2020 Mixed Use Development Comprising Offices, Apartments and Co-Living Element Proposed at Jervis Shopping Centre, Mary Street, Jervis St & Upper Abbey St, Dublin 1. Planning Report
Planning Report to accompany Planning Application lodged with Dublin City Council for a development at Jervis Shopping Centre at Mary Street, Jervis Street & Upper Abbey Street, Dublin 1
Manahan Planners 21/02/2020
Introduction This planning report has been prepared in connection with a planning application by Gallena Business Management Limited, Green Jersey Limited and JSC Properties Limited for a development at Jervis Shopping Centre at Mary Street, Jervis Street & Upper Abbey Street, Dublin 1. This report seeks to describe the proposed development and then assess it against the relevant planning criteria. This report sets out the planning rationale and justification for the proposed development, including an assessment of the application and proposed development having regard to the Dublin City Development Plan 2016-2022 and National, Regional and Local Policy.
Figure 1: Site location map
Figure 2: Jervis Street Shopping Centre Entrance on Mary Street.
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Summary of Development Proposal The Jervis Shopping Centre comprises almost an entire city block in the centre of Dublin. It has a frontage to three streets, Mary Street, Jervis Street and Abbey Street Upper wherein much of the facades are Protected Structures. The lower 2/3 floors of the Centre are in retail use surrounding a central atrium where retail, retail services and restaurants predominate. Above this retail area is a 5 storey multi storey car park which accommodates 750 parking spaces. The proposed development is to consist of three uses, located generally above the existing centre. In the first place it is proposed to develop a two storey development above the corner of the centre bounded by Jervis Street and Abbey Street Upper. This will contain 20 one bed apartments and 4 two bed apartments. Secondly, it is proposed to demolish part of the retail and car parking floor area on Mary Street and to construct in its place a 6 storey building to be used as a co-living development with 127 bedroom units as well as common areas, lounges, gym, kitchens, laundry, amenity open space. Thirdly it is proposed to decommission the use of the roof for parking and plant and instead build three floors of offices around a central internal atrium. The offices will be surrounded by intensively landscaped open space for use by the office workers. It will be a feature of the proposal that all three new developments will be surrounded and integrated into extensive landscaping at upper levels. It is submitted that the architectural design is of high quality and will upgrade the existing centre in a manner that will contribute to the visual upgrading of this part of the city. This proposal will turn the Centre into, for Dublin, a unique mixed use development, containing living accommodation, (apartments and co-living), office development, retail facilities, restaurants, retail services, leisure services (gyms etc), all around an internal street pattern. As such the internal uses will supply facilities to the users of the Centre, but it will also contribute footfall to the surrounding area at all times of night and day. It is submitted that the change of a shopping centre into a mixed use development as proposed in this case, is consistent with the proper planning and sustainable development of the area. Moreover the centre is perhaps the best located such facility in the city for public transport. The adjoining Luas service delivers patrons westwards to Heuston Station and from there to the south and west of the Country. It delivers patrons eastwards to Connolly Station mainline services to Belfast and Rosslare as well as Dart services around the coast of the city. Bus services to Dublin airport are close by. It can be claimed to be better served by public transport than any other comparable development. In summary, the proposal involves converting a city centre shopping centre with multi storey car parking overhead into an exciting vibrant mixed use development that will supply attractive facilities to patrons and will contribute positively to the continuing enhancement of this part of Dublin’s north inner city, both in terms of footfall and improving the visual amenities of the area.
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Site Context Jervis Shopping Centre occupies a prominent location at the centre of Dublin City on a site of c. 1.1225 hectares. The centre is bounded by Mary’s Street to the north, Upper Abbey Street to the south, Jervis Street to the west and Marks and Spencer’s to the east which takes access from Upper Liffey Street. The shopping centre includes retail, residential, beauty salons, a food court, a supermarket and car parking. The shopping centre comprises of a combination of anchor units such as Tesco, Next, Boots and New Look. Public transport is available via the red line LUAS that passing along the southern elevation of the site with a stop directly outside the centre of Upper Abbey Street. There is also a Dublin Bikes station located on Jervis Street.
