P2_Professional Practice Report by Damien McGonigle

P2: Professional Practice: Project Related Study

Candidate: Damien Mc Gonigle

Candidate No: 08/1/8130

Date: September 2010

Contents

1. Introduction 2. Site 3. Authorities 4. Services 5. Construction 6. Finance 7. Conclusion 8. Appendices 9. Bibliography

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Introduction

â&#x20AC;&#x153;Space,â&#x20AC;? said choreographer George Balanchine, is everything. A symphony can be enjoyed live of on record, a play can be seen or read, but dance emerges through the single medium of space. Without space, dance does not exist.â&#x20AC;?i

By selecting the Dance Centre as the design project, I hope to demonstrate how a building with such an artistic function can flourish when its main objective is to bring a community together. Any purpose built Dance Centre with all the top of the range modern facilities required for the enhancement of dance can and will attract professional dancers, but for any building to truly survive, develop and grow must first relate and be accepted by the surrounding community. They must feel some ownership of the building and be therefore obliged to contribute to its future success. This building will be used for dance classes, rehearsals and performances for both public dance classes and professional dancers alike. The key point throughout the design of this building is that the immediate community should be central to the design. Naturally in order to attract the international professional dancers the design of the building must have the best modern facilities, it should be cost efficient and sustainable, most importantly it should give the general public an insiders view into the world of dance and perhaps through this experience ignite the imagination of some future dance stars. In this report I set out the details of the site ownership and tenancies agreements, restrictions and conditions, physical survey, conditions and contents, the influence of adjoining properties on the building design, access and the rights and easements through the site. I demonstrate the relevant aspects of common law, statutory requirements and procedures that influence the project from sketch proposals through to final completion and hand over. Finally the finance behind the scheme is studied and formulated. I demonstrate how the cost implications of the scheme influence the development of the project and the environmental considerations.

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The site location of the project, Dance Centre, is South West Inner City, Dublin, Ireland. This area is known as â&#x20AC;&#x2DC;The Libertiesâ&#x20AC;&#x2122;. All legal and professional issues addressed in this report are specific to the local context of the site and that of local and national government guidelines.

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Site Site Location The site falls under the demesne of South West Inner City as defined by Dublin City Council. However historically and locally this area is known as ‘The Liberties’. The Quarter is bound to the west by Heuston Station, the north by the Liffey, the east by Clanbrassil Street and the south by minor roads south of new corridor of Cork Street. The Electoral Division of ‘The Liberties’ is a combination of Ushers, Merchants Quay and Wood Quay.

Figure 01 – Local Area Development Boundaries

Note: The Liberties is located in the South West Inner City demesne; the greyed areas come under Dublin City Council and are subject to the Dublin City development Plan 2005-2011.

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Figure 02 – Site Location Map showing the cultural context of Dublin.

Note: Red Shade indicates The Liberties demesne, the Blue Outline indicates the area for proposed Master Planning, the Green Shaded areas indicates the selected areas of interest; denoted as Places, Landmarks and Markets.

O’Connel Street

Figure 03 – Site Location Map showing the pedestrian travel time from site to surrounding

city of Dublin. Note: Red Shade indicates The Liberties demesne; the Blue outline indicates the area for proposed Master Planning

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Figure 04 â&#x20AC;&#x201C; Site Location Map showing the transport network of Dublin.

Note: Red Shade indicates The Liberties demesne; the Blue outline indicates the area for proposed Master Planning

Figure 05-- Aerial photograph of The Liberties.

Note: Red Shade indicates The Liberties demesne, the Red Rectangle indicates the site, the Red Dashed Line indicates the prominent routes of Thomas St. (west to east) and Francis St. (north to south), the Yellow Shade indicates educational institutes and the Green Shade indicates cultural and public amenities.

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The Liberties is located in the historic Dublin city core. As illustrated in the following maps, The Liberties is seen as Dublin’s traditional western gateway via the route of present day James Street and Thomas Street, formerly referred to as Slige Mόr; this was the "great highway" that ran from east to west across the entire country, dividing it into two symbolic halves (Leth Cuinn and Leth Moga).

It travels beyond Áth Cliath or Dublin towards the

eastern Coastline. In the modern city, James's Street and Thomas Street still follow its course. (See Fig 06) During the Gaelic period of Dublin stretching from the 6th to 9th Century; the selected site for the proposed dance centre is located within the then Dublin city wall, then referred to as Áth Cliath were two church buildings were established called Mo Lua and Colum Cille.

This

ecclesiastical history continues right up to modern day. (See Fig 07)

During the Scandinavian period in Dublin, the city walls moved eastwards closer towards Linn Dubh (Blackpool in translation). They moored their boats and connected to the River Liffey. They also formed a bridge or Ford to connect the south to the north to a region called Ostmantown. (See Fig 08)

Our final map shows Dublin with fortified city wall; within trading post and markets are indicated. There is also the first mention of ‘The Liberties’’. These were run by religious orders; note the large number of Churches, Friaries and Abbeys.

