survey 2.4 OWNERSHIP AND USE introduction:

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1 2.4 OWNERSHIP AND USE introduction: The land use map for the study area is characterised by the industrial area of Guinness, the open space around the Royal Hospital, the transport area of the station, the residential estates to the north and the Collins Barracks site. As discussed previously the study area is divided into large single ownerships. The following diagrams illustrate the land ownership and use in the study area. In the process of gathering information for this document each landowner / stakeholder was consulted. The following areas were discussed: extent of land holding status of land holding: ownership and title development plan status existing proposals for site access to site security constraints on current operation strategic objectives for site development plan any desirable variations / amendments constraints on development of land / objectives In the following pages the position of each landowner is discussed. survey urbanprojects 58

2 heuston gateway: scope and context 59

3 survey urbanprojects 60

4 department of defence: The Department of Defence has an interest in 4 sites in or adjacent to the study area: 1. Royal Military Infirmary [Department of Defence Headquarters] 2. Site to east of Infirmary Road 3. St Bricins Military Hospital (north of study area) 4. Clancy Barracks dept. of defence headquarrters Area: Zoning: Development plans: 2.3 hectares Z9 works completed The headquarters building, formerly the Royal Military Infirmary by Gandon, has been refurbished recently by OPW and meets requirements. The site provides a high profile and historic building with adequate facilities in a city centre location. The other administration offices are at Glasnevin. While the Government is encouraging decentralization, there is no proposal or apparent need to change the current situation. The Headquarters site is within the Phoenix Park and adjacent to a lower site in OPW control currently used by the Gardai as a car pound. The Department would have an interest in this site as it represents an opportunity to bring all the sections of the administration together. The Department has no problems with this site being developed, particularly by a state body, and does not consider overlooking an issue due to the topography the site by the gate is much lower than the elevated Headquarters site. The shape of the lower site is irregular and the Department is open to suggestions in relation to rationalising the division of the sites. The Headquarters site and lower site have a Z9 zoning to preserve, provide and improve recreational amenity and open space. The old Royal Military Infirmary building has critical views to and from the Royal Hospital Kilmainham and from within the Phoenix Park. Views to the building are presently limited due to planting. Department of Defence sites adjoining Infirmary Road heuston gateway: scope and context 61

5 Infirmary Road Site: St Bricins Hospital: a b Infirmary Road site St Bricins hospital site Area: 1.1 hectares Zoning: Z1 Development plans: none / site to be vacat ed Area: Zoning: Development plans: 3.37 hectares Z15 none This site is located on the east side of Infirmary Road, opposite the Department of Defence headquarters. The site is in operational use by the Department of Defence, and is to be handed over to the OPW once all military presence is removed from the site. The site is occupied by some low rise Georgian stone buildings and a number of other derelict structures. The site slopes down to the south and is bounded by Montpelier Gardens to the north and Montpelier Hill to the south. The site is zoned residential Z1. At the time of writing there are no proposals for this site as it is required for operational purposes for the short to medium term. It is currently under utilised. The site has excellent frontage to Infirmary Road and is in close proximity to the Department of Defence headquarters and Phoenix Park. The residential areas on the three other surrounding sides are primarily local authority housing. St Bricins Hospital, just outside the study area boundary is the main hospital for the Defence Forces and there is no intention to change use. However the Eastern Region Health Board is interested in sharing the site which is currently underused and contains large areas of open land. The site is adjacent to the study area and zoned for its present use - Z15; "to provide for institutional and community uses." The Department s interest in the Arbour Hill Prison site is in the process of being transferred to the Department of Justice for continued use as a prison. It is considered that the market potential would be primarily for residential use. However due to the size of the site a significant commercial use could be accommodated. a b survey urbanprojects 62

6 Clancy Barracks: Area: Zoning: Development plans: 5.5 hectares Z1 purchase by private developers in progress Clancy Barracks occupies a 13.6 acre site to the west of the station yards. The zoning is Z1 to protect, provide and improve residential amenities. The site contains many protected structures although an official inventory does not exist. The sale represents a unique arrangement with the Government whereby the Department receives a 100% reinvestment in Defence. McCrossan O Rourke Manning schematic plan views from Clancy Barracks at the boundary walls heuston gateway: scope and context 63