Figure 3: Zoning map with site marked with yellow star
The site is zoned Z5 which aims ‘to consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design character and dignity‟. The site directly fronts the „O‟Connell Street Architectural Conservation Area (ACA)‟ on Mary Street but the subject site is not located within it. This application seeks permission for an additional three floors to the building and extended other parts of the building to contain a mixed use development comprising offices, apartments and coliving element. Under this zoning, Residential and Office Use are Permitted Uses.
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Planning History The shopping centre has had a number of previous planning approvals. The following are the most relevant planning permissions that relate to this application. A planning history search of the subject site was carried out using the Dublin City Council online planning search facility. The following are relevant planning applications. The parent application (Reg.Ref. 2369/95) was lodged in April 2005 that consisted of: “28,115 sq.m of retail at basement, ground, first and second floor, 750 car parking spaces at second, third, fourth, fifth and roof level, via an access ramp from Jervis Street; 12 No.2bedroom apartments and 2No.3bedroom apartments located on the second and third floor levels in the former Jervis Street Hospital Building. Basement servicing via a ramp from Upper Abbey Street; Demolition of the first and second floors of the Grade 2 listed building at No.22 Mary Street to form the new entrance to the shopping centre, the demolition of Grade 2 listed building No.123 Upper Abbey Street to form the entrance to the basement service ramp as well as the demolition of NO.21 and 22 Jervis Street.� Dublin City Council granted permission subject to conditions in July 1995. A planning application (Reg.Ref. 2996/08) was lodged in May 2008 comprising of: “Alterations and an extension to the existing Jervis Shopping centre. This site contains a number of protected structures and those listed in (B) are affected by the development. The development consists of: A. The demolition of existing entrance feature and dome on Mary Street and its replacement by a feature glass cube projecting 2.4m forward of existing front building line and located from 4215mm above ground level to 14300mm above ground level, with a floor area of 60.7sqm. B. The demolition of the setback mansard floor level located behind the retained facades of nos. 17 to 23c inclusive Mary Street (protected structures), currently used for offices. C. The construction of a replacement floor for (B) above of 909.5sqm for use as new retail space at level 4 and the construction of a further floor above at level 5 of 489.4sqm for use as offices, D. The decommissioning and demolition of part of two floors at level 4 & 5 (2812.5sqm) presently used for car parking and associated alterations to the internal traffic circulation and the change of use of the car park floor at level 4 of 1555.3sqm to retail use, E. The conversion of existing plant area at level 4 of 296.3sqm to retail space and relocation of plant to roof on level 5 above
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F. The installation of a new escalator at level 3 in area presently used for retail use to provide access to new retail floor area at level 4 G. Raising of setback roof level at west end of Mary Street elevation to accommodate increase in lift run. H. Change of use of car park area at level 4 to storage of 498.5sqm. The total area of additional retail space is 2821.8sqm, new ancillary offices is 489.4sqm, new storage area is 498sqm and relocated plant area. The development will introduce changes to the elevation of the Shopping Centre facing Mary Street at the entrance and above the parapet level of the existing buildings. Dublin City Council granted permission in July 2008. A planning application (Reg. Ref. 3832/19) was lodged 21st August 2019 comprising of: “A change of use to unit 12c and unit 13 at first floor level and unit 13 and unit 14 at first floor upper level from retail to recreational use to include a gym facility. The new facility will have a total floor area of 1726 square metres. Access will be via a new entrance lobby created from a converted vacant space at ground floor level close to the Abbey Street Upper corner with Jervis Street and will involve the construction of a new lift and linking stairs in this location. The entrance door at Abbey Street Upper will be configured to provide a new elevation in this location.� Dublin City Council granted permission subject to conditions dated 26th November 2019.