The control over the

Liberties by the religious orders gave them great power and riches. Consecutively in 1539, Henry VIII dissolved all monasteries and removed their rule.

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(See Fig 09)

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Figure 06 â&#x20AC;&#x201C; Site Location Map showing the historical context of Medieval Dublin.

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Figure 07 â&#x20AC;&#x201C; Site Location Map showing the historical context of Gaelic Dublin, sixth to ninth

century. Note: Red Shade indicates The Liberties demesne, the Red Rectangle indicates the site, the Red Dashed Line indicates the prominent routes of Thomas St. (west to east) and Francis St. (north to south).

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Figure 08 â&#x20AC;&#x201C; Site Location Map showing the historical context of Scandinavian Dublin, 841 to

1170.

Figure 09 â&#x20AC;&#x201C; Site Location Map showing the historical context of Later Medieval Dublin, 1170

to 1540. Note: Red Shade indicates The Liberties demesne, the Red Rectangle indicates the site, the Red Dashed Line indicates the prominent routes of Thomas St. (west to east) and Francis St. (north to south).

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Today, the Liberties are home to the Guinness Brewery, the city’s two cathedrals and several national institutions including the National College of Art and Design. It has a strong industrial heritage apart from the obvious one of brewing, specialising in the silk, weaving, wool and cotton trades, instigated by the influx of Huguenot immigration of the 16th and 17th centuries. Sadly the decline of these industries, poverty and unemployment followed.

The narrow

alleyway, cobbled streets, dirty courts and lanes stood in stark contrast with the envisioned new Dublin of ‘wide and convenient streets’ located around the affluent areas of St. Stephens Green.

Figure 10 – Site Location plan

Note: Blue Outline indicates zone selected for master planning, Red Shade indicates extent of Chadwick’s builders’ merchants’ grounds selected for the proposed project.

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Figure 11 – Dublin City Development Plan 2005 – 2011

The Liberties is undergoing a regeneration of sorts. Dublin City Council hopes that through the implementation of their Liberties Regeneration Local area Plan, the area will finally be able to move towards a better quality of life, retaining a cohesive community and creating employment.

To its advantage the Liberties is surrounded by an excellent network of

transport links, thriving Street Markets, National Museums, historical Churches, successful theatres, first-rate educational and administrative buildings such as NCAD, the civic offices and Dublin Castle. Dublin City Council has responsibility for the site located in The Liberties.

Under their

initiative the area has under gone large-scale clearance in anticipation of regeneration since the early 1990’s. The areas number of local authority housing has notably reduced, in favour of large gated private housing developments. Some have attributed the area as now having a ‘sanitised’ feeling to it, with streetscapes that don’t relate to the people.

The gated

communities have been designed with security at the fore rather then integration. There is a clear lack of openness for people to stroll around.

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Figure 12 – Dublin City Development Plan 2005 – 2011

Note: Blue Outline indicates zone selected for master planning, Red Outline indicates extent of Chadwick’s builders’ merchants’ grounds selected for the proposed project. The Dublin City Council states that the site is considered a Zone Z5; the objectives for the site as set out the Dublin City Development Plan 2005-2011 is “to consolidate and facilitate the development of the central area, and to identify, reinforce and strengthen and protect its civic design character and dignity”. The outcome of this is that Thomas Street is considered a Conservation Areas and Dublin City Council wish to develop a unique character for this quarter of Dublin.

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Figure 13 – Dublin City Development Plan 2005 – 2011

Note: Blue Outline indicates zone selected for master planning, Red Outline indicates extent of Chadwick’s builders’ merchants’ grounds selected for the proposed project, * indicated the list of protected structure as part of the Dublin City Development Plan 205-2011. To further this initiative Dublin City Council has deemed various buildings and structures as protected. The Guinness Brewery original entrance gate to brewery, St. Catherine’s (former church and location for the hanging of the enigmatic revolutionary, Robert Emmet, a leading figure in the United Irishmen Irish independence movement), Augustintan Church of St. John and St. Augustine, which has the tallest existing spire in Dublin (designed by Edward Welby Pugin and executed by G.C. Ashilin for the Power Family), the former Power’s Distillery which now houses parts of The National College of Art and Design but most importantly in relation to the proposed site and Dance Centre design is the decision by Dublin City Council to list the triumphant Doric Archway which is a fine example of mid- Victorian stucco erected in 1861 as the entrance to Joseph Kelly’s timber yard, currently the entrance to Chadwick builders merchant.

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Image14 – St. James Gate Brewery.

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Image 15 – St. Catherine’s Church.