7 This site is substantial in size and represents an opportunity for immediate redevelopment. It has a strategic location within the study area, forming the western boundary. Within the context of the city it has high profile and is a well-known landmark. The eastern boundary of Clancy Barracks fronts onto the Heuston Station lands and its development could therefore be considered in conjunction with CIE as it would create a major site and facilitate greater access to the station lands. historic buildings, Clancy Barracks To the north and west of the site the location is residential in nature with a number of recent or under construction schemes in the immediate area. Heuston Station creates an effective barrier between the Barracks and the city centre. A residential redevelopment of the site would be more viable than offices from a market perspective at the time of writing. The scale of the protected structures would support this. architectural details, Clancy Barracks survey urbanprojects 64

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9 ERHA car park Eircom buildings on OPW site office of public works: OPW interests in the study area can be divided into 7 sections as described in the following pages: st john s road sites: Area: 3.9 Hectares (1.92 hectares in eastern site) Zoning: Z12 Development plans: in design development There are two proposed development sites on St John s Road on either side of Military Road. OPW Site: The site situated to the east of Military Road running to the edge of the river Cammock and Bow Lane West to the rear is in the ownership of OPW and is currently in use by the Gardai. The site to the east of Military Road contains 2 national monuments. The site incorporates a car park by the Cammock currently in use by the Health Board. None of the existing uses need stay on the site and the zoning is Z12 "to ensure that existing environment amenities are protected in any future development of these lands". Potential problems for development may arise as it would be necessary to obtain changes to the development plan. OPW / Eircom Site: The second site is to the west of Military Road and has a boundary onto the Royal Hospital to the west. This site is jointly owned by OPW and Eircom. A draft report, "Military Road Development Study", has been prepared by DEGW for OPW and Eircom and is summarised later. Both Eircom and OPW propose to construct new headquarters buildings. OPW is under pressure to decentralise and unload rental property in the city centre. The proposals for the sites therefore involve major state and private investment. national monuments on OPW site survey urbanprojects 66

10 The DEGW report suggests sites for new HQ buildings for both Eircom and OPW with frontages opposite the side elevation of Heuston Station. The plan is a relatively compact layout with a proportion of new build given over to paviliontype structures to allow for different tenures and tenants. These range from high density atria buildings to low density pavilions in a less formal landscape, able to accommodate residential units and own front door offices. No very high buildings are proposed, in line with the DEGW report Managing Intensification and Change, discussed later, which suggested areas of intensity over the station site and in the Guinness lands. The maximum proposed for this site is 6 storeys. Both Eircom and OPW are progressing independent development proposals at the time of writing. The overall plan implements an east west axis in line with an axis through the RHK gardens and incorporates the car park currently used by the Health Board. Open space amenites are linked up by the east-west route and the plan includes for large landscaped areas. Views, particularly concerning the spire of RHK are described. The main motive of the report and proposals is to reverse the backyard character of the area and to extend the city block structure to the west. The total site area is sqm with a total proposed development area of sqm. The Development is to be mixed use. The report suggests certain specific contemporary building typologies, an example of which is the urban villa model which is able to accommodate offices or residential apartments. DEGW plan for joint Eircom/ OPW sites heuston gateway: scope and context 67

