Statement of Response to the Notice of Pre- Application Consultation Opinion Former "Matts of Cabra" public house and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7 Proposed Student Accommodation Development Prepared for Labinies Limited by IMG Planning Limited 75 Fitzwilliam Lane Dublin 2 January 2018
1. Introduction Following consultations with Dublin City Council, a request to enter into preapplication consultations with An Bord Pleanála was submitted on 19 October 2017 and a subsequent consultation meeting was held on 21 November 2017. The Board issued a Notice of Pre-Application Consultation Opinion on 11 December 2017, which states that the Board is of the opinion that the documents submitted with the request to enter into consultations require further consideration and amendment to constitute a reasonable basis for an application for strategic housing development. The five items were identified to be addressed were: The scale, form, massing, elevational treatment/expression and finishes of the proposed development; The proposed retail element of the scheme, in particular relating to public accessibility and their availability for use by the wider public; The quality, functionality and accessibility of proposed open space; The internal layout of the proposed development, having particular regard to the extent of communal facilities concentrated at basement level with limited natural light; and Drainage details require further examination having regard to the Pre- Connection Enquiry Report of Irish Water. The Board also requested, pursuant to article 285(5)(b) of the Planning and Development (Strategic Housing Development) Regulations 2017, the provision of the following specific information: 1. A schedule of the proposed floor areas relative to the Development Plan standards, as set out in Section 16.10.7 of the Dublin City Development Plan 2016. 2. Colour coded drawing indicating individual clusters within the student accommodation scheme. 3. Additional photomontages and cross sections showing the proposed development from various vantage points in the public realm. 4. Lighting Plan. 5. Construction Management Plan. 2. Response to Issues Raised in the Board s Notice of Pre-Application Consultation Opinion The following sets out how the applicant has addressed the issues raised in the Board s Notice of Pre-Application Consultation Opinion, with reference to the Architectural Design Statement prepared by DMOD Architects submitted with the application, to ensure the subject application constitutes a reasonable basis for an application for strategic housing development. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 2
2.1 Item No. 1: The scale, form, massing, elevational treatment/expression and finishes of the proposed development The Board stated: Further consideration and/or justification of the documents as they relate to the scale, form, massing, elevational treatment/expression and finishes of the proposed development, having regard to the context of this elevated site within an established residential area. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted at application stage. On foot of the comments in the Board s Notice of Pre-Application Consultation Opinion, there has been a comprehensive reconsideration of the proposed development: The overall architectural expression has been changed through the introduction of different and varied external materials and more variety in building form and massing. The height of the building onto Fassaugh Avenue has been reduced in and the general roofscape has been modified to include a roof garden for student amenity The uppermost levels of the building blocks have been substantially remodelling to address potential overlooking and mitigate the visual impact of the buildings. The total number of bedspaces has been reduced from 225 no. as contained in the pre-application documentation to 208 no. Consultation Planning Application and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 3
Consultation Planning Application The massing for each block have been modified, has assisted to change the perception of the scheme - the building onto Fassaugh Avenue has been redesigned as a four storey with roof garden over; the uppermost floor along the length of the eastern elevation has been remodelled through the introduction of set backs and carefully considered window positions allowing lateral views only to provide variety that reduces the potential for overlooking A variety of complementary brick colours, combined with a flat panel detail at the window reveals have been introduced into the elevations along the length of the facades that assists in modulating the various buildings forms, presenting greater variety and interest as one transitions from the main street into the campus. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 4
