Proposed Extension to County Buildings (Aras an Chontae), Carrick on Shannon for Leitrim County Council PLANNING REPORT Project Ref : 16 005 Date : 19 th. June 2017 NO. 1 CHANCERY STREET, www.boda.ie NO. 2 JOHN STREET, DUBLIN 7. KILKENNY. IRELAND T + 353 (0) 1 865 62 65 T +353 (0) 56 77 62907 F + 353 (0) 1 865 62 64 E: mail@boda.ie F +353 (0) 56 77 65309
CONTENTS SITE LOCATION MAP PART 8 PLANNING SUBMISSION; SCHEDULE OF DOCUMENTS 1. Introduction 1.1 Project Overview 1.2 The Design Team 2 The Design Process 2.1 History & Context 2.2 Preliminary Design Options 2.3 Preferred Design Options 3 The Proposed Development 4 Development Plan Policies & Objectives 5 Architectural Heritage Impact Assessment 6 Conclusion Appendix 1; Photomontage views 1 and 2 Appendix 2; NIAH Record Nos. 30813012, 13, 14 Appendix 3; Architectural Heritage Impact Assessment of Preliminary Design Options Appendix 4; Schedule of Accommodation
Site Location Map PART 8 PLANNING SUBMISSION; SCHEDULE OF DOCUMENTS PLANNING REPORT Incorporating ARCHITECTURAL HERITAGE IMPACT ASSESSMENT & photomontage views from St. Georges Terrace and from across the River Shannon. SCREENING FOR APPROPRIATE ASSESSMENT ARCHAEOLOGICAL IMPACT ASSESSMENT ARCHITECTURAL DRAWINGS S-01 Topographical Survey P-01 Site Location Map P-02 Site layout Plan 1-200 P-03 Basement Floor Plan P-04 Ground Floor Plan P-05 First Floor Plan P-06 Second Floor Plan P-07 Sections P-08 Elevations P-09 Contiguous Elevations/Site Sections P-10 Demolitions; Machinery Shed & Gate Lodge Lean-to. Photomontage views from St. Georges Terrace and from across the River Shannon. ENGINEERING PLANNING REPORT Incorporating Flood Risk Assessment, & Traffic Impact Assessment ENGINEERING DRAWINGS 151-339-002: Proposed Watermain Layout; 151-339-003: Proposed Foul and Storm Sewer; 151-339-004: Proposed Road Layout.
1. Introduction 1.1 Project Overview This report, together with the Drawings and Reports listed in the Schedule of Documents, comprises the planning documentation for public consultation for the proposed extension of Aras an Chontae in Carrick-on-Shannon. The report has been prepared by Bluett & O Donoghue Architects at the request of Leitrim County Council in compliance with Part XI, Section 179 of the Planning and Development Act 2000. The proposed extension to Aras an Chontae provides offices, a conference room, staff canteen and ancillary facilities for Leitrim County Council. In addition, it is proposed to refurbish and carry out alterations to the Old Jail to function as a public concourse at ground level to link the Aras and the new extension. It is proposed to install new integrated mechanical and electrical services across the entire complex. Additional car parking is also proposed in the light of the about 50 staff from out-lying offices that are to be accommodated. 1.2 The Design Team The design has been progressed by a multi-disciplinary team of architects, civil & structural engineers, mechanical & electrical services engineers and quantity surveyors. - Architects; Bluett & O Donoghue Architects 2 John Street, Kilkenny Tel. 056 62907 Contact: James O Donoghue - Civil & Structural Engineers: Punch Engineers 97 Henry Street, Limerick Tel. 061 221200 Contact: Vicky Manuel - Services Engineers; Ronan Mealy Consulting Engineers 1 City Wall, James Street, Kilkenny Tel. 056 7795428 Contact: Ronan Mealy - Quantity Surveyors M.J. Turley Associates Redhouse, Patrick Street, Portarlington, Co. Offaly Tel. 057 8623734 Contact: Peter Turley
2. The Design Process 2.1 History & Context Aras an Chontae is located on a prominent site overlooking the River Shannon, approached from the centre of Carrick-on-Shannon via St. George s Terrace. A review of historic maps, plans and photographs and inspection of the National Inventory of Architectural Heritage (NIAH) records provides a good understanding of the evolution of the site. This research identified the original context of the surviving historic structures and allows their contribution to the modern townscape to be appreciated. Ref. Appendix 1 NIAH Records Historic Plan of the Jail of 1815 1824 with the Old Jail of 1750 indicated in darker tone.
Plan of the historic Jail with the surviving buildings highlighted in blue. Remnants of the main range and the yard walls also survive. View towards the Gate Lodge from St. Georges Terrace with the former Courthouse (1822) and east gable of the Old Jail (1750) to the right.
View towards the Governor s House and the Gate Lodge from the east in 1980 before construction of Aras an Chontae. View westwards from St. Georges Terrace in 1980 before construction of Aras an Chontae.
