4.00 STAKEHOLDERS. urbanprojects

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1 4.00 STAKEHOLDERS 94

2 heuston gateway: regeneration strategy and development framework plan 95

3 The Heuston Gateway presents one of the greatest concentrations of brown field development sites located adjacent to the existing city centre remaining in Dublin. It is unique in having the majority of these in the ownership of a small number of public bodies and private sector companies. The sites were examined and analysed through meetings held with the owners of the sites most significant in terms of size and development potential. Outline proposals have been drawn up and are described in the following sections Please note that in this document commercial uses is a general term for non residential uses considered appropriate by the planning authority for that location such as office, retail, hotel, enterprise, educational, entertainment and cultural uses. stakeholders 96

4 4.1 Guinness UDV Site area (sq.m): Development area (sq.m): Gross development capacity (sq.m) Plot Ratio: 4.2 Site Coverage: 70% Present zoning: Z7 Proposed zoning: Z6 / Z5 The Guinness UDV site is key to the development of the overall Heuston Gateway due to its large area and location. Development is subject to Guinness UDV s operational requirements and has been restricted to the three sites along the periphery of the Guinness lands north of St James s Gate described below. Heuston Gateway: stakeholders: Guinness UDV heuston gateway: regeneration strategy and development framework plan 97

5 stakeholders 98

6 4.1.1 Site A: The Caskworks site along Steevens Lane is presently characterised by underused or abandoned buildings. Steevens Lane will soon be solely for use by Luas, pedestrians, cyclists and access only traffic. The site is tucked away from the main public arena at Heuston but has the following potentialities: Proximity to Heuston Station, Phoenix Park, city centre and national institutions Frontage onto quality pedestrian and public transport environment Position opposite the principal façade of an architecturally and historically significant building Dr Steevens Hospital. Location within the Guinness lands which has a precedent for high buildings and no restrictive historical urban grain a suitable location for high density mixed use development. Possible connection to existing road within Guinness lands running from Thomas Street to Victoria Quay. Development on this site should be principally commercial. While residential uses would be preferable in terms of mix of use throughout the area, it is considered impractical in light of the necessity to preserve the manufacturing processes currently carried out on the Guinness lands. The hours of work and noise levels on the Guinness lands is considered unsuitable for adjacent residential development as there might be a risk of injunctions being made against Guinness. If however the nature of work and processes on the Guinness lands change, residential should be considered. 6 storey commercial development in a series of four blocks allowing light and views to and from the Guinness lands is proposed. The northern block must address Dr. Steevens Hospital Park and Heuston Square. This block has a high profile landmark location and should be of the highest architectural standards. This block also provides frontage onto the new westbound access road. The building line should be set back and the development should address the public space of Steevens Lane. The space must be re-designed to provide clear demarcation between Luas lines, vehicular carriageways, cycle-tracks and footpaths (please refer to section 3.3.6). office development Site A a. Commercial building, Munich [Herzog and De Meuron] b. S3 Offices, Dublin [FKL Architects] c. University building, Utrecht [Mecanoo] d. Research Headquarters, Basel [Herzog and De Meuron] a. b. c. d. heuston gateway: regeneration strategy and development framework plan 99

7 4.1.2 Site B: Heuston Square site Site B is at the corner of the Guinness lands opposite Heuston Station. The potentialities of the site are similar to site C (please refer to section 4.1.3). Site B has greater prominence due to aspect onto the river and station. Site B should be the location for a distinctive landmark building with a commercial / cultural use. The development is to be generally six storeys commercial or equivalent. The development should address Heuston Square and Victoria Quay. Principal entry should be from Heuston Square. Part of the Heuston Square site should be the location for a tall structure of appropriate slenderness as indicated. The tall structure must address Heuston Square at street level. The tall structure is one of three proposed tall buildings around Heuston Station. The building will locate the Guinness lands from the wider city. The prominence of this building necessitates the highest architectural design standards and materials. The building should have a high level of transparency. Height, slenderness and transparency are subject to a visual impact assessment. The Guinness lands development lies within the line of visual connection between the axis through the Phoenix Park (Chesterfield Avenue) and the Guinness UDV Brewery. This connection should be maintained. The new tall building will become an element in the view. (Please refer to section ) landmark buildings Site B: a. Potsdamer Platz, Berlin [Renzo Piano] b. GSW Headquarters, Berlin [Sauerbruch Hutton] a. b. stakeholders 100