11 Irish Museum of Modern Art at the Royal Hospital Kilmainham Area: Zoning: Development plans: 14.2 hectares Z9 works completed The refurbishment and conversion of the 17th century complex is considered more or less complete. The restoration of the meadow has been finished. The car park is recognised as being larger than necessary at this time, and the adjacent Garda station is due to relocate Phoenix Park Site Area: Zoning: Development plans: 0.66 hectares Z9 various: Department of Arts, Heritage, Gaeltacht and the Islands / OPW The site lies within the walls of the Phoenix Park by the main gates onto Conyngham Road / Parkgate Street. The site is considered a prominent gateway to the city and is technically owned by the Department of Defence but in the control of the OPW. Phoenix Park in general is operated and managed by Duchas, while the OPW maintains various buildings within its boundaries. As discussed previously this site is adjacent to the Headquarters of the Department of Defence and is currently used as a car pound by the Gardai. The site has been the subject of many proposals by Duchas, the Department of Arts, Heritage, the Gaeltacht and the Islands, and the Ordnance Survey Office. The OPW has a preference for a cultural use. A proposal by the Department of Arts, Heritage, the Gaeltacht and the Islands to relocate the National Concert Hall was investigated. The site is however considered too small for this use in its present configuration. The site has excellent road profile and frontage in a highly visible location. The immediate surrounding area has a range of commercial and residential uses. The shape of the site is irregular and the Department of Defence has indicated its willingness to consider a land swap if this would be mutually beneficial and would not detract from the operational use of their headquarters. Development on the site would take advantage of the proximity of the Phoenix Park, public transport and road links and the on-going regeneration of Parkgate Street and Conyngham Road. survey urbanprojects 68

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13 Croppies Acre Phoenix Park Area: Zoning: Development plans: 2 hectares Z9 design development as part of National Museum plans Area: Zoning: Development plans: 710 Hectares Z9 new management plan nearing completion Croppies Acre is the piece of open land between Benburb Street and the river, to the front of Collins Barracks. This land has been landscaped as a 1798 Commemorative Park to mark the site of the mass burial ground of the Croppies. This present situation is not under review although no skeletons have been found on the site. The principal problems in this locality at present are drug abuse, prostitution and HGV parking. The park is also underused and relatively inaccessible. OPW would consider any ideas for the management of the park in terms of opening hours, access and maintenance. The park is enclosed by a granite wall on Benburb Street, and railings to the Quays. This landholding is discussed later in relation to Duchas. The park is operated and managed by Duchas. The OPW maintains various buildings and is helping fund the upgrading of the central avenue. The Memorial Gardens to the south of the Phoenix Park are owned by OPW. These gardens, designed by Edwin Lutyens, are to the west of the study area. Proposals for the National Museum by the OPW show Croppies Acre as a foreground to the Museum. Croppies Acre survey urbanprojects 70

14 Collins Barracks Area: Site area: Zoning: Development plans: 5.5 hectares approx hectares Z15 In design development by OPW The Collins Barracks is in the process of being developed into the National Museum. Approximately one third of the complex is open and complete. Kildare Street is to remain a museum, but as a subsidiary to the new complex. The Benburb Street area is of poor environmental quality and suffers from anti-social behaviour. Development Proposals: Proposals by the OPW for the central entrance building for the site have been presented to Dublin City Council. The proposal aims to reinstate the configuration of the old Royal Square / Collins Square and so readjust the present emphasis of the site with visitors accessing the museum from a new central block. The proposal includes the development of underground parking (200 spaces), which would accommodate projected requirements up to The facility would be accessed via Arbour Hill. Coach parking would be in the area occupied at present by red brick buildings on Croppies Acre. Collins Barracks heuston gateway: scope and context 71

15 The existing west court might be reinstated as a Transport Square housing the collection currently at Deer Park Castle, Howth. There is a possibility of covering the court. The block onto Temple Street to the west might be used as artisan workshops. The concept of a north-south route was addressed (which would connect through from river to Arbour Hill). It was stated that this would not work with the current proposal, as the aim is to have all visitors arrive from one direction the quays. Additional collections that might be moved to the National Museum include: Maritime Museum Eileen Gray Collection Interiors Collection Arbour Hill Area: Zoning: Development plans: 3.46 hectares Z15 none Collins Barracks Public / private partnerships were mentioned as being a likely option towards achieving these redevelopment objectives. Proposals have been presented to Dublin City Council. The archive formerly situated in Cathal Brugha Barracks will be relocated to Collins Barracks. The museum takes up a large block of the urban fabric with no permeability across the site. While the OPW and Department of Arts Heritage, Gaeltacht and the Islands are generally in favour of the concept of an east west route as proposed in the HARP plan, concern was expressed at the practicalities of such a route being introduced into the area. This site adjacent to the study area is OPW owned and presently managed by the Department of Defence. The existing buildings are of a high quality and in good condition. There are no proposals except to upgrade the present use as a prison. The cemetry adjacent to the prison is a well maintained park and the location of the Burial Plot of the 1916 Leaders. Arbour Hill cemetry survey urbanprojects 72