The Old Jail building dates from c.1750 and the remains of the scaffold and trap are evident at the upper level of the south façade. This structure was used as part of the female block within the new prison which was built between 1815 and 1824. Surviving elements of the later prison are the Governor s House, the Infirmary and the Gate Lodge or Guard House. The recess over the entrance to the Gate Lodge from St. George s Terrace, which was infilled in the 1940 s, was formerly the scaffold for public hangings, the last of which occurred in 1848. A passage under the stone boundary wall for conveying prisoners from the Crown Courtroom in the Courthouse (now The Dock Arts Centre) to the prison still exists. The prison ceased to function about 1903 although British forces remained in occupation until 1922. The Governor s House remained in residential use until 1953 and the Infirmary until 1977. Most of the prison was demolished in 1968 and in 2000 the new County Council offices, including the converted Old Jail, Governor s House, Gate Lodge and Infirmary were commissioned as an integrated campus for the local authority. Aras an Chontae is integrated with elements of the historic prison; the Gate Lodge, the Governor s House and the Old Jail (women s block). 2.2 Preliminary Design Options A wide range of design options were initially explored in tandem with information gathering and historical research. These design options addressed the requirements of the Project Brief in a variety of ways with structures ranging in size between 1600 sq.m and 1800 sq.m. gross floor area.
- OPTION 1 ; Provision of the accommodation in two blocks ; a two storey block to the west of the Aras and a partly two / partly three storey block between the Old Jail and The Dock, each with glazed links back to the Aras.
- OPTION 2 ; Provision of the accommodation in a four storey structure to the north of the Old Jail, and linked to the Aras via the Old Jail.
- OPTION 3 ; Provision of the accommodation in a four storey structure to the east of the Old Jail to form a courtyard between the Aras, the Governors House, the Old Jail and the new extension, with access via lean-to corridors onto the historic buildings.
- OPTION 4 ; Provision of the accommodation in a four storey structure as per option 3 but linked to the Aras by a detached glazed link set between the Old Jail and the Governors House.
- OPTION 5 ; Provision of the accommodation in two blocks ; a three storey block to the west of the Aras and a three storey block to the east of the Old Jail each with glazed links back to the Aras.
OPTION 6 ; Provision of the accommodation in a single three storey block, located as per Options 3 and 4, connecting to the Aras via a ground level link and via an upper level enclosed bridge to the Old Jail. - OPTION 7 ; Provision of the accommodation in a single two storey structure extending from the Governors House / Gate Lodge northwest to align with the Infirmary Block.
- OPTION 8 ; Provision of the accommodation in a partly two storey and partly three storey structure to the north and east of the Old Jail and linked to the Aras via the Old Jail. - OPTION 9 ; Provision of the accommodation in two no. three storey extensions off the east and west gables of the Old Jail and also connecting to the Infirmary Block.
2.3 Preferred Design Options These design options were explored in tandem with carrying out topographical and dimensional surveys and in gaining a good understanding of the historical context. This stage also involved a series of consultations with the Local Authority Management Team as Client, and with relevant officers of the Council as statutory Planning, Sanitary and Building Control Authority. These consultations allowed the Project Brief to be refined by; - consideration of practical and functional requirements, - consideration of architectural conservation issues, - identification of historic views which are worthy of retention - consideration of preliminary cost estimates for the various options. This exercise served to narrow down the design options to those which were most sensitive to the historic character and where mitigation measures to offset any negative impacts on the heritage significance of the site were feasible. Appendix 2 Architectural Heritage Impact Assessment of Preliminary Design Options gives an overview of the process under which the many preliminary design options were assessed. The preliminary design options were each assessed under the following criteria ; - Functionality of the new accommodation, including the efficiency of linkages and travel distances to the Aras. - Impact on the architectural heritage value of the site. - Impact on established views and prospects. - Attendant alterations within the Aras or disruption of existing facilities. - Fire safety considerations. - Universal access considerations. - Distribution and configuration of carparking. - Estimated cost. Following this assessment, the principal determinants in the selection of the preferred design options emerged as ; - Efficient location and distribution of staff by Section/Department according to their specific requirements. - Preservation of the views of the Old Jail from St. Georges Terrace and from the forecourt between the Governors House and the Turnkey s Lodge. - Maximising the value of the funding available for the project. By these measures, it was concluded that a development on two levels of c.1000-1200sq.m. would meet the terms of the Project Brief in an appropriate manner and in order to test this conclusion, two design options were explored in greater detail These were termed The Bookends option and The Quadrangle option respectively and included the provisional allocation of offices by Section/Department.