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Image 16 – NCAD and St. Augustine and St. John’s Church

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Image 17 – Listed Doric Archway. Image of proposed site entrance as viewed facing

Thomas Street facing south.

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Image 18 – Aerial Perspective of the proposed area for master planning.

Note: Blue Outline indicates zone selected for master planning, Red Shade indicates extent of Chadwick’s builders’ merchants ground, the surrounding boundary streets are named; the Yellow Shade indicates educational institutes and the Green Shade indicates cultural and public amenities. As part of the holistic approach to the scheme and that of the community, a master plan is proposed. The zone selected for the master planning is indicated with a Blue Outline. The project will sit within this area, acting as a catalyst for regeneration.

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Photographic Street Elevation – City Block Boundary

Image 19 – Thomas Street looking south

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Image 20 – Francis Street looking west

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Image 21 – Swift Alley looking east looking south

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Image 22 – Vicar Street looking south

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Site Description

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Image 23 – Photograph of Thomas Street perspective facing south east.

Note: Red Shade indicates extent of Chadwick’s builders’ merchants Thomas Street frontage. The use of the site is at present a builder’s merchant’s storage yard complete with an administration office facing onto Thomas Street. Internally the yard organised with industrial sized shelving stands and various sized sheds housing materials and equipment. The sheds to the east, south and part of the west boundary of the site, a newly constructed 2m block walls completes a secure boundary line intermittently between these sheds. Towards the Thomas Street and west of the Archway is what could possibly be part of a medieval structure. There is a line of corbels to carry floor, or roof beams protruding out through the wall and several bricked up arched window opes are evident. This has been incorporated into the structure of the neighbouring property.

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Photographic Internal Site Elevation – Chadwick’s Boundary

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Image 24 – Photograph of sites internal west boundary.

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Image 25 – Photograph of sites internal north boundary.

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Image 26 –Detail photograph of the suspected medieval wall adjacent to the Archway.

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Image 27 – Photograph of sites internal north boundary.

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Image 28 – Photograph of sites internal east boundary.

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Image 29 – Photograph of sites internal south boundary.

The gradient of the site is nominal. This contrasts strongly with the steep decline that occurs north of Thomas Street, especially evident on Bridgefoot Street, John Street, Augustine Street and both Upper and Lower Bridge Street towards the river Liffey. As previously stated Dublin City Council states that the site is considered a Zone Z5. The primary purpose of this use zone is to sustain life within the centre of the city through intensive mixed use development. The strategy is to provide a dynamic mix of uses, which interact with each other. Subsection 15.9.0 of the Dublin City Development Plan 2005-2011. However, the site with its current does not engage in any meaningful way as implied by the Dublin city Development Plan 2005-2011. Through application of a sympathetic master plan to the city blocks and the introduction of the Dance Centre, the regeneration of ‘The Liberties’ could begin.

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Ownerships and Tenancies The subject site for the proposed Master Planning is a combination of 66-69 Thomas Street and the internal city block area. No. 66-68 Thomas Street and part of the internal city block area come under the ownership of Chadwick’s Builders Merchants. While the property at 69 Thomas Street is owned by Mr D. O’Duffy; which is currently ran as a retail unit and is presently leased to Enable Ireland. It was not possible to ascertain the tenancy agreement between Mr. O’Duffy and Enable Ireland.

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Image 28 – O.S. Map highlighting the ownership of the selected site.

Note: Blue Outline indicates zone selected for Master Planning, Yellow Shade indicates No. 66-68 Thomas Street; owned by Chadwick’s builders merchants, the Green Shade indicates No. 69 Thomas Street; owned by Mr. O’Duffy.

See Appendix 3 for extensive list of property owners of all buildings located in the city block selected for the proposed Master Plan.

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Legal Restrictions of Site Following a planning search with Dublin City Council, it was confirmed that there were no previous planning applications made on the subject site; however within the city block selected for the proposed Master Planning, there have been a number of planning submissions made to the planning department of Dublin City Council. The following conditions and legal regulations have been derived through my search of the aforementioned applications of the neighbouring properties and applied to our site. •

Prior to any work being carried out planning permission must be sought and granted for the demolition both 68 Chadwick’s Builders Merchant administration building including its storage sheds and at 69 Thomas Street. None of these buildings are listed. In fact by increasing the height of the two buildings that front onto Thomas Street, we will be following the Dublin city development Plan 2005-2011 by reinstating the streetscape.