The uppermost level of the internal street elevation has been remodelled along its length, combining building set-backs and projected aluminium and opaque glass boxes. 2.2 Item No. 2: The proposed retail element of the scheme, in particular relating to public accessibility and their availability for use by the wider public The Board stated: Further consideration and/or justification of the documents as they relate to the proposed retail element of the scheme, in particular relating to public accessibility and their availability for use by the wider public. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted at application stage. The total retail floor area has been increased from 530.72 sq. m. as contained in the pre-application documentation to 657.65 sq. m. It is noted that the retail component of the development granted planning permission by Dublin City Council under register reference 3420/16 was 314.8 sq. m. The retail floor space is arranged over three levels in Block A, (basement, ground and first floor) and over two levels in Block C (basement and ground floor) and will be accessible to the general public as well as being a facility for the student population. The entrance area to the development has been redesigned to be open and the proposed gates been removed and replaced with mechanically retractable bollards. The objective is to generate a sense of activity and interest at the entrance to the site and the south facing orientation optimises the use of proposed outdoor seating areas. 2.3 Item No. 3: The quality, functionality and accessibility of proposed open space The Board stated: Further consideration and/or justification of the documents as they relate to the proposed open space provision and public realm. In this regard, the documents should clearly show that the proposed open space is comprised of high quality, functional and accessible areas. In addition, further justification of the documents as they relate to connectivity between the proposed development and the public realm should be included, including justification for the proposed gateway. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 5
The external shared communal area at ground level within the site is a shared leisure space accessible to the residents and includes areas in and around the reception hub, particularly on the western side along the railway line as outdoor leisure space and barbeque areas, which benefits from a western orientation and is which on the other side of the proposed buildings from the existing residential houses to the east of the site. The shared-surface strategy for the internal street is a crucial component of the landscape design approach for the site. Pedestrians, cyclists and cars will all use the same space that results in slower and safer speeds and also requires less area of paved surface. This has allowed the inclusion of privacy buffer planting for the bedrooms at ground floor and enhanced planting elsewhere within the space. The overall landscape approach is to draw the verdant nature of the railway corridor into the site and improve upon it, leading to a relatively green site notwithstanding the urban-level density of the proposed development. This planting continues through to the front of the site to alleviate the hardscape character of the public realm in this area and to create a positive impact of the development for the surroundings. A roof garden on the uppermost level of Block A is proposed and is accessible from a lift core that connects vertically with the amenity areas at basement level. In regard to the connectivity between the proposed development and the public realm, as has been explained, the site is a linear, east west in orientation and runs parallel to the railway line and between the railway cutting and an established residential area. Accordingly, the site is essentially a cul-de-sac. Every effort however has been made to design a street frontage with colour and activity to physically and visually connect the new development with the local streets. The proposed active retail frontages street level onto Fassaugh Avenue and the active ground level it creates that is not exclusive to residents but is also accessible to the public, will form an integral element of the local centre of this part of Cabra. 2.4 Item No. 4: The internal layout of the proposed development, having particular regard to the extent of communal facilities concentrated at basement level with limited natural light The Board stated: Further consideration and/or justification of the documents as they relate to the internal layout of the proposed development, having particular regard to the extent of communal facilities concentrated at basement level with limited natural light. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted at application stage. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 6
The extent and depth of the lightwells to the basement level along the western elevation of Blocks A and B have been substantially increased from those indicated in the pre-application consultation documentation. These now generously sized lightwells facilitate natural daylight to the common rooms and study rooms within the basement. The shared amenity space includes the main reception area and management suite, which can be used by students to meet and socialise and includes a first floor dual aspect mezzanine area that overlooks the railway line and forms an integral part of the welcome area for incoming students. The reception connects directly into the main shared amenity space at basement level, which is arranged in a split level linear plan with multiple vertical connections through the blocks to the student accommodation. The layout of the amenity space has the benefit of the south and west facing light-wells that provide interesting light and aspect into what are carefully considered, fully glazed, planted and paved areas. The study areas and common room in the basement that require daylight are located along the western side of the basement, whereas those uses requiring limited aspect and daylight, e.g. kitchen area, cinema, TV room and the gym are located on the eastern side of the basement area. 2.5 Item No. 5: Drainage details require further examination having regard to the Pre-Connection Enquiry Report of Irish Water The Board stated: Drainage details require further examination having regard to the Pre-Connection Enquiry Report of Irish Water dated 21 st March 2017 submitted by the prospective applicant as part of the Section 5 Pre-Application Consultation