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17 2.4.4 DUCHAS: Structures within the study area. The following structures within the study area were highlighted in discussions with DUCHAS: Royal Hospital Kilmainham: The grounds of the hospital are now much reduced. Lord Galway s Walk provided private access through the grounds from Watling Street, the original position of the gate with Francis Johnson s coat of arms now on the Inchicore Road junction. Hospital Lane by the river and Clancy Barracks marks the place where water was pumped from the river up to the hospital. The two national monuments (pre-1700) buildings now on the OPW/Eircom site were homes to various notable doctors and are not fully intact and in a poor state of repair. Collins Barracks: Within the Collins Barracks complex are numerous protected and important structures of varying ages. Of particular note is the riding school, which was occasionally used as a chapel. Hickeys Site: The Hickeys warehouse is on the old Phoenix Foundry site and contains one historical house within the protected walls. Phoenix Park / Parkgate Street One little known architectural piece in the area is a Deane and Woodward mural fountain in the wall of the Phoenix Park by the main gate. This is currently blocked up and not intact. Montpelier Hill: Montpelier Hill has many of the oldest structures remaining in the city and has been the subject of much research. a. b. c. a. Deane and Woodward fountain, Phoenix Park b. Wellington Monument from Eircom site c. Montpelier Hill survey urbanprojects 74

18 2.4.5 DUCHAS: Phoenix Park Area: Zoning: Development plans: 710 hectares Z9 draft consultation document of management plan due spring 2003 The lower section of the Phoenix Park by the main gate is included in the study area. However for the purposes of this section of the report this area is not being taken in isolation from the rest of the park. The park is under the management of DUCHAS and provides an important amenity for the whole city in terms of open space, nature conservation, recreational facilities, institutions and access. A new masterplan is being drawn up for the Park which proposes greater provision for cyclists, including commuter cycle routes. The draft consultation document for the new management plan is due to be issued in spring Traffic: Traffic is a major consideration in the Park and many roads in the park have been closed in recent years, resulting in a much decreased accident rate. The idea of using a fleet of minibuses to take people internally around the park is being investigated, to increase accessibility and reduce car use. The main problem with cars is speeding and parking. The main axis thoroughfare is open 24 hours, and the side gates shut at 11pm. Earlier phased closure of car parks is being considered perhaps at dusk. Commuter parking has been largely eliminated by prohibiting parking at the gate near Heuston. Plans for the upgrading of the main thoroughfare are to be implemented in late Autumn. Works are to include: re-erecting the railings, so constraining traffic lanes provide more pedestrian crossings provide one lane each direction separate and mark the cycleway. Chapelizod gate cars in the Phoenix Park heuston gateway: scope and context 75

19 a b c Views: Views and vistas into, out of and across the park are an essential part of the amenity and are actively protected by DUCHAS who object to any planning applications involving overlooking. These objections are rarely upheld and several examples of overlooking undesirable to DUCHAS can be seen an example is by the Ashtown Gate. Many views have been lost or changed over the years. For example it was originally intended that on entry to the Chapelizod Gate the hospital building (originally a school) was to be viewed on axis. This is now obscured by planting. Also, the views of the Wellington Monument are obscured by recent developments outside the Park walls and also by trees in the park put up more recently than the monument. The Monument is aligned with the North Circular Road History The park is an example of a 17th Century Deerpark with 18th Century parkland and formal additions. It extends over approximately 1752 acres originally covering a much greater area including the land taken over by the Royal Hospital. The park was designed in its present form by Decimus Burton in the 1840s. This work included all the gate lodges and perimeter walls. The People s Gardens, adjacent to the study area, are a fine example of Victorian horticulture and are in need of renovation. The Memorial Gardens by Edwin Lutyens were restored in 1985 and commemorate the Irishmen who died in the World Wars. Duchas consider the gardens an important site in terms of cross-border relations. Original designs show a bridge link to the Phoenix Park. a b c d Department of Defence IMMA Hospital opposite Chapelizod gate Memorial gardens A tourist route is recognised relating to military sites in the city. This starts at Dublin Castle and continues to the Royal Hospital, Kilmainham Gaol, Memorial Gardens, the Phoenix Park, Arbour Hill, Collins Barracks, and on to Parnell Square. d survey urbanprojects 76