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The Proposed Development The proposal is set out in the accompanying drawings and Architects Design Statement submitted by Reddy Architecture + Urbanism. The Proposal involves: a) 24 apartments located at 5th fl0or (carpark level 3) and 6th floor (carpark level 4) fronting Abbey Street and Jervis Street. The apartments comprise of 20 No. 1 bed and 4 No. 2-bed units. 2 No. 1-bed units are submitted for social housing to satisfy Part V obligations. The apartment units will be accessed via dedicated entrances on Abbey Street and Jervis Street. Facing South and West, each apartment is provided with balconies and will be flooded with light with views towards the River Liffey and Wolfe Tone Square. To the southern elevation an internal amenity space at 4th floor will be provided along with two individual amenity terraces for residential use alone. These terraces will both give a breathing terrace to the internal amenity space, but also a roof terrace for external enjoyment all year round.
Figure 4: 3D model of Abbey Street and Jervis Street elevations with location of apartments in outlined in red.
b) Co-living Development consisting of 127 bedrooms. The co-living element extends from 1st floor upper to 6th floor predominantly fronting Mary Street with some facilities located at the Jervis Street Elevation. The co-living units will comprise of separate clusters between 6 beds and 10 beds with their own high quality kitchen facilities and communal amenity spaces. A large open plan amenity space for the co-living residence is located on the first floor. The area is broken up into separated lounge, foyer and study spaces, which are used by the
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occupants on all floors. Located on the same level are designated gym and laundry rooms, with a library on the above floor. A large outdoor terrace is provided at 4th floor fronting Mary Street which is accessible to all co-living residence.
Figure 5: 3D model of Mary Street elevation with location of co-living element outlined in red.
c) The office proposal will consist of 3 No. additional floors (c. 16,568 sq. m) to the existing Jervis Street Shopping Centre. The offices will be orientated around a central internal atrium. This element of the development will comprise of the highest quality angular glazing facade on all sides providing unrivalled 360 degree view of the city and flooding the office accommodation with light. The office development will be accessed via dedicated entrance on Jervis Street. Safe and secure bicycle storage and changing facilities are located at upper ground floor level with a dedicated bicycle lift in the reception / concierge at the Jervis Street side. The offices will benefit from a large outdoor terrace facing west over Wolfe Tone Park as well as smaller terraces contained on the east and west of the office element.
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Figure 6: 3D model of Jervis Street elevation with location of the office element outlined in red.
Figure 7: 3D model of the proposed glazing structure for the full facade of the office development.
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Intensive landscaping and usable amenity open spaces at upper levels are a key component of the proposal. It is proposed the development will comprise of high quality external landscaped areas which provide an extension of the internal spaces. Separate amenity spaces are provided for the residential apartments, co-living use and office use.
Co-Living
Office
Residential
Figure 8: Landscape Masterplan Layout showing individual amenity spaces.
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Figure 9: Landscaped amenity area for the co-living residents.
The dedicated outdoor amenity space of c. 342 sq. m for the co-living element of the proposed development is located on the 5th floor at the northwest corner of the site. This space must be for social interaction and communication with other residents, set within a lush green garden in the heart of Dublin.
Figure 10: Landscaped amenity terraced area for the office development.
This south facing terrace of c. 696 sq. m will be divided up into passive and active which will provide opportunities for relaxation, contemplation, socialising, team bonding, brainstorming and an area for entertaining and corporate vents. At this level there will be two liner terraces of planting on the east and west specifically design to local wildlife and also migrating wildlife within the city. This
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approach is design to encourage office users to reconnect with nature and their natural environment.
Figure 11: Landscaped amenity area for residential apartments.
The residential outdoor amenity is located to the southern elevation with two individual amenity terraces which will be included for residential use alone. These terraces will both give a breathing terrace to the internal amenity space at level 4, but also a roof terrace for external enjoyment all year round. This terrace is design to be softer on planting with perennial planting to create maximum season change for the residents.