The Bookends Option involved construction of a two storey block to both the east and west sides of the Old Jail. The Old Jail provided accommodation for ancillary functions and the single storey link corridor between the two blocks and the Aras was set off the south façade of the historic structure. The Bookends Scheme Ground Level
The Bookends Scheme Upper Level
The Courtyard Option involved the construction of a single larger two storey block to the east of the Old Jail. The Old Jail provided accommodation for ancillary functions and the single storey link corridor to the Aras was set off the south façade of the historic structure. The Courtyard Scheme Ground Level
The Courtyard Scheme Upper Level
The Bookends and Quadrangle preferred design options were further assessed in terms of functionality and convenience, fire safety and cost. Following this evaluation, it was concluded that the Quadrangle scheme was best suited to meeting the requirements of the Project Brief. However, it was decided that accommodation for the Water Services Department should be included in the Brief and that an elongation of the Quadrangle scheme over two levels was the most cost effective means to achieve this. As a result, the Project Brief upon completion of the preliminary design stage was confirmed as office and ancillary accommodation for 96 staff in a two storey structure of c.1500 1800sq.m, including conference and canteen facilities, located between the Old Jail and The Dock in the area currently occupied by the machinery shed and portacabins. It was also concluded that the Old Jail should be made central to the overall complex rather than be used solely for ancillary purposes. This approach was considered to be of merit in two principal respects, firstly to integrate one of the historic elements of the site into the scheme as a publicly accessible concourse at ground level and secondly to remove the need for a new link corridor between the Aras and the extension and thus significantly reduce the impact on the setting of the Old Jail and the Governors House.
3. The Proposed Development The proposed extension takes the form of a 2-storey structure which is 52m long, between 15m and 18m wide and c. 9.5m high located between the east gable of the Old Jail and the boundary wall to the former Courthouse (The Dock Arts Centre). Finishes comprise glazing set within colonnades with stone clad pilasters or within rendered masonry and the curved roof structure has a zinc covering. At present, this area is occupied by the machinery yard and workshop, a large steel container, the Aras oil tank and a variety of pre-fabricated structures. It is proposed to relocate the container and prefabricated structures and to demolish the machinery workshop in order to facilitate construction of the new extension. It is also proposed to take down the sheet metal clad extension to the north of the Gate Lodge which leans onto the high stone boundary wall in order to improve the setting of the new extension. The extension connects to the Aras via the Old Jail and the lift in the extension will extend upwards to provide access to the top floor of the Old Jail. The total floor area of the extension is 1636 sq.m and the Old Jail, which will be refurbished, is c.400 sq.m in area. The extension will accommodate a mixture of singular and open plan offices for 96 staff in addition to meeting rooms, a conference room, a staff canteen and ancillary toilets, plant room, comms room etc. At ground level, the Old Jail will function as the public concourse between the Aras and the extension and will also accommodate three small consultation spaces. On the upper levels, the Old Jail will provide offices and informal meeting areas. The Old Jail is connected to the stairs and lift core of the extension at each level in order to ensure universal access and to improve fire safety. This is achieved by altering a window on the east gable at each level to a door opening to access a short link element to the extension. It is proposed to remove the cement render from the north, east and west facades of the Old Jail and to re-plaster these walls using lime render in order to alleviate the dampness in the masonry. Within the Aras, there are a number of minor alterations to reconfigure the office layouts and to widen the corridor at ground level to cater to the increased foot traffic to the extension. The new extension is contained within the confines of the historic prison as still delineated today by the sections of low stone wall within the north car park. It is proposed to refurbish one of the existing containers and one of the portacabins as the card/paper recycling facility and a store/water samples testing unit respectively. Additional cycle stands are provided by the west entrance to the Aras/Old Jail and additional car parking (c. 50 spaces) is provided along the northern boundary of the site and to the west of the Old Jail. 4 parking bays, suitable for the disabled, are located beside the new extension. It is proposed that 2-way vehicular access would be via the existing northmost entrance via control barriers with the existing entrance beside the Infirmary secured by a new sliding gate and reserved for occasional or emergency use only.
Proposed Site Layout
4. Development Plan Policies & Objectives The proposed development has been designed having regard to the Planning Policies and Objectives set out in the Carrick-on-Shannon Local Area Plan 2010-2019 whereby; - The site of the proposed extension to Aras an Chontae is zoned mixed-use where office use is acceptable in principle. - The proposed development is in accordance with Policy 11.3 (a) of the LAP whereby the Council seeks to protect the structures listed for protection in the Record of Protected Structures. - The proposed development is in accordance with Policy 11.3 (c) of the LAP whereby the Council seeks to protect the external fabric of structures of heritage value in the Architectural Conservation Area. - The proposed development is in accordance with Objective 11.5 (c) of the LAP whereby the Council seeks to protect the vista along St. Georges Terrace terminating in the former gaol building. - The proposed development is in accordance with the Development Standards contained in the Local Area Plan as set out in the Engineering Planning Report. The overall site layout has been modified to create an additional 51 car parking spaces and this tallies closely with the number of staff in outlying offices who are to be accommodated. - Flood Risk Assessment has determined that the site lies outside the 1 in 1000 year flood event whereby development is acceptable. The Project constitutes urban development in a business district of less than 2 hectares in area. The area of the complete site of Aras an Chaontae is c. 0.98 hectares and as such, under Article 10 (iv) of Schedule 5, Part 2 of the Planning & Development Regulations 2001-2015, the requirement for Environmental Impact Assessment does not arise. An Archaeological Appraisal of the proposed development has been carried out by Edmond Donovan Associates. In view of the good understanding of the historic layout of the site, it can be anticipated that below ground remnants of the old prison structures will be unearthed during the course of the works. In this regard, the archaeologist makes recommendations on how the foundations for the proposed extension could bridge across historic fabric deemed worthy of preservation in-situ. It is also possible that human burials will be revealed and allowance should be made for following the appropriate protocols in such circumstances. Screening for Appropriate Assessment The proposed development has been screened for appropriate assessment by the Moore Group, Environmental Consultants in order to ascertain if there could be any significant impact on the natural environment or ecology of the site. The ecologist observes that there are no Natura (European designated sites) within 15 KM of the site and concludes that subject to the appropriate treatment of wastewater (which is feasible via public mains drainage), there will be no environmental impact on the River Shannon and as such, further assessment is not required.