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21 a b c d e f entrance pavilion to zoo castle at visitors centre Aras an Uachtarain view to Garda headquarters gates to US Ambassadors residence Farmleigh Institutions: There are numerous institutions within the curtilage of the Park such as the American Embassy, Dublin Zoo, Department of Defence Headquarters, Gardai Headquarters, Aras an Uachtarain, and the Ordnance Survey. Farmleigh house opened on 27 July 2001as a visitor experience, providing a venue for concerts and accommodation for visiting Heads of State. Proposals exist to convert the magazine Fort to archival and office use. The park is patrolled by Gardai and relatively little trouble is evident. A total of 30 families live within the Park. a b c d e f survey urbanprojects 78

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23 Military Road Eircom: Area: Zoning: Development plans: 2 hectares (west site) Z12 in design development As discussed previously the 3.8 hectares of Eircom property lies to the west of Military Road adjacent to the Royal Hospital Kilmainham. The design development of the site is being progressed in conjunction with the OPW who also own land to the west of Military Road although separate design teams have been selected and separate but parallel planning applications will be submitted. The lands to the west of Military Road will be split in terms of value and not land. OPW has sole responsibility for lands to the east of Military Road. Eircom is under pressure to review the provision of office space for its 3500 office workers, to consolidate office based functions and dispose of leasehold space. The company is interested in developing a major headquarters building in a campus-style environment. A report has been produced by DEGW (as discussed in relation to the OPW) to investigate and highlight the potential of the site. A desk-based archaeological survey has been completed for the site. The OPW site to the east of Military Road is the location for 2 national monuments. A mixed use development is proposed, responding to the lack of support amenity in the area. While the area is regarded as being presently on the edge of the CBD, it is predicted that in the next ten years the situation will change markedly in favour of the study area. Rents in the area are presently at suburban levels, but as city centre rents are driven up by scarcity, this should change in the relatively short term particularly with a well designed flexible high profile development in such close proximity to a major transport hub. The traffic use on Military Road increased with the recent closure of Steevens Lane for works to the LUAS. As Steevens Lane will ultimately be closed, there will be no connection between James Street and the station for a significant section of the city. This will put increased pressure on Military Road and therefore may have an effect on the development proposals. Taxis use Military Road intensively and the once almost suburban character of the road is rapidly being changed. Car parking is proposed in the DEGW report at 1 per 35 sqm, which is much higher than the development plan suggestion. Eircom are keen to see increased permeability across the station lands. survey urbanprojects 80

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25 2.4.7 CIE, Heuston Lands and Conyngham Road Bus Depot: CIE is undergoing major internal changes. As a consequence of this a rail procurement agency will be formed from the present LUAS office. This agency will be requiring a headquarters building as the LUAS office in the station is temporary. Redevelopment works are being implemented by CIE for the Heuston Station and are described overleaf. The rail business is growing at a rate of 3 4% per annum. The Heuston Station lands and the adjacent bus garage on Conyngham Road have considerable development potential, subject to CIE s operational requirements. Should parts of the sites be vacated, the lands to the rear of the station offer numerous unique attributes which would create development demand. The primary benefits are the size of the site and its location as a major public transport node. There are a number of examples in Ireland, the UK and elsewhere where major mixed use developments have successfully been undertaken in similar locations. In Dublin, Connolly has seen office development and schemes are proposed at Tara Street and Pearse Street. Should operational issues allow it, Heuston Station could accommodate a comprehensive development which can take full advantage of the excellent public transport links. survey urbanprojects 82