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To maintain and limit the height of the proposed building within the development so that they do not detract from the visual amenity and the proper planning and sustainable development of the area as covered in the ‘Liberties Coombe urban Design Framework’ prepared and published by Dublin City Council 2004.

particular, that the proposed building does not detract from S.S Augustine and Johns Church and spires of the area that define the skyline rising above the urban fabric. Furthermore the Dublin City development Plan 2005-2011 outlines standards relating to building height, it states: ‘ There is a recognised need to protect conservation areas and the architectural character of existing buildings, streets and spaces of artistic, civic or historical importance. In particular, any new proposal must be sensitive to the historic city centre, the Liffey and quays, Trinity College, Dublin Castle, the historic squares and canals.’ •

The external finish for the development should be of high quality since Thomas Street is a conservation area. Full details of proposed signage should be submitted. High quality durable material is acceptable.

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The development shall be carried out in accordance with the plans and particulars lodged with the granted application, expect as may otherwise be required in order to comply with the conditions laid down by Dublin City Council.

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Open space requirement should be adhered to. The use of terraces, courtyards and park should all be considered in the overall design.

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To safeguard the amenities of the adjoining residential occupiers site and building works are to be curtailed between the hours of the following – Mondays to Fridays – 7.00am to 6.00pm Saturday – 8.00am to 2.00pm Sundays and Public holidays – No activity on site.

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In the interest of residential amenity and the proper planning and sustainable development of the area, gated entrance to the proposed development will not be utilised in the design. We intend through the Master Plan to open up the city block to create an urban living room.

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All proposed boundary treatment with adjoining landowners. The details of which shall be submitted for the written agreement of the planning authority prior to commencement of development.

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Before this development commences a financial contribution in Euro shall be paid by the applicant to Dublin City Council, in accordance with Section 26 of the Local Government (Planning & Development) Act 1963. Dublin City Council invests money in Local Authority works which facilitates the area in general and will facilitate the proposed development.

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The site lies within Zone of Archaeological Constraint for Recorded Monument, DU018-020 Dublin City and as an Archaeological Interest as per Map E of the Dublin City Development Plan 2005-2011. It is located in one of the oldest parts of the city and there are a number of protected structures in the area selected for the proposed Master Planning. (Refer to Fig 13 & 29)

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All works proposed shall be carried out under the professional supervision on site from an architect with specialised conservation expertise and shall be carried out in accordance with best conservation practice, and in accordance with the conservation method statement submitted and the Department of the Environment Conservation Guidelines. This will ensure that the integrity of this important protected building is maintained and that the proposed repair works are carried out in accordance with

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good conservation practice with no unauthorised or unnecessary damage or loss of historic building fabric. •

All works shall be carried out in accordance with best conservation practice and the Department of the Environment Guidelines.

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An archaeological appraisal of the site should be carried out. This should aid in the preservation and recording or otherwise protecting archaeological materials or features which may exist within the site.

A detailed photographic survey of the

building paying particular attention to the medieval side wall and the listed archway structure. •

A qualified archaeologist should be employed prior to the commencement of the development, which shall assess the site and monitor all site development works. This assessment shall include the nature and location of archaeological material on the site and the impact of the proposed development on such archaeological material. Prior to the commencement of the development, a report containing the results of the assessment shall be submitted to the Dublin City Council planning department. As part of this assessment, a report on ‘Results of Archaeological Test Trenching’ on the site should be submitted by the applicant.

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Any proposed interface with the listed structure of the Archway shall follow the conservation method statement by Dublin City Council and shall be carried out in accordance with best conservation practice.

It shall be installed under the

professional supervision on site from an architect with specialised conservation expertise, and in accordance with the conservation method statement submitted and the Department of the Environment Conservation.

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Figure 29 – Dublin City Development Plan 2005 – 2011

It will require a detailed photographic survey of the surrounding

buildings paying particular attention to the medieval wall located by the entrance from Thomas Street and the listed archway structure. A fully measured physical survey and a geotechnical survey should be carried out on the site by suitably qualified consultants.

Site Access No.66-68 Thomas Street, the Chadwick builders’ merchant site is currently accessed via the administration building and through the listed archway off Thomas Street. This archway entrance is used for both vehicular and pedestrian use. The original pedestrian opening in the listed archway is blocked up at present. The width of the accessible opening in the archway is 3.2m. The vehicular activity is controlled by the adjacent administration building. No. 69 Thomas Street is accessed through the shop front and through the shared side alleyway which connects both Nos. 69 and 70 Thomas Street to Maddens Yard.

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Figure 30 – Existing site showing access, Green arrow indicates Vehicular access and

Yellow arrow indicates pedestrian access.

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Figure 31 – Photograph of No.66-68 Thomas Street with its archway

Figure 32 & 33 – Photograph of Nos. 69 and 70 Thomas Street with its shared access side

alley connecting to Maddens Yard.

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During the research into the site ownerships and tenancies, it was discovered that the site is largely under the ownership of three main parties. It is our intention to seek the consent of these three parties to develop and instigate a cohesive master plan to the city block. This would not only benefit ‘the Liberties’ area but also each party financially, since the proposed amenities will undoubtedly increase the value of their property. The Owners of the Tivoli site are currently in the process of one such master plan at present.