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The Statutory Planning Notice for this development is as follows. Dublin City Council –Gallena Business Management Limited, Green Jersey Limited and JSC Properties Limited intend to apply for planning permission for a development at the Jervis Shopping Centre, bounded by Mary Street, Jervis Street and Abbey Street Upper, Dublin 1. There are protected structures at 124 and 126 Abbey Street Upper, and in addition the existing frontage on Mary Street and the facade of the former Jervis Street hospital and Nurses Home is also protected. The development will include (A) the addition of 24 Build to Rent residential units located at car park level 3 to car park level 4 level on the Jervis Street and Abbey Street Upper frontages of the building. The two floors of this element will have a floor area of 2390 sq. m. and will have 20 no. one bed units and 4 no. two bed units. These units will be accessed from entrances on Jervis Street and Abbey Street Upper. There will also be additional amenity open space provided at car park level 1A, 2A & 3A adjacent to the protected structures at Upper Abbey Street to serve these units. (B) It is proposed to demolish retail floor area, storage and car parking area totalling 4355 sq,m. facing Mary Street at first floor level, first floor upper, car park level 1, car park levels 2/2A; 3/3A; 4/4A and mansard surrounds facing Mary Street, Jervis Street and Abbey Street Upper. In replacement, it is proposed to construct a 6 storey building of 8,208 sq.m. behind the Mary Street frontage, from first floor upper level to car park level 5 for use as a co-living development with 127 units. This would be accessed from an entrance on Jervis Street. Communal Amenity space of 1,499sq.m is proposed to serve this development. (C) It is also proposed to construct 3 floors above the roof car park level 5A level for office use. The lowest office floor will replace car parking and plant at level 5A. The office use will have a floor area of 16,568 sq.m. and will be accessed from Jervis Street. In addition there will be 696 sq.m of outdoor amenity open space to service the offices as well as an internal atrium of 1,224 sq.m. The following changes are proposed to the existing retail units, existing apartments and ancillary services; a reduction in size of retail unit 11/12 so as to create a switch room and 2 ESB substations facing Abbey Street Upper, change of retail unit 17 at ground and first floor level to create reception area facing Jervis Street for the offices at ground level and bicycle parking for the offices at first floor level, removal of retail unit at first floor level at Mary Street so as to provide the ground floor of the co-living development, to include foyer, lounges, gym and common areas and the elimination of 2 No. apartments to allow for the construction of a Part M compliant staircore. The 750 car parking spaces on site will be reconfigured, but not reduced, by the development proposed. A total of 390 No. bicycle spaces will be provided to serve the new development. The ground floor elevations on Abbey Street Upper will be amended and the copper dome at the entrance at ground level on Mary Street will be removed. New access points through existing openings on Jervis Street are proposed to provide access to the development. The total floor area of the centre at present is 82,011 square metres including parking. It is proposed to decommission the use of 5,433 sq. m of roof top parking and plant use and replace these areas by 16,568 square metres in three floors of offices. It is proposed to demolish 2,549 sq.m. and replaced by a co-living building of 8208 sq. m. at Marys Street frontage. The new total of the building including parking will be 109,058 sq.m.
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Planning Assessment National Planning Framework 2040 The NPF 2040 was published in 2040 and sets out the long term vision and strategy for planning Irelands long term future growth. It is based around principles such as compact growth, strong economy supported by enterprise innovation and skills, enhanced amenity and heritage and a transition to a low carbon and climate resilient society. The Framework aims to support the future growth and success of Dublin as Ireland’s leading global city of scale, by better managing Dublin’s growth to ensure that more of it can be accommodated within and close to the city and by enabling significant population and jobs growth in the Dublin metropolitan area, together with better management of the trend towards overspill into surrounding counties. It is submitted that the proposed development has regard to the objectives of the National Planning Framework with particular regard for the following National Policy Objectives. NPO 3b: “Deliver at least half (50%) of all new homes that are targeted in the five Cities and suburbs of Dublin, Cork, Limerick, Galway and Waterford, within their existing built-up footprints.” NPO 6: “Regenerate and rejuvenate cities, towns and villages of all types and scale as environmental assets, that can accommodate changing roles and functions, increased residential population and employment activity and enhanced levels of amenity and design quality, in order to sustainably influence and support their surrounding area.” NPO 11: “In meeting urban development requirements, there will be a presumption in favour of development that can encourage more people and generate more jobs and activity within existing cities, towns and villages, subject to development meeting appropriate planning standards and achieving targeted growth.” NPO 27: “Ensure the integration of safe and convenient alternatives to the car into the design of our communities, by prioritising walking and cycling accessibility to both existing and proposed developments, and integrating physical activity facilities for all ages.” NPO 27: “Prioritise the provision of new homes at locations that can support sustainable development and at an appropriate scale of provision relative to location.”