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27 Platform 10, Heuston Station Heuston: Area (sites 1, 2,3 ): Zoning: Development plans: 4.45 hectares Z6 / Z1 in design development The station is described by CIE as fully operational. Operators use the property under license Rail: Irish Rail is motivated to combat 3 issues: deficiency in signalling deficiency of track deficiency of platform capacity The station has to grow in all areas - intercity lines, Kildare line, and NDP project. The station has been enlarged with provision of 3 more platforms and a secondary concourse. An additional new platform has been constructed near the Clancy Barracks - Platform 10. The primary function of this platform is to support station functions while works are carried out. The signalling provision has been upgraded and the Signalling Equipment Room constructed adjacent to Platform 10. The future of the freight facility depends primarily on the future plans of Guinness as discussed later. Many low density facilities are located in Heuston. CIE do not consider the site at Inchicore to be suitable for the relocation of any of these. However the valeting shed would be possible, desirable and convenient to move. survey urbanprojects 84

28 Public transport links: The new proposal shows 3-4 bus bays to the front and 4-5 to the quay side. The latter were originally intended to be at the Guinness site. The new position uses a 3.6m wide boardwalk over the river 200m in length. The Luas / traffic interface in front of the station is recognised as being critical, particularly as an interchange of transport modes requires proximity and a minimum number of crossings of roads / tracks to be feasible. Bus interchange is critical as the Luas on its own will not meet the demand for travel into the city from Heuston. A shuttle bus is to serve Platform 10 from the front of the station Cars: The proposal originally included a large multistorey car park bringing the capacity up to The current proposals indicate no increase. The site plan as shown on figure 6 of the Environmental Report 2002 by Arups indicates 424 spaces. There is provision for mobility impaired set down and parking at Platform 10. The proposal for taxis is to keep them in their current position but have them managed by Gardai or the local authority Precedent: Connolly Station is regarded as a precedent for Heuston here the airspace above the concourse and to the side was sold and the venture largely funded by the private sector. Clearance above the track should be at least 5.5m, and possibly up to 7m due to DART cables. In terms of operation CIE generally prefer not to build above tracks. Engines are generally diesel, causing problems with pollution and noise. Please refer to Appendix B for works phases. works in progress summer 2002, Heuston Station car park looking east, summer 2002, Heuston Station heuston gateway: scope and context 85

29 Conyngham Road Bus Depot: Area: Zoning: Development plans: 1.2 hectares. Z1 none CIE owns this substantial site and the adjacent terrace of victorian houses, excluding No.13A on the Conyngham Road. Bus Atha Cliath regards Conyngham Road as necessary for their operation. An additional site is being developed by Dublin Bus at Harristown which will incorporate a park and ride scheme. The site is zoned Z1 "to protect, provide and improve residential amenities." a. b. c. a. Conyngham Road Bus Depot site from Heuston Station Lands car park b. Conyngham Road Bus Depot site from south quays by Heuston Station c. view of Royal Hospital Kilmainham from Conyngham Road survey urbanprojects 86

30 2.4.8 PJ McGrath: Area: Zoning: Development plans: 0.45 hectares Z5 in design development The site is located on Benburb Street opposite Ellis Street. The zoning is Z5 to consolidate and facilitate the development of the central area, and to identify, reinforce and strengthen and protect its civic design character and dignity. This is a typical infill site for this city centre location. It has the benefits of location between Collins Barracks and Smithfield, although the profile of the site is restricted by its frontage onto Benburb Street which is relatively narrow and is to be dominated by LUAS. The continued development of Smithfield will benefit the regeneration of this area of the city. In 2001 Horan Keogan Ryan Architects prepared a proposal for an office / residential development of various heights from 6 7 storeys above ground. A previous planning application in 1996/97 was given a condition of a limit of 6 storeys. The current proposal is dependant on car access, with 1 space per 2 apartments. The scheme is accessed by a semi-public route to a central court. The idea of making the semi-public route through the scheme more public is a possibility. a. Wood Lane looking to Benburb Street b. site elevation onto Benburb Street c. site elevation onto Benburb Street d. site looking north These plans would facilitate the extension of the proposed scheme to the corner of Wood Lane, should the opportunity to develop this site become available. No planning application has been submitted to the planning authority to date. a. b. c. d. heuston gateway: scope and context 87