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Figure 34 – Division of the site between the three main parties, Red Outline indicates our

selected site, Brown Shade indicates the Tivoli, Ownership - Anthony L Byrne,Aqua Shade indicates Swift Alley corner, Ownership – Zoe Development.

With this in mind, we intend to extend the access routes by demolishing existing boundary walls and buildings within the site. This will facilitate the development of a secondary east to west route parallel to Thomas Street. This route will be accessed off Francis Street through the 3m wide Tivoli side entrance, head across the Chadwick site and existing onto Vicar Street.

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Land Use Institutional Retail – Market pods Cultural/Community Mixed Use Green Open Space xxxvii

Figure 35 – Proposed Master Plan indicating proposed controlled vehicular routes

Land Use Institutional Retail – Market pods Cultural/Community Mixed Use Green Open Space xxxviii

Figure 36 – Proposed Master Plan indicating proposed pedestrian routes

The Dublin City Development Plan 2005-2011 stance on vehicular activity is to minimise their impact on future development. They wish to re-establish the use of public transport as normal practice. Luckily, the site is located on a bus corridor, with in easy commute by foot to the city centre and both the Luas and Heuston Station in close proximity. The dance centre is designed to be a vehicle free area and to re-establish the connection between the park and the surrounding urban landscape. Service vehicles and deliveries are proposed to be allowed controlled access at a predetermined drop off point during allocated hours; however if parking is still required a public car park is located west of the site. The design and legal implications of this drop off point should be investigated by the appointed civil engineer.

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During the construction phase, a one-way system can accommodate all temporary access for construction vehicles. Entering through the existing archway from Thomas Street and exiting at the south of the site onto Swift Alley. The close proximity of Thomas Street to the site maybe of concern but since it is currently been used to the builders merchants for deliveries, we will assume that it can continue to be used. An appointed civil engineer can formulate a route that illustrates this route showing the appropriate responses to the requirement of road safety and this can then be agreed with Dublin City Council roads and parks departments prior to the commencement of construction works. Throughout construction the appointed building contractor will be required to ensure the safety of the junction between the footpath and the temporary access road of Thomas Street and Swift Alley. The public footpath and roads should be kept usable and clean of building debris. A temporary pedestrian access point is to be provided at a safe agreed location with Dublin City Council away from the site entrance. Adjoining Properties The site is bound to the north by Thomas Street and to the south by Swift Alley. On the west, a 3 storey licensed premises and the sites boundary wall with the periodical storage shed. Behind this boundary lies a car park, supplied for the adjoining social housing flats. To the right of the entrance off Thomas Street, a 4 storey retail unit with accommodation on the upper floors adjoins the site, while internally another length of boundary wall with the same random collection of sheds forms the eastern edge. The Tivoli theatre surface car park lies beyond this boundary wall.

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Figure 37 â&#x20AC;&#x201C; Map illustrating the adjoining properties in all directions.

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Rights and Easements The Client should appoint their legal team to establish the location and rights to any easements and rights of way that may exist on the site. If the proposed master plan was to proceed, this issue would have to be explored and agreed by all parties. Areas which may be of concern for the project are the location of services, electricity, sewers, drainage routes. No. 69 Thomas Street is accessed through the shop front and through the shared side alleyway which connects both Nos. 69 and 70 Thomas Street to Maddens Yard. As the proposed building backs onto this route it may be utilised as a service route and rights & obligations need to be established. (Refer to Fig. 32 & 33)

Health and Safety A visual site inspection was carried out to establish any immediate hazards. Cables supplying electricity to the various sheds and stores were surface mounted at a high level. A safety consultant should be appointed to give a more accurate account of potential hazards on the site, including any potential underground services that may pass through or near the site. Given the of the industrial nature of the site potential hazardous materials such as asbestos roofing should be identified at an early stage and the necessary steps planned for their safe removal. Due to the nature and scale of the dance centre Safety, Health and Welfare at Work (Construction) Regulation in November 2006 requires the appointment of a Project Supervisor for Design Process (PSDP). It is the clientâ&#x20AC;&#x2122;s responsibility (in this case the client refers to the architect who will procure the consultant), to appoint the Project Supervisor at design stage and construction stage (PSCS). Written confirmation of acceptance of the role must be obtained. A safety file must be made available with information regarding demolition, construction works, alterations, and future maintenance. A preliminary Health & Safety plan must be provided to all those tendering for the project. It is the PSDPâ&#x20AC;&#x2122;s responsibility to account for the general principles of safety during the design & preparation of the project.

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Prior to the commencement of construction a PSCS will be appointed. It is their responsibility to further develop the health & safety plan from the PSDP. They are required to review the safety statements and monitor activity on site as well as coordinating the various contractors engaged on site. They must keep a record of all those on site and ensure only authorised personnel are permitted here. In addition they must ensure accidents are reported and that welfare facilities are coordinated on site. If more than 100 people are employed on site, then a full-time competent safety advisor must be appointed by the PSCS.