5. Architectural Heritage Impact Assessment The history and heritage significance of the site is set out in Section 2.1 of this report. The impact of the proposed development, from a heritage perspective is set out below, firstly on how it affects the setting of the protected structures in the immediate vicinity and secondly by describing the interventions proposed to the Old Jail. Impact on townscape and the setting of the historic structures ; The proposed extension sits between the Old Jail and the former Courthouse (the Dock Arts Centre) and in close proximity to the Governors House and the Gate Lodge. The effect on the setting of these buildings and on the wider townscape is illustrated in the attached photo-montage views from St. George s Terrace and from across the River Shannon. In order to mitigate the impact of the proposed development on established views : The extension is limited to two storeys in height with eaves aligning with the parapets of the Governor s House and the ridge of the Gate Lodge. The stairs and lift enclosure to the top floor of the Old Jail is framed by the east gable so that the historic profile remains prominent in the view from St. Georges Terrace. In addition to the principal views across the town, the setting of the protected structures within the Aras is altered by the formation of additional carparking between the west gable end of the Old Jail, the Infirmary and the stone wall within the green acre which is a remnant of the original three storey prison cell block. Ref. photographs no. 8 and 9. This is a necessary intervention to provide adequate car parking relative to the number of incoming staff. The setting to the historic structures will change from soft landscaping to hard landscaping but there will be no impact on the structures themselves. Within the Aras campus, the setting of the protected structures is also altered by removal of the long single storey timber and metal lean-to structure which extends northwards from the Gate Lodge. Ref. photographs no. 5 and 10. The removal of this structure is considered to be a positive aspect of the project. It will reveal the old prison wall and the north wall of the Gate Lodge at the lower levels and will allow the previous external faces to be made good and presented in their original form. It also creates the opportunity to open up the blind arch in the east stone boundary wall Between the Aras and The Dock (former Courthouse) Ref. photograph no.13. This will establish a spatial connection to St. George s Terrace in a sensitive manner and will also brighten the new offices.
Alterations to the Old Jail The impact of the proposed development on the fabric of the protected structures is mainly limited to the interventions required to make the Old Jail central to the operations of the Local Authority by providing the link between offices providing public services in the existing facility and in the new extension. The interventions to the Old Jail comprise ; Altering of a window opening on the west gable to a door opening at each level to access short link corridors to the new extension. These alterations can be carried out with little impact on the historic character of the building. Floor finishes are modern, as are the window units, which are without linings, and the openings can be widened below the springing point of the vaulted floor / ceiling structures. Ref. photograph no. 14. Connection of the 3-storey glazed link structure to the east gable of the building. Widening of three internal door openings at ground level, two internal door openings at first floor level and two internal door openings at second floor level. As with the lowering of window cills, the widening of these openings can be achieved without significant impact on the historic character with the alterations contained below the springing point of the vaulted floor / ceiling structures., Ref. photograph no. 14. Insertion of self-supporting glazed screens to provide privacy to consultation spaces, two at ground level, one at first floor and one at second floor. The centre rooms in the Old Jail are barrel vaulted at each level. Ref. photographs 16, 17, 18 and 19. It is intended that the glazed screens will stop short of the vaulting in each case and will essentially comprise demountable fit out items within these rooms. It appears that the external masonry of the Old Jail is retaining moisture although the internal drylining may be covering overt evidence of this. There is an pronounced smell of dampness within the building and it can be assumed that the cement render on the north east and west wall is preventing the evaporation of moisture to outside from these walls. It is proposed to remove the cement render from these walls and to replaster using lime render in order to dramatically improve the breathability of structure. Ref. photograph no. 20. The significant long term benefit of this element of the proposed development is considered a valid mitigation measure to balance against impacts on the setting and the modification of a number of internal door openings. Most of all, it is considered that making the Old Jail central to the operation of Aras an Chontae, as a public concourse and offices, is a decision which is sympathetic to the conservation of the protected structure, whereby an active future use is proposed rather than a mothballing of the structure for ancillary uses or storage. The public concourse at ground level will be an ideal venue to mount a display to explain the history of the site and to describe the special architectural, historical and social interest of the surviving elements of the prison.
