dublin city council: heuston gateway regeneration strategy substudy document: guinness udv lands Guinness UDV Lands development framework
Dublin City Council Steering Group: Sean Carey Ast. City manager Jim Barrett City Architect Dick Gleeson Deputy Planning Officer Alan Taylor Economic Development Officer Mary Conway Senior Planner Consultant Team: Urban Projects: Derek Tynan Michael McGarry Gerry Cahill Philip Crowe Urban Design / Project Management Louise McGuinness Dirk Frey Michael Bassett Markus Lassan DTZ Sherry Fitzgerald: Peter Waller Fergal McCabe Fergal McCabe Rachel Brennan Faber Maunsell Cormac O Brien Joe Seymour Ian McNamara Michael Bassett Markus Lassan Philip Crowe Property Advisors Strategic Planning Transport and Infrastructure Graphics Photography Issued to Dublin City Council, May 2003 introduction
1.0 Introduction This document describes the Development Framework Proposal for lands owned by Guinness UDV fronting onto Steevens Lane and Victoria Quay. The Development Framework Plan is part of a wider study: The Heuston Gateway Regeneration Strategy and Development Framework Plan. The proposal therefore is in line with the development framework plan for the wider area, as described in Part 2: Regeneration Strategy and Development Framework Plan. heuston gateway boundary guinness udv lands boundary 1.1 Site Location The lands referred to in this document as the Guinness UDV lands are a zone on the Northern and Western sides of the Guinness UDV lands between the river and St. James Gate. Please refer to plan opposite. Guinness UDV Lands: Overall Guinness UDV area (hectares): 13.455 Site area (hectares): 3.416 Gross development capacity (sq.m): 142 530 Plot Ratio overall Guinness UDV area: 1.1 Site area: 4.2 Present zoning: Z3 / Z4 / Z7 Proposed zoning: Z3 / Z4 / Z5 / Z6 / Z7 guinness udv lands location plan introduction
1.2 Site Description The Guinness 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 Gate described below: Site C: Victoria Quay is presently characterised by a wide busy road and the blank wall and vehicular entrance of the Guinness lands. Victoria Quay is one of the most hostile environments in the area. However the site has huge potential due to the: Site A: the zone along Steevens Lane in the location of the old Caskworks Site B : corner site with frontage onto Heuston Square and Victoria Quay Site C : lands onto Victoria Quay - 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. site A 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. site s A-C location plan site B site C Site B: Site B is at the corner of the Guinness lands opposite Heuston Station. The potentialities of the site are similar to site C. Site B has greater prominence due to aspect onto the river, Heuston Square and Station. site A site B site C introduction
2.0 Development Framework Plan The Development Framework Plan proposes the following development onthe Guinness UDV lands Site A: 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). guinness udv lands development plan location Site B: Site B should be the location for a distinctive landmark building with a commercial/ cultural use. The development is to be generally six storeys. The development should address Heuston Square and Victoria Quay. Principal entry should be from the Heuston Square. Part of the Heuston Square site should be the location for a tall structure of appropriate slenderness. The tall structure must address Heuston Square at street level. overall development plan landmark buildings Site B: Potsdamer Platz, Berlin [Renzo Piano] GSW Headquarters, Berlin [Sauerbruch Hutton Architects office development Site A Research Headquarters, Basel [Herzog and De Meuron] S3 Offices, Dublin [FKL Architects] University building, Utrecht [Mecanoo] Commercial building, Munich [Herzog and De Meuron] development framework plan
Guinness Lands Development Plan development framework plan
Site C: 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. public spaces heuston square victoria quay stevens lane dr. steevens park model view commercial development Site C Potsdamer Platz, Berlin [masterplan: Renzo Piano] public domain development framework plan
3.0 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 Development Framework Plan for the Heuston Gateway proposes development of commercial uses along Steevens Lane (site A) and Victoria Quay (site C) with a high profile landmark building on the corner site (site B). 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. Dublin Development Plan Dublin Development Plan, proposed rezoning zoning