8 4.1.3 Site C: Victoria Quay Victoria Quay is presently characterised by a wide busy road and the blank wall and main vehicular entrance of the Guinness lands. Victoria Quay is one of the most hostile environments in the area (Please refer to section ). However the site has huge potential due to the: Length of river frontage and potential to continue the built form of the quays Proximity to Heuston Station, Phoenix Park, city centre and national institutions Views over to the Collins Barracks to the north and along the Liffey corridor Prominent position at the gateway to the city centre The more open context of this presently under-developed land justifies an increase in building height. This height should be restricted to allow the profile of the higher Guinness structures near St. James s Gate to be viewed from the north city. A visual impact assessment of any proposed development should be carried out as necessary. Site C should be commercial development of up to six storeys. The buildings will have a hi-profile frontage onto Victoria Quay and accordingly must be of the highest architectural design standard. Development along Victoria Quay should be broken at regular intervals to allow south light onto the Quays and views to and from the Guinness lands. The building line onto Victoria Quay should be adjusted to accommodate generous pedestrian/ cycle amenity. The development should appropriately accommodate 2 listed structures: the original Guinness Gate Lodge and the pub on the corner of Watling Street (please refer to section 4.1.4). The development should allow for the required access between Victoria Quay and the Guinness lands. The development should provide for a new road branching off at Victoria Quay to be in line with St. John s Road as indicated. Pedestrian access to the rear of the new development on Victoria Quay between Watling Street and Heuston Square would provide a direct link between the station and the Digital Hub. commercial development Site C Potsdamer Platz, Berlin [masterplan: Renzo Piano] heuston gateway: regeneration strategy and development framework plan 101

9 4.1.4 Zoning The zoning objective for the Guinness lands must ensure that no development can occur that might restrict in any way the present or future use of the Guinness UDV Brewery. The present Z7 zoning objectives for the Guinness lands are to provide for the protection and creation of industrial uses and facilitate opportunities for employment creation. Office use, the predominant proposed future use, is not within the permitted or open for consideration categories of the present Development Plan. It will therefore be necessary to vary the Development Plan, make a Local Area Plan or await the review of the Development Plan. Offices for the exclusive use of Guinness UDV would be permissible under the present zoning as this can be seen as part of the existing industrial use. The revised zoning in the new Development Plan should state that the Guinness UDV Brewery and all associated activites including production, storage, marketing, distribution and administration, undertaken principally within the James s Street, Watling Street, Victoria Quay, Steeven s Lane precinct, are of major importance to the city, in terms of employment as well as industrial and cultural heritage. The new Development Plan should also state that it is a specific objective of Dublin City Council to ensure the continued operation Guinness UDV industrial activities on these lands and to facilitate their consolidation and expansion as appropriate. Notwithstanding the zoning objective for these lands therefore, any development proposals which would adversely impact on the safe and proper continuation of Guinness UDV operations, will not be permitted. It is proposed to designate the majority of the development site to Z6: to provide for the creation and protection of enterprise and facilitate opportunities for employment creation. The corner site should be designated Z5: to consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design character and dignity. This should ensure development of the highest standards on the corner site and create a compatible buffer with the Guinness UDV Brewery along Steevens Lane and Victoria Quay. present zoning: Guinness UDV proposed zoning: Guinness UDV stakeholders 102

10 4.1.5 Conservation The original Gate Lodge is protected (Dublin Cty Development Plan 1999 ref 2086). The position of this small building on the quay is restrictive to development. The pub at the corner of Watling Street is also listed (DCDP 1999 ref 2087) although the original structure is presently obscured. Again the location is not conducive to effective and sustainable development. The status of these structures should be reviewed and the possibilities of retaining and/or relocating should be investigated. Guinness lands: Gatelodge on Victoria Quay and pub on Victoria Quay / Watling Street heuston gateway: regeneration strategy and development framework plan 103

11 4.1.6 Connections The Guinness UDV site is an integral part of the following connections through the Heuston Gateway: 1. Pedestrian / cycle route: Victoria Quay Victoria Quay is the most direct pedestrian route to the city centre from Heuston Station. The current environment is very hostile and should be re-figured to provide safe and amenable walkway and cycling provision. This will therefore reduce dependency on public and private transport. Victoria Quay is the principal linking space between Heuston Station and the Digital Hub. There is a potential for a link to the rear of the new development. Pedestrian / cycle route: Victoria Quay 2. Pedestrian / cycle route: Steevens Lane Steevens Lane is the principal and most direct connection from James s Street to Heuston Station. The pedestrian/cycle environment on this lane should be upgraded as part of any development on the site of the old Caskworks. A set back should provide for improved pedestrian /cycle lane-ways. Car use is limited to access only. Steevens lane is part of the Luas line phase Westbound traffic: Victoria Quay It is proposed to split traffic along the Victoria Quay allowing westbound traffic to divert back one block onto St. John s Road. This should reduce conflict on Heuston Square and allow more ordered queuing at the LUAS crossing. The west section of Victoria Quay will only have two lanes, which will significantly reduce traffic impact. Pedestrian / cycle route: Steevens Lane Westbound traffic: Victoria Quay stakeholders 104