1. View west from St. George s Terrace with the Gate Lodge terminating the view and the gable of the Old Jail of 1750 to the right. The proposed two-storey extension will be constructed under the Old Jail behind the high stone boundary wall and the stairs and lift enclosure rising to serve the top floor of the Old Jail will be contained within the east gable of the historic structure. Ref. Appendix 1; Photomontage view 1. 2. The main entrance to Aras an Chontae is via the modern wing constructed in 2000. The Governor s House is part of the complex and the proposed two storey extension will fill the gap to the right of the Governor s House beside the Old Jail.
2. View from across the River Shannon. The south elevation of the extension will be set back between the Governor s House and the Gate Lodge. Ref. Appendix 1; Photomontage view 2. 4. View of the site of the proposed development from the Old Jail. Currently, it functions as the machinery yard and workshop and also accommodates various temporary structures.
5. The site lies between the Old Jail and the former Courthouse (The Dock Arts Centre) and extends c. 6 metres forward of the hoarding to the left. The timber and metal lean-to structure will be removed to reveal the historic prison boundary wall in full. 6. View south-east across the site with the Old Jail (right) and the former Courthouse (the Dock Arts Centre, centre). The low stone wall is a remnant of the boundary wall of the historic prison and retention of this wall defines and limits the extent of the site for the proposed extension.
7. A portion of the historic prison boundary wall survives to the north of the machinery shed. The shed is to be demolished to allow for construction of the proposed extension. 8. South façade of the Old Jail. The two storey extension will be to the right with short link corridors between the buildings set back from the front building line at each level.
9. The ground floor of the Old Jail will function as a public concourse connecting the existing Aras to the extension. The upper levels will be used as offices. The stairs and lift in the extension will rise to provide universal access to the top floor of the Old Jail and the enclosure will be contained within the profile of the east gable. 10. It is proposed to extend the carparking to the west of the Old Jail.
11. It is proposed to extend the carpark southwards by 25 metres between the Old Jail and the stone wall which is a remnant of the historic prison cell block. 12. Taking down the modern lean-to will allow the prison boundary wall and the north wall of the Gate Lodge to be conserved.
13. Removal of the modern lean-to behind the east stone boundary wall creates the opportunity to open up the blind arch between Aras an Chontae and The Dock Arts Centre (former Courthouse). This will brighten the offices within the Aras Extension and will establish a visual connection to St. Georges Terrace. 14. It is proposed to alter a window opening to a door opening the Old Jail at each level in order to link across to the new extension. The windows are modern, the openings are plain and the alteration can be achieved without impact on the vaulted floor and ceiling structures.
15. It is proposed to widen some internal door openings to facilitate public circulation between the Aras and the extension. This can be achieved without impact on the vaulted floor / ceiling structures. 16. Central chamber, second floor level, looking north. The central chambers in the Old Jail at each level have barrel vaulted ceilings. It is proposed to create consultation spaces and small offices within the central chambers by fitting glazed screens which will follow the line of the vaults in each case but stop short of touching.
17. Central chamber, second floor level, looking south. 18. Central chamber, first floor level, looking south.
19. Central chamber, ground floor level, looking south. 20. The fabric of the Old Jail is damp and retaining moisture. It is proposed to remove the impervious cement render from the north, east and west façades and to replace with lime render. This will improve the breathability of the structure and will allow the building to dry out over time.
6. Conclusion The proposed extension to Aras an Chontae provides offices, a conference room, staff canteen and ancillary facilities for Leitrim County Council. Services are integrated with the existing Aras complex and additional car parking is also provided. Circulation between the Aras and the new extension is via the ground floor of the Old Jail and this historic structure becomes central to the overall complex. Documentary and cartographic research has provided a good understanding of the heritage value of the site. From this, a suitable location for the new development was identified and the scale and massing of the new extension has regard to the context and the surrounding structures. A wide range of design options were explored and these were measured in terms of functionality and convenience, heritage impact and cost. This exercise identified two preferred options as possible solutions and these were taken to greater detail to test internal office layouts and Section allocations. After further assessment of functionality, fire safety and cost, a two storey structure set between the Old Jail and The Dock was selected as the optimum solution to the Project Brief. A new lift within this structure is extended upwards to serve the top floor of the Old Jail and this will make this historic building universally accessible and create improved means of fire escape. The principal elevations of the extension emulate the classical elevations of the Governors House, The Gate Lodge and The Dock in a restrained manner and the location and massing of the proposed extension ensures that established views of the historic structures are maintained. The proposed development is in accordance with the Policies and Objectives of the Local Area Plan and has regard to all relevant Guidelines for Architectural Heritage and Environmental Protection.
