian connection from the Markets Area and Smithfield to the Phoenix Park and Heuston Gateway. One option on this route is to go along Arbour Hill to Montpelier Hill and the Phoenix Park. It is proposed that Arbour Hill and Montpelier Hill should be upgraded as pedestrian / cycle dominant spaces with exceptional views and numerous buildings of historical interest. This route passes the southern elevation of the site. This should be acknowledged by the high quality of design of any development for the Infirmary Road site. east - west pedestrian / cycle route
stakeholders
urbanprojects 134
4.6
Hickeys
site area (sq.m): Gross floor area (sq.m):
plot ratio: site coverage: present zoning: proposed zoning:
residential commercial total
6750 7 500 (48%) 8 100 (52%) 15 600 2.3:1 48% Z5 Z5
This triangular site lies in the centre of the study area. It is potentially one of the most prominent sites in the city on the north bank of the river across from Heuston Station, at the bend in the river. The site is enclosed by a stone wall which forms part of the river wall. Hickeys are keen to relocate their warehouses and develop the site. Potentialities of the site are summarised below: • The prominent location at the gateway to the city beside Heuston Station and the river. • Views directly to and from the city centre. • The proximity to Heuston Station, Phoenix Park, national institutions, Smithfield and the city centre. • Riverside frontage and amenity. • The increased connection between the station, Parkgate Street and Phoenix Park.
Heuston Gateway: stakeholders: Hickeys site
heuston gateway: regeneration strategy and development framework plan 135
stakeholders
urbanprojects 136
4.6.1
Development options
Two options are proposed for the site: Option1: The full site should be developed as mixed use with approximately 15 600 sq.m gross floor area. The new buildings should create an edge to the site forming an external space within the site linking in with the existing pattern of the recent adjoining development. Links should be created between the riverside walkway and the external space within the development, connecting through to Parkgate Street. The residential blocks of up to 5 storeys should be built along the river with a set back allowing full pedestrian access along the river. Commercial development (to include retail, services, office, facilities, leisure etc.) should be built onto Parkgate Street to a maximum of 4.5 storeys.
existing views of site
heuston gateway: regeneration strategy and development framework plan 137
Option 2:
The full site should be developed as a high profile, landmark, public, cultural building. The site is considered exceptional in terms of location and topography and would provide a stunning setting for a landmark public institution. Such a building would create a destination to compliment the station and provide an anchor for further investment. Please refer to section 3.3.2. Any development must address appropriately the public spaces immediately adjoining it: the River Walkway and Parkgate Street. The site is also highly visible from the wider context of the City Quays, Heuston Square and Tivoli Gardens (Croppies Acre). The quality of materials and design must be of the highest standard and appropriate to the high profile of the site. The public space created within the site in option 1 should provide a secure and quiet space easily accessible from the River Walkway and Parkgate Street. This space will provide an amenity and access area for both commercial and residential development. The space links into an existing public space within the Parkgate Court development. The configuration of the site could be changed with a realignment of the road to provide an improved pedestrian environment. This could significantly increase the size of the site and therefore the viability of a public building, providing the wall to Parkgate Street is de-listed.
increased site area with realignment of Parkgate street showing 2000 seat auditorium
landmark buildings: San Sebastian [Moneo]; Arts building, Bristol (competition entry) [David Chipperfield]; Le Semaphore, Rousillon, France [Christian Drevet Architectures]
stakeholders
urbanprojects 138
4.6.2
Zoning
The central area (Z5) designation is appropriate. The high profile position adjacent to Heuston Station would facilitate demand for a range of uses. The Z9 zoning along the river is also appropriate and should be maintained in terms of public amenity.
4.6.3
Conservation
The structures on the site including the enclosing wall and Georgian house are protected. The owners have commissioned and submitted a conservation report. The consultants consider that Dublin City Council should carry out a separate assessment to review the conservation status. This should take into account the existing report. Much of the potential of the site, in terms of permeability and efficient use will be lost if the enclosing wall is untouchable. The Georgian House and other structures should be preserved only if they can be proved to be exceptional examples of their kind.
zoning
interior of warehouse
wall to ironworks and gatehouse
arch to Parkgate Street / Georgian house
heuston gateway: regeneration strategy and development framework plan 139
4.6.4
Connections:
1.