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Authorities Local Authority As stated previously the selected site is located in South West inner City as defined by Dublin City Council, whom state that the site is considered a Zone Z5; the objectives for the site as set out the Dublin City Development Plan 2005-2011 is “to consolidate and facilitate the development of the central area, and to identify, reinforce and strengthen and protect its civic design character and dignity”. Thomas Street is also highlighted as a Conservation Areas and Dublin City Council wish to develop a unique character for this quarter of Dublin.

Figure 12 – Dublin City Development Plan 2005 – 2011

The selected site location is highlighted in a dashed red circle. A pre-planning meeting with the area planning officer is advisable. If the consultation has begun early enough during the design process, the requirements of the area planning officer and that outlined in the Development Plan for the area can be incorporated into the scheme at an early stage. Public consultation prior to the development of the scheme is also advisable, especially when the selected project is depending on the participation of the local community as our scheme is. Often the input of the local people will enrich a scheme by grounding it in surrounding neighbourhood, thus reaffirming the unique character of ‘the Liberties’ that Dublin City Council has recognised and wish to retain and encourage.

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It is envisaged that the provision of a new cultural amenity, in the shape of the dance theatre, will be the catalyst for a change in attitude, creating a more integrated local community. This will be achieved by first of all providing public open space accessible to all, and secondly through community based dance initiatives, promoting an enjoyable and all inclusive activity to be enjoyed by all groups. The proposed building will nestle in an infill site and enhance the streetscape of Thomas Street, as well as complimenting the existing protected structure of the archway and giving this a more focused community use. For these reasons, it is envisaged that the site and design chosen for the proposed Dance Centre would be met with satisfaction by the planning department and the local authority.

Planning Department Under Part 9 of the Irish Statutory Instruments, the scheme will require permission from the planning department of Dublin City Council prior to the commencement of construction. The planning application must demonstrate that the proposed building complies with The Planning and Development Act 2000 and follow the criteria as laid out in the Dublin City Council Development Plan 2005 â&#x20AC;&#x201C; 2011. Under Part 10 of the Irish Statutory Instruments, the scheme will have to undergo an Environmental Impact Assessment (EIA). The purpose of this is to help anticipate the effects the scheme will have on the environment. The requirements of the EIA are based on the EC Directive 85/337/EEC (as amended by Directive 97/11/EC). The EIA process was formulated in order to standardise the way in which both public and private projects and their environmental impacts are assessed.

Conservation Dublin City Development Plan 2005-2011 refers to Thomas Street as a Conservation Area. The site is located in one of the oldest parts of Dublin. (Refer to figure 06-09 inclusive). A Franciscan Friary is suspected to have been located within the boundaries of the city block; however the exact location has not been pinpointed. Archaeological Test Trenching would be beneficial to establish some of this missing information. The site also lies in close proximity to

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an ecclesiastical area of St. Thomas Abbey. Furthermore both Thomas Street and Francis Street were laid out and developed in the 13th Century. It is therefore recommended that since the selected site is within a conservation area, that suitably qualified conservation and archaeological consultants are appointed to oversee the development prior to and during the development. They shall be required to record their findings and advise where necessary. They should prepare a report which will be submitted to the Planning Department of Dublin City Council. As part of their assessment and final report, Archaeological Test Trenching should be carried out on the site. The findings of which should be included in the final submitted report by the applicant. Prior to the commencement of the development, a report containing the results of the assessment shall be submitted to the Dublin City Council planning department and this will be forwarded onto the City Archaeologist, who through consultations with The National Monument Service, DOEH&LG shall determine the further archaeological resolution of the sire including if necessary archaeological excavation or the preservation in situ of archaeological remains. Building Control Prior to the commencement of construction a Commencment Notice must be submitted to the Building Control department of Dublin City Council. The notice is required to be submitted no less than 14 days, and no more than 28 days prior to the commencement of works on the site. Building control are also responsible for enforcement of working hours as set out in the planning conditions. Derivation from these conditions may be allowed where prior written approval has been received. Fire It is advisable for the Client to appoint the services of a specialised fire safety consultant. As with all other members of the design team it is often better that they should be employed from the early stages of the scheme design. The appointed fire safety consultant should produce a Fire Safety Certificate Application which normally consists of a drawing package and a written report. This is then submitted to

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the Dublin City Fire Department, who will assess if the proposed development and its submitted application fully compliances with the current Part B (Fire Safety) of the Technical Guidance Documents 1997. The Building Control Department of Dublin City Council should be copied in on the application. On completion, the fire safety consultant must certify that the building is in compliance with current building regulations.