APPENDIX 1 ; Photomontage Views 1 and 2 View from St. Georges Terrace
View from across the River Shannon
APPENDIX 2 ; NIAH Record Nos. 30813012, 13, 14
APPENDIX 3; Architectural Heritage Impact Assessment of Scheme Options 24 th October 2016 A number of options have been prepared. The impact of these options on the character, fabric and setting of the former county gaol, the adjoining courthouse and George s Terrace is assessed. Possible mitigation measures, to reduce the impact of the option, are identified. Option 1 Description Impact Possible Mitigation Measures Two-storey new-build block with glazed link to west of existing civic a) Governor s House: No impact No mitigation measures necessary offices Part-2-storey/part-3- storey new-build block to east of old Gaol (i.e. between Old Gaol and boundary to Courthouse) Two-storey glazed link attached to south façade b) Old Gaol : Two-storey extension to south façade; predominantly in glass; this will obscure a substantial part of the façade, which survives largely intact from the eighteenth century. A reduction in the height of the glazed link to single-storey would reduce the impact of this extension on the existing façade. of Old Gaol. Glazed link to arch in east boundary wall c) Gatehouse No impact Consideration should be given to connecting the gatehouse into the new-build extension to its d) The Dock (former courthouse): Limited impact new extension is well set back; some reduction in natural light on west façade. e) View along George s Terrace: No impact; three-storey new build block is well set back north. The proposed extension has a limited impact. There are no obvious measures to mitigate the reduction of light to the west façade of the Dock. No mitigation measures necessary f) Forecourt (between Gatehouse and Governor s House The proposed development will be visible but will have no real impact. g) View from Carrick-on-Shannon Bridge: Limited impact the new-build part-2-storey/part-3-storey extension will be visible but is well set back. No mitigation measures necessary Stepped form helps to mitigate the impact of the new buildings. No mitigation measures necessary
Option 4 Description Impact Possible Mitigation Measures Part-2-storey/part-4- storey new-build block to east of old Gaol (i.e. between Old Gaol and boundary to Courthouse) Two-storey glazed link running through courtyard to north of Governor s House Glazed bridge at first and second floor level to east gable of Old Gaol. Glazed link to arch in east boundary wall a) Governor s House: There are a number of negative impacts a two-storey glazed link is to be constructed within 1 metre of the north façade. This will alter the setting of the Governor s house, which was envisaged as the centre-piece of the gaol, detached on three sides. Historic views between the Governor s House and the Old Gaol will be lost. The south façade of the two-storey new building comes very close to the north-east corner of the Governor s House. Alternative locations for the connecting link would mitigate or eliminate the impact of the link corridor; alternatively, consideration should be given to reducing the height of the proposed link to a single-storey. A greater set-back should be provided between the front (south) façade of the newbuild extension and the Governor s House. b) Old Gaol : There are a number of negative impacts The proposed glazed bridge will impact on the east gable of Old Gaol. There is a likelihood that the Old Gaol will function primarily as a circulation zone between the existing civic offices and the new extension. Historic views between the Old Gaol and the Governor s House will be lost. The proposed link corridor and extension will be much less visible from the forecourt of the Governor s House. c) Gatehouse The proximity of the proposed two-storey block to the north gable will have a negative impact on the setting of the former gatehouse. d) The Dock (former courthouse): The south façade of the proposed four-storey extension is aligned with the front façade of the former courthouse. The proximity of the new building to the primary façade will negatively impact on the setting of the former courthouse. There will be some reduction in natural light on west façade. Consideration should be given to omitting the glazed bridge to the Old Gaol. Alternative locations for the connecting link would mitigate or eliminate the impact of the link corridor; alternatively, consideration should be given to reducing the height of the proposed link to a single-storey. A greater set-back should be provided between the front (south) façade of the newbuild extension and the Gatehouse. This is a significant impact, which can only be mitigated by setting back the new building well behind the façade of the courthouse. There are no obvious measures to mitigate the reduction of light to the west façade of the Dock.
e) View along George s Terrace: The south façade of the proposed four-storey extension is aligned with the front façade of the former courthouse. The east gable of the eighteenth century Old Gaol, which is currently visible from George s Terrace, will be concealed. This creates a terrace effect which will have a negative impact on the setting of the former courthouse and Old Gaol. f) Forecourt (between Gatehouse and Governor s House There are a number of negative impacts The proximity of the proposed two-storey extension will negatively impact on the smaller Governor s House and Gatehouse. Established views to the Old Gaol will be lost. g) View from Carrick-on-Shannon Bridge: The proposed option will have a significant impact on the setting of the former Gaol. The newbuild part-2-storey/part-4-storey extension is in close proximity to the Governor s House, Gatehouse and former courthouse. The east gable of the Old Gaol will be concealed. It is recommended that the portion of the new building above two-storeys should be set back behind the north façade of the Old Gaol. Consideration should be given to setting the new building further back from the smaller Governor s House and Gatehouse. Consideration should be given to reducing the height of the proposed glazed link to a single-storey to allow improved views of the Old Gaol. Consideration should be given to reducing the height of the new building and increasing the set-back from the historic buildings on the site. Option 7 (a) Description Impact Possible Mitigation Measures Stepped (Part-2- storey/part-3- storey/part-4-storey) new-build block to east of old Gaol (i.e. between Old Gaol and boundary to Courthouse); the south façade of the fourstorey block being aligned with the north façade of the Old Gaol. Two-storey glazed link running through courtyard to north of Governor s House Glazed bridge at first floor level to east gable of Old Gaol. Glazed link to arch in a) Governor s House: There are a number of negative impacts a two-storey glazed link is to be constructed within 1 metre of the north façade. This will alter the setting of the Governor s house, which was envisaged as the centre-piece of the gaol, detached on three sides. Historic views between the Governor s House and the Old Gaol will be lost. The south façade of the two-storey new building comes very close to the north-east corner of the Governor s House. Alternative locations for the connecting link would mitigate or eliminate the impact of the link corridor; alternatively, consideration should be given to reducing the height of the proposed link to a single-storey. A greater set-back should be provided between the front (south) façade of the newbuild extension and the Governor s House.