request. McElroy Associates received the Pre-connection Enquiry Report from Irish Water on 21 March 2017. Following receipt of the Pre-connection Enquiry Report a meeting was arranged with Conor McCarey, Senior Design Engineer, Irish Water and Peter Glynn, Executive Engineer, Dublin City Council. The meeting took place at the offices of Dublin City Council on 2 May 2017. Enda Byrne attended the meeting on behalf of McElroy Associates, the Consulting Engineers for the project. The purpose of the meeting was to agree in principle the drainage arrangements for the proposed development. The minutes of the meeting with Irish Water and Dublin City Council are reproduced in Appendix G of the Engineers Drainage Report, prepared by McElroy Associates which accompanies the application for planning permission. These minutes were emailed to the attendees after the meeting. The key points from this meeting are summarised below: The proposed arrangement is acceptable to Irish Water. All aspects of the work should be carried out in accordance with the Codes of Practice published by Irish Water and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 7
Irish Water require that 24 hour foul storage capacity be provided upstream of the foul pumping station Both Dublin City Council and Irish Water stated that the pumped pipelines from the site would not be taken in charge by the Council or Irish Water. These parts of the drainage infrastructure must be maintained by the developer New gravity sewers would need to be constructed between the new Rising Main Discharge Manholes to be located on Fassaugh Avenue and the existing sewers on Carnlough Road Irish Water commented that once agreement on all issues, including cost, was reached with the developer, Irish Water would carry out the construction of the new foul sewer from the new Foul Rising Main Discharge Manhole on Fassaugh Avenue to the existing foul sewer on Carnlough Road Details of the proposed drainage arrangements agreed with Irish Water and Dublin City Council are described in the Engineers Drainage Report and shown on the drawings prepared by McElroy Associates submitted with the application. McElroy Associates intend to engage with Irish Water and the Dublin City Council Drainage Department post-planning and agree all drainage connection details with them. It is the applicant s intention to comply fully with the Irish Water and Dublin City Council Drainage Department requirements for drainage works. The means by which the foul and surface water drains from the site would be routed to the west side of the railway cutting have been discussed with Nick West, Senior Track and Structures Engineer, Irish Rail. In principle Irish Rail will permit drainage rising mains from the site to be installed under the railway tracks. The approval process for undertrack crossings is set out in the Irish Rail document Technical Management Standard CCE-TMS-344 Requirements for Undertrack Crossings and Pressure Pipelines. Post-planning, McElroy Associates intend to engage with Irish Rail to agree the details of the proposed undertrack crossing in accordance with Technical Management Standard CCE-TMS-34. It is the applicant s intention to comply fully with the Irish Rail requirements for such works. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 8
3. Statement of Response to Specific Information Required The following sets out how the applicant has addressed the Board s request for additional specific information in respect of the proposed development. 3.1. A schedule of the proposed floor areas relative to the Development Plan standards, as set out in Section 16.10.7 of the Dublin City Development Plan 2016 Schedules of the overall development and the floor areas of the proposed student accommodation relative to the standards in the Dublin City Development Plan 2016-2022 have been prepared by DMOD Architects and are submitted with the application. 3.2 Colour coded drawing indicating individual clusters within the student accommodation scheme The individual clusters within the student accommodation scheme have been colour coded on the floor plans submitted with the application 16047-AP0103, 16047- AP0104, 16047-AP0105, 16047-AP0106 and 16047-AP0107. 3.3 Additional photomontages and cross sections showing the proposed development from various vantage points in the public realm Photomontages and CGI views of the proposed development prepared by DMOD Architects are submitted with the application. 3.4 Lighting Plan A lighting plan is submitted with the application see drawing 17-126 60-00 Exterior Site Lighting prepared by RM Breen Associates and drawing DN 1704-01 Landscape Masterplan prepared by Bernard Seymour Landscape Architects 3.5 Construction Management Plan An Outline Construction Management Plan prepared by DCON Safety Consultants Limited is submitted with the application. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 9
4. Conclusion This document sets out how the items outlined in the pre-application consultation opinion from An Bord Pleanála in relation to the proposed student accommodation development on the site have been addressed in full by the applicant and design team prior to lodgement of the application to the Board. The layout and design changes incorporated into the final scheme are considered to result in improvements to the overall development and ensure that a high-quality development will be provided. It is therefore submitted that the proposed development is consistent with the proper planning and sustainable development of the area, and is consistent with all relevant national, regional and local planning policies and guidelines. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. 10 Page