Universal Access The project is designed to be fully compliant with Part M (Access for People with Disabilities) of the Technical Guidance Documents 2000. The scheme will be designed and constructed to allow freedom of access throughout the building. The proposed Dance Centre should reflect that dance is not restricted to able bodied persons. The scheme will be designed and constructed to allow freedom of access throughout the building. All the buildings facilities shall be designed for equal use and access in mind as is only fit both legally and morally. On October 1st last the Department of the Environment made changes to the Building Regulations â&#x20AC;&#x201C; 'Building Control (Amendment) Regulations 2009'. The changes make it mandatory for all public buildings to posess and implement a Disability Access Certificate (DAC). This document certifies compliance at the design stage with Part M (Access for People with Disabilities) of the Technical Guidance Documents 2000 and ensures your building is accessible to those of varying disability needs. The application for a DAC will be made to DublinCity Council subsequent to planning approval, and prior to the Fire Safety Certificate as any changes to doors widths, or final exits etc, might be impacted.

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Services

Drainage Consulatation shall take place between the design team’s appointed civil engineer and the drainage department of Dublin City Council to assess and fulfil its requirements as set out in the Dublin Strategic Drainage Study’s ‘Technical Document on New Development’.

Once

they determine the capacity of the existing drainage system that serves the site, they should design a system which caters for the volumes required, and which will comply with the requirements of the Code of Practice for Development Works – Drainage. All the private drains, downpipes, gullies, manholes, Armstrong Junctions, and similar private fittings are to be located within the final site boundary, with the exception of the Private Drain Connection to the Public Sewer. All new development should incorporate Sustainable Drainage Systems. This should be submitted to the Planning Department of Dublin City Council along with the building design to enable the local authority to make a decision on drainage system regulation compliance. This should naturally occur prior to the commencement of the development. On receipt of an approved planning permission, the appointed engineer will be required to continue to liaise with the drainage department of the local authority. On completion of the development they should compile the required documentation and submit them to Dublin City Council so that they can update their information. This submission should include final asbuilt drawings of the completed drainage system used in the development.

Water It is proposed to integrate a rainwater collection system into the design of the Dance Centre. Surface water will be collected from roof areas and stored in subterranean tanks.

The

appointed civil engineer of the design team will be required to liaise with the drainage Department of Dublin City Council as there may be a requirement for surface water drainage to discharge to the public drain in the event of the on-site tanks reaching capacity.

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Simple methods to directly reduce consumption such as low or dual flush toilets can be implemented quite easily. Other measures such as flush sensors on urinals can reduce the amounts of water used, or wasted. A sustainable urban drainage system (SUDS) will be utilised fro the hard paving areas in the external public space. This can take the form of permeable paving and collection pipes which can distribute the excess to planted areas and a filtered harvesting tank. Filtered surface water can be reused throughout the building for flushing toilet, etc. thus reducing the consumption of fresh water, and reducing the volumes on public drains. The recycled water system is to be designed separately to the mains water supply to eliminate the risk of contamination. The storage system should be designed to incorporate an overflow system to allow capacity for heavy rainfall. The issue of integrating methods of water conservation into your design is becoming increasingly important, for both environmental and financial reasons with the discussion at Government level in Ireland at present regarding the introduction of water meters into all properties throughout the country.

Electricity As the dance centre may form a part of an overall masterplan development, there may be a requirement by the Electricity Supply Board (ESB) to establish a electrical sub-station on the site. The appointed Mechanical & Electrical engineer will determine this in his consulatations with the ESB. While the building is to make best use of natural daylighting methods, there will be a requirement for electrical lighting. Electrical systems which minimise output and environmental impact will be adopted in the scheme on the advise of the M&E consultant. â&#x20AC;&#x2DC;Greenâ&#x20AC;&#x2122; systems such as automated lighting through movement sensors, and the choice of energy efficient lumiaires can contribut to a reduced electrical requirement for the building, satisfying both environmental and cost concerns.

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Gas The gas network for the area is provided by Bord Gais. The Mechanical engineer is required to contact and liase with a Bord Gais enginerr to ensure the location, and safe delivery of the service to site. The proposed connection to the service will be designed by the M&E engineer with approval by Bord Gais.

Construction

Structure The building is to be constructed in strict adherence to the Building Regulations 1997 â&#x20AC;&#x201C; 2009 Building structure is dealt with in Part A of the Technical Guidance Documents 1997. regular site inspections will be carried out by all design team members to ensure the regulations are adhered to. The appointed structural engineer has responsibility to bring any concerns relating from structural matters to the architect should these arise. Sustainability The performance of the building and the enjoyment of the user is dependent on attaining the highest possible standards in construction. This can be achieved through the combination of technology and sustainable building products and methods. The design of the dance centre aims to strike a balance between the building and nature which will minimise its impact on the local and global environment. The selection of materials in both the structure and the finish make best use modern methods, recycled material, locally sourced, and renewable resources. There is a responsibility on all consultants to work towards this goal.