east boundary wall b) Old Gaol : There are a number of negative impacts The proposed glazed bridge will impact on the east gable of Old Gaol. There is a likelihood that the first floor of the Old Gaol will function primarily as a circulation zone between the existing civic offices and the new extension. Historic views between the Old Gaol and the Governor s House will be lost. The proposed link corridor and extension will make the building much less visible from the forecourt of the Governor s House. c) Gatehouse The proximity of the proposed two-storey block to the north gable will have a negative impact on the setting of the former gatehouse. d) The Dock (former courthouse): The south façade of the proposed three-storey setback is aligned with the front façade of the former courthouse. The proximity of the new building to the primary façade will negatively impact on the setting of the former courthouse. e) View along George s Terrace: The south façade of the proposed three-storey set-back extension will be visible above the east boundary wall of the Gaol complex. The east gable of the eighteenth century Old Gaol, which is currently visible from George s Terrace, will be concealed in part. This will have a negative impact on the setting of the former courthouse and Old Gaol. f) Forecourt (between Gatehouse and Governor s House There are a number of negative impacts The proximity of the proposed two-storey extension will negatively impact on the smaller Governor s House and Gatehouse. Established views to the Old Gaol will be lost. Consideration should be given to omitting the glazed bridge to the Old Gaol. Alternative locations for the connecting link would mitigate or eliminate the impact of the link corridor; alternatively, consideration should be given to reducing the height of the proposed link to a single-storey. A greater set-back should be provided between the front (south) façade of the new-build extension and the Gatehouse. This is a significant impact, which can only be mitigated by setting back the new building well behind the façade of the courthouse. There are no obvious measures to mitigate the reduction of light to the west façade of the Dock. It is recommended that the portion of the new building above two-storeys should be set back behind the north façade of the Old Gaol. Consideration should be given to setting the new building further back from the smaller Governor s House and Gatehouse. Consideration should be given to reducing the height of the proposed glazed link to a single-storey to allow improved views of the Old Gaol.
g) View from Carrick-on-Shannon Bridge: The proposed option will have a significant impact on the setting of the former Gaol. The stepped new-build extension is in close proximity to the Governor s House, Gatehouse and former courthouse. The east gable of the Old Gaol will be substantially concealed. Consideration should be given to reducing the height of the new building and increasing the set-back from the historic buildings on the site. Option 7 (b) Description Impact Possible Mitigation Measures Stepped (Part-2-storey/ part-4-storey) new-build block to east of old Gaol (i.e. between Old Gaol and boundary to Courthouse) Two-storey glazed link running through courtyard to north of Governor s House Glazed bridge at first and second floor level to east gable of Old Gaol. Glazed link to arch in east boundary wall a) Governor s House: There are a number of negative impacts a two-storey glazed link is to be constructed within 1 metre of the north façade. This will alter the setting of the Governor s house, which was envisaged as the centre-piece of the gaol, detached on three sides. Historic views between the Governor s House and the Old Gaol will be lost. The south façade of the two-storey new building comes very close to the north-east corner of the Governor s House. Alternative locations for the connecting link would mitigate or eliminate the impact of the link corridor; alternatively, consideration should be given to reducing the height of the proposed link to a single-storey. A greater set-back should be provided between the front (south) façade of the newbuild extension and the Governor s House. b) Old Gaol : There are a number of negative impacts The proposed glazed bridge will impact on the east gable of Old Gaol. There is a likelihood that the Old Gaol will function primarily as a circulation zone between the existing civic offices and the new extension. Historic views between the Old Gaol and the Governor s House will be lost. The proposed link corridor and extension will make the building much less visible from the forecourt of the Governor s House. c) Gatehouse The proximity of the proposed two-storey block to the north gable will have a negative impact on the setting of the former gatehouse. Consideration should be given to omitting the glazed bridge to the Old Gaol. Alternative locations for the connecting link would mitigate or eliminate the impact of the link corridor; alternatively, consideration should be given to reducing the height of the proposed link to a single-storey. A greater set-back should be provided between the front (south) façade of the new-build extension and the Gatehouse.