31 a. ERHA car park looking north b. ERHA car park looking south c. north elevation of Dr Steevens Hospital Eastern Regional Health Authority: Area: Zoning: Development plans: 1.55 hectares (exc. car park) Z15 none Dr Steevens Hospital Building is a large historic landmark building to the south of Heuston Station and is the Front Door for the Eastern Health Shared Services. The building is basically now an office block used to capacity. The Eastern Health Shared Services is an administration office of the Regional Health Authority. There may be changes to the population of the building in the near future the 3 area health boards may be out-housed to their own areas. Accounts, Estate Management and Occupational Therapy would remain. Ideally the entire administrative wing of the Health Authority should be in one location, but this is not possible on this site. The old nurses homes to the rear are in office use. There are ventilation, air conditioning and health and safety issues. There are no major problems with the grounds or their maintenance. The car park is to the side of the building by the Cammock River and will always be necessary on this site even with improvements in public transport as many mobile workers work out of this building. The site adjoins OPW lands and the car park is in OPW ownership. The Cammock becomes subterranean on this site. The closure of Steevens Lane early in 2001 for the LUAS had no great impact other than to make it more circuitous for some employees to get to work. There are no plans for significant development on this site. Proposals are being considered for the conversion of a small block of offices which faces onto St. Johns Road into a medical use. The site does not present an opportunity for development of any significance. a. b. c. survey urbanprojects 88

32 2.4 OWNERSHIP AND USE Hickeys: Area: Zoning: Development plans: hectares Z5 in progress Hickeys own a 1.7 acre site in a prominent key position on the opposite side of the river to Heuston Station. The site is zoned Z5 to consolidate and facilitate the development of the central area, and to identify, reinforce and strengthen and protect its civic design character and dignity. Hickeys is a family run business and has employed a team of consultants including Scott Tallon Walker and Finnegan Menton to look at the site on a long term investment basis. The site is currently used for distribution and as there are no sub tenancies involved it would be possible to relocate these activities and have full vacant possession of the site in the very near future. The attraction of the site to the company is the proximity with Heuston and direct access to the city. An accurate topographical and building survey of the site has been carried out by Scott Tallon Walker to examine the nature of the site and the protected structures on the site. Protected structures are potentially the most prohibitive aspect of the property, and it is the City Council s view that the listing on site must be reviewed at this time a detail of house b internal view of house c view of site from south west d gate lodge e house from river f Sean Heuston bridge from west a b c d e f heuston gateway: scope and context 89

33 The high profile position adjacent to Heuston Station would facilitate demand for a range of uses. The primary value is likely to be for commercial use, such as offices or hotel. No figures or modal split statistics have been examined as this may be affected by the outcome of this study. The site is viewed as being at the head of the river and beside a major transport node and interchange. Hickeys want to advance the project in the near future. Office use is proposed by the owners. At the time of writing. An office building would provide competitive high quality flexible accommodation in a landmark building. The service retail along Parkgate Street has improved considerably in the past few years particularly on the north side, although the crossing facilities are still dangerous. Retail uses on the ground floor would be encouraged by Dublin City Council. The main restrictions to the success of a building on the site in terms of accessibility and visual impact will be the protected status of the wall around the perimeter and protected views in the area. The position taken by the City Council as to whether or not it is more important to keep the wall intact or partially remove it for improved permeability and connection with the site from the city, river and station, will have a critical effect on the design and success of the building. interior views of warehouse survey urbanprojects 90