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Finance

Sources of Funding The Dance Centre comes under the umbrella of an institutional/cultural building, and therefore could apply for funding from Government bodies, such as the Department of Arts, Heritage, Gaeltacht, and the Islands.

The Arts Council of Ireland is the Irish Government agency

responsible for funding, developing, and supporting the arts and they may provide annual funding for the operation of the centre if the Dance Centre is deemed a suitable candidate. They also provide funding towards professional programmes within the centre. Diageo who now own the Guinness brewery has undertaken a Corporate Social Responsibility Programme. This entails support in the form of funding to initiatives specifically within the â&#x20AC;&#x2DC;Libertiesâ&#x20AC;&#x2122; with particular regard to community education programmes. It is believed that a community facility such as the dance centre would fulfil these requirements.

Cost Control Mechanisms The Client should appoint a quantity surveyor to oversee the project through the various stages. This will ensure that the appropriate supervision will be is given to the overall building cost. On completion of the sketch design, the quantity surveyor can formulate an initial cost analysis. This can benefit both the Client and the scheme since items which have an element of the unknown such as the foundations or the required archaeological exploration, can have cost overruns factored into them at this initial stage. On the completion of the final general arrangement drawings but before the drawings are submitted to Dublin City Council planning department, a final cost analysis should take place. Any changes and additional cost can be noted by the quantity surveyor and disclosed to the Client. Upon planning approval the tender process will begin. Constant contact must be maintained between the QS and other design team members. As the tender design is progressed issues regarding details and construction will emerge, and these will have an effect on the project cost. Upon completion of the tender documents by the design team the QS will prepare a Bill of Quantities for inclusion with tender.

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As the scheme may be partly government funded it may require a public tender process. A pre-qualification process may be used in order to refine the list of suitable contractors. This may take the form of a detailed submission and an interview. The QS will be involved and will advise during the procurement process. On receipt of tenders from the various interested parties the QS will advise as to the costs and possible material or construction alternatives proposed by the contractors. The contractor will be appointed after consultation with the design team. During construction the QS will manage requests for payments from the contractor, and track changes in design, or products. Certificates of payment are issued by the architect upon satisfactory recommendations by the QS.

Conclusion

This document outlines the requirements placed on the architect and design team in relation to professional practice and management of the project from inception to construction. Adherence to the statutory requirements of building regulations as well as local authorities is essential to the delivery of a successful project. Competency within the design team is essential to this success and the architect assumes a large burden of responsibility for this. For these reasons it is essential that the architect is well versed in the workings of local authority and department of environment regulations, as well as RIAI best practice guidelines. An understanding of these and the processes involved is essential to the work of the design team and ultimately the provision of a safe, sustainable building to be embraced by the local community.

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Appendices

Appendix 1 Ordnance Survey Map

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Appendix 2 Ownership of buildings located within selected city block for Master Planning, in as so far as it was possible to establish. Note: * indicates building which have been indentified Dublin City Development Plan 20052011, Volume 3 – record of Protected Structures. * 60 Thomas Street – (Licensed premises) Owner – Bahra and Mehmad Slavotic 61-62 Thomas Street inclusive Owner – Paul McKenna 63-64 Thomas Street inclusive Owner - James Murphy and Shelia Wilson 65 Thomas Street Owner - unknown * 66-68 Thomas Street inclusive – (Archway at entrance only) Owner – Chadwick’s Builders Merchant 69 Thomas Street Owner - Mr. D. O’Duffy 70 Thomas Street Owner - Paul O’Reilly SHEC redevelopment 71 Thomas Street Owner – Mr Bin Wei * 72 Thomas Street – (Commercial premises) Owner Anthony L Byrne * 73 Thomas Street – (Commercial premises) Owner – unknown 74 Thomas Street Owner – unknown * 75 Thomas Street – (Commercial premises) Owner – unknown * 76 Thomas Street – (Shop) Owner – unknown

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* 77 Thomas Street – (Shops and houses) Owner – unknown * 78 Thomas Street – (Shops and houses) Owner – unknown * 79 Thomas Street – (Former Bank) Owner – unknown 135-143 Francis Street inclusive (see 72 Thomas Street) Owner - Anthony L Byrne 123-133 Francis street inclusive (see 1-5/5a Swift’s Alley inclusive) Owner – Astranna limited (formerly Zoe Developments Limited) 1-5/5a Swift’s Alley inclusive (see 123 Francis Street inclusive) Owner – Astranna limited (formerly Zoe Developments Limited) 33/34 Vicar Street inclusive Owner – Henry A. Crosbie Property Leaseholder - Agnieszka Kawczynska (trading as Partycake)

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