d) The Dock (former courthouse): Limited impact new extension is well set back; some reduction in natural light on west façade. h) View along George s Terrace: Limited impact; four-storey new build block is well set back e) Forecourt (between Gatehouse and Governor s House There are a number of negative impacts The proximity of the proposed two-storey extension will negatively impact on the smaller Governor s House and Gatehouse. Established views to the Old Gaol will be lost. f) View from Carrick-on-Shannon Bridge: The proposed option will have a significant impact on the setting of the former Gaol. The stepped new-build extension is in close proximity to the Governor s House, Gatehouse and former courthouse. The proposed extension has a limited impact. There are no obvious measures to mitigate the reduction of light to the west façade of the Dock. No mitigation measures necessary Consideration should be given to setting the new building further back from the smaller Governor s House and Gatehouse. Consideration should be given to reducing the height of the proposed glazed link to a single-storey to allow improved views of the Old Gaol. Consideration should be given to reducing the height of the new building and increasing the set-back from the historic buildings on the site. Bookends Option (a) Description Impact Possible Mitigation Measures Two-storey new-build block with glazed link to north west of existing h) Governor s House: No impact No mitigation measures necessary civic offices (i.e. west of Old Gaol) Part-2-storey/part-3- i) Old Gaol : Single-storey extension to south façade; predominantly in glass; The detailed design of the glazed corridor should maximise transparency. storey new-build block to east of old Gaol (i.e. between Old Gaol and boundary to Courthouse) Single-storey glazed link attached to south façade of Old Gaol. Glazed link to arch in east boundary wall j) this will obscure the ground floor façade only. Gatehouse No impact Consideration should be given to connecting the gatehouse into the new-build extension to its north. k) The Dock (former courthouse): Limited impact new extension is well set back; some reduction in natural light on west façade. l) View along George s Terrace: No impact; three-storey new build block is well set back The proposed extension has a limited impact. There are no obvious measures to mitigate the reduction of light to the west façade of the Dock. No mitigation measures necessary
m) Forecourt (between Gatehouse and Governor s House The proposed development will be visible but will have no real impact. n) View from Carrick-on-Shannon Bridge: Limited impact the new-build part-2-storey/part-3-storey extension will be visible but is well set back. No mitigation measures necessary Stepped form helps to mitigate the impact of the new buildings. No mitigation measures necessary Bookends Option (b) Description Impact Possible Mitigation Measures Two-storey new-build block with glazed link to o) Governor s House: No impact No mitigation measures necessary north west of existing civic offices (i.e. west of Old Gaol) Part-2-storey/part-3- p) Old Gaol : Two-storey extension to south façade; predominantly in glass; The detailed design of the glazed corridor should maximise transparency. storey new-build block to east of old Gaol (i.e. between Old Gaol and boundary to Courthouse) Two-storey glazed link attached to north façade of Old Gaol. Visual link to arch in east boundary wall this will obscure the north façade only, which has been previously altered and does not form part of key views of the site.. q) Gatehouse No impact Consideration should be given to connecting the gatehouse into the new-build extension to its north. r) The Dock (former courthouse): Limited impact new extension is well set back; some reduction in natural light on west façade. s) View along George s Terrace: No impact; three-storey new build block is well set back The proposed extension has a limited impact. There are no obvious measures to mitigate the reduction of light to the west façade of the Dock. No mitigation measures necessary t) Forecourt (between Gatehouse and Governor s House The proposed development will be visible but will have no real impact. u) View from Carrick-on-Shannon Bridge: Limited impact the new-build part-2-storey/part-3-storey extension will be visible but is well set back. No mitigation measures necessary Stepped form helps to mitigate the impact of the new buildings. No mitigation measures necessary Prepared by: Michael O Boyle, Grade 1 Conservation Architect Bluett & O Donoghue Architects. Date: 24 th October 2016
APPENDIX 4; SCHEDULE OF ACCOMMODATION Extension to Aras an Chontae & refurbishment of the Old Jail, Carrick-on-Shannon, Co. Leitrim EXTENSION FUNCTION STAFF AREA (net of stair/lift cores & toilets) OFFICES 84 1,036 sq.m COMMS ROOM PLANT ROOM CONFERENCE ROOM MEETING ROOMS CANTEEN/KITCHEN 24 sq.m 24 sq.m 62 sq.m 28 sq.m 82 sq.m TOTAL AREA OF EXTENSION OVER TWO LEVELS (incl. stair/lift cores & toilets) 1,636 sq.m OLD JAIL FUNCTION STAFF AREA PUBLIC CONCOURSE MEETING AREAS (net of stairs, circulation & stores) 80 sq.m 58 sq.m OFFICES 12 124 sq.m TOTAL AREA OF THE OLD JAIL OVER THREE LEVELS (incl. stairs/circulation) 410 sq.m