Riverside Walkway The location on the North Bank of the River is part of the proposed pedestrian/cycle connection from the Tivoli Gardens (Croppies Acre) to Sarah Bridge along the river. Any development on the Hickeys site should accommodate public access along the river frontage. The walkway along the river at Hickeys would specifically link the North City Quays at the Heuston Bridge (Luas) with the recent development at Parkgate Place. This section of the walkway should relate directly across to the proposed River Terrace of Heuston Station. Links should be created between the riverside walkway and the external space within the development, connecting through to Parkgate Street. Please refer to section 3.2.1.4. Heuston Station to Phoenix Park The link between Heuston Square and the Phoenix Park is an essential element in the connection of the Phoenix Park with the city. The route over Heuston Bridge around Hickeys and onto Parkgate Street is currently unanimated and compromised. The frontage of the development on the Hickeys Site must be vibrant with high quality pedestrian and cycle provision. Bus stops at this location must also be provided for as necessary. The development should guide pedestrians into Parkgate Street and on up to the Park entrance. Transparency of the ground floor units and breaks in building blocks will allow views to Parkgate Street from the station and vice versa, strengthening the existing relationship. Please refer to section 3.2.1.6. Visual Connections: One of the principal aims of the Heuston Station Environs Regeneration Strategy and Development Framework Plan is to strengthen the connection between the Phoenix Park and the city. This is achieved by improved access particularly for pedestrians and
2.
3.
cyclists and by maintaining visual connections. The Hickey’s site is on the line of view for 2 visual connections, 1. Chesterfield Avenue to Guinness Lands 2. City Quays to Phoenix Park. Buildings therefore should be no greater than five storeys (residential) or 4.5 storeys (commercial). Development must not interrupt the view of the monument from the Quays. Any public building erected on the site should not be entirely restricted by this visual connection. A public building might add to this view as it also represents the location of the Phoenix Park and station from the city. The number of tall buildings in the Heuston area is to be restricted to three structures as described in 3.3.1. The locations for these structures are carefully chosen to avoid blocking views and to create a controlled massing around the station. The Hickeys site is not considered appropriate for a tall building.
riverside walkway
heuston station to phoenix park link
visual connections
existing riverside connection, Parkgate Court
stakeholders
urbanprojects 140
4.7
OPW: Phoenix Park Site
site area (sq.m): gross floor area (sq.m): plot ratio: site coverage: present zoning: proposed zoning:
6 680 4 850 0.7:1 15% Z9 Z5
The site is in a prominent position by the city gate of the Phoenix Park and is presently used as a Garda vehicle pound. The site is flat at the level of the junction with Conyngham Road and Infirmary Road. The shape of the site is irregular and wraps around the Department of Defence property to the north. The potentialities of the site are summarized below: • Direct connection and adjacency to the Phoenix Park. • Prominent location with excellent road profile. • Proximity to Heuston Station and city centre. • Potential panoramic views of Park and city above 2 storeys. • Increased permeability across the site with partial / complete removal of enclosing wall.
Heuston Gateway: stakeholders: Phoenix Park site
heuston gateway: regeneration strategy and development framework plan 141
stakeholders
urbanprojects 142
It is proposed that the site be developed as a landmark public building. The height of the building should allow panoramic views of the city but must not entirely obscure the visual connection from the city to the Wellington Monument. A building in this location might add to this view as it also represents the location of the park to the wider city. The entire site should be redeveloped with the possible realignment of the boundary condition to allow an efficient road layout and high quality pedestrian and cycle environment. The boundary with the Department of Defence might be negotiated in order to create a more regular site configuration.
views in and around Phoenix Park site
public buildings: Museum het Valkhof, Nijmegen, Holland [UN Studio Van Berkel & Bos]
public buildings: Peckham Library, London [Alsop and Stormer]; Luxor Theatre, Rotterdam [Bolles Wilson]
heuston gateway: regeneration strategy and development framework plan 143