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35 views within Guinness UDV Brewery tunnel underneath James Street Guinness Lands Area: Zoning: Development plans: 13.5 hectares Z7 operational review Guinness UDV occupy an extensive city block which extends to 13.5 hectares. The site is bounded by Victoria Quay to the north, Steeven s Lane to the west, James s Street to the south and Watling Street to the east. The entire city block is owned by Guinness UDV, with the exception of a graveyard lying to the rear of a church on James Street, which is in the City Council s ownership and some lands on the corner of James s Street and Steevens Lane. The property is currently zoned Z7: "to provide for the protection and creation of industrial uses and facilitate opportunities for employment creation. Guinness UDV were approached in relation to re-zoning during preparation of the Dublin City Development Plan 1999, but expressed no interest at that time. The Gravity Bar and the Store House opened in The Hopstore space has been redeveloped and is now part of the Digital Hub. The Digital Hub will utilize a number of redundant buildings on Guinness lands to the east of Watling Street Future Plans: An operational review of the Guinness UDV plant has been carried out. The company is looking at how best to develop their underused sites, which are located primarily along the river, Steeven s Lane and James s Street. Guinness UDV has no plans to leave the city centre site and production will remain in situ in the foreseeable future. The transportation of Guinness by truck to the station might be reviewed in light of restricted access caused by the Luas. Future plans include construction of a new landmark headquarters building for 400 Guinness UDV staff and other lettable office accommodation. The estimated space required for Guinness UDV staff is approximately 9,300 m. sq. (100,000 sq. ft.). Design and location of any new building has not been resolved. views within Guinness UDV Brewery survey urbanprojects 92

36 The development of residential accommodation in the immediate area of the site is viewed as potentially problematic due to possible 3rd party objections resulting from noise which might constrain operations on site. The functions of the various buildings near the river are essential, and would be difficult to relocate (principally keg stores, forklift truck store, tank stations and warehouses). However large areas are underused and certain activities could be refigured to free up land. A number of uses on James Street could feasibly be moved (medical centre, offices, sports centre, theatre). Guinness UDV no longer permits public access onto the site. a b N - S road through site James Street a b heuston gateway: scope and context 93

37 views of Steevens Lane Potential of Site: There is much potential for development within the Guinness UDV landholding. It is the largest single block of land in one ownership in this part of the city. The Guinness UDV site is therefore a key to the development of the study area due to its large land mass and gateway location. The area to the south of the site is more intensively utilised. Any potential for development is likely to lie in the area facing onto the River Liffey, at Victoria Quay. This site is very prominent in terms of the length of the quays it occupies, and its visibility upon approaching the city from St. John s Road West. The site would lend itself to development of high profile offices. Guinness UDV has specified that their present office accommodation is not ideal for modern requirements. It is considered by the consultant team that while offices would be a suitable use for this site, owing to its size and location, there is potential for uses that might add vitality and services to the area. The frontages onto James s Street, Steevens Lane and Victoria Quay could be considered for these new uses. Issues in relation to planning include zoning, access points, corner frontage and single use. There are 5 protected structures in Guinness UDV s ownership on James s Street. views looking out of Guinness UDV Brewery survey urbanprojects 94

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39 2.5 FACILITIES/ AMENITY: health and welfare The nearest General Public Hospital to the Heuston Environs is St James to the south of the study area. Also adjacent to the study area is St Bricins Military Hospital and St Patrick s Hospital education There are no state education establishments in the study area. Schools in the area exist in Stoneybatter and on the Inchicore Road. The NCAD is nearby on Thomas Street. St James Hospital, to the south of the study area, houses a number of research institutions, run by Trinity College communities / facilities amenity retail Very little provision exists in terms of retail in the study area. Small retail areas exist on Parkgate Street, in the Heuston Station and on James Street. The Park Centre on Prussia Street, anchored by Tescos is the nearest supermarket to the residential areas north of the study area Residential Provison Lands outside the study area, to the south and north-east, contain relatively low density residential development. The only residential area within the curtilage of the study area is an established development on Montpelier Hill. The large estate to the north of the study area is O Devaney Gardens, consisting of 14 blocks of flats. This estate is adjacent to the St Bricins Military Hospital. Also on the periphery of the study area are blocks at Sarah Place, Islandbridge and James Street. There is a notable lack of support faculities for these areas. survey urbanprojects 96

40 heuston gateway: scope and context 97