NPO 35: “Increase residential density in settlements, through a range of measures including reductions in vacancy, reuse of existing buildings, infill development schemes, area or site based regeneration and increased building heights.”
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Dublin City Council Development Plan 2016-2022 Zoning and Land Use The Zoning Objective for the site is Z5 – “to consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design character and dignity”. The proposal is consistent with zoning objective and the proposed Residential and office uses are acceptable in principal in a Z5 area. The proposed scheme includes the infill of parts of the structure and the integration of original fabric and the protected structures as part a cohesive design that provides homes and accommodation for c. 180 people and workplaces for up to c. 1500 people.
Density The proposed development will attain a residential density of c. 133 units per hectare. The indicative Plot Ratio and Site Coverage for Z5 City Centre is 2.5–3.0 and 90% respectively. The proposed development will deliver a Plot Ratio of c. 10:1 (an increase from existing 8:1) and continues the Site Coverage of 100% We submit that a density of 133 units per hectare is an acceptable and sustainable level because of the sites city centre location and proximity to excellent public transport networks. Also, the plot ratio represents an increase of 20% of the existing level of development and given the same reasons of a city centre location and access to public transport this level of development can be considered acceptable in this context. The Development Plan highlights that there is a limited supply of large floorplate offices outside of Docklands, Heuston and the suburbs. Policy Objective CEE11 states: “To promote and facilitate the supply of commercial space, where appropriate, e.g. retail and office including larger floorplates and quanta suitable for indigenous and FDI HQtype uses” This proposed development can offer large floorplate offices in a city centre location which can be adaptable to suit the needs of a number of indigenous and global companies. Part V 10% of the proposed 24 apartment units will be put forward to satisfy Part V obligations. These 2 No. one-bedroom apartments of 53 sq. m are located on third and fourth floors. Discussions have been held with the Housing Department of Dublin City Council and their letter to this effect is enclosed. The location of the Part V units are shown overleaf.
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Figure 12: Image showing internal carpark configuration with the co-living and apartments wrapping around on three elevations. The location of Part V unit on third floor is outlined in pink. The second Part V unit is located directly above on fourth floor.
Car Parking The subject site is located within Zone 1 Inner City for car parking provision. The City Development Plan states that a relaxation of maximum car parking standards can be considered for any site within parking Zone 1. The subject site, Jervis Shopping Centre, currently provides in 750 car parking spaces for users of the shopping centre and this will remain the focus as part of this proposal. It is not intended to provide parking for the co-living units or for the 24 apartments the subject of this application. It is considered, having regard to the city centre location of this development with its ample public transport facilities, that no parking is required or needed for the new residential developments. It is noted that Planning Policy Guidelines state that residential developments (both apartments and shared accommodation proposals) in central locations adjacent to public transport can be approved with minimal or no parking. SSPR 7(iii) of the Sustainable Urban Housing Standards for New Apartments states:
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“There shall be a default of minimal or significantly reduced car parking provision on the basis of Build to Rent development being more suitable for central locations and/or proximity to public transport services. The requirement for a BTR scheme to have a strong central management regime is intended to contribute to the capacity to establish and operate shared mobility measures.” This proposal is consistent with that policy. Parking Provision – Offices. It is the clear policy of Dublin City Council, in the interests of reducing commuter flows in and out of the city, that office developments can only have a stated maximum amount of car parking provided with such proposals. The maximum permissible is 1 parking space per 400 sq.m. of gross office space. Thus it is proposed in this case to allocate 40 spaces to serve the new office proposal. In relation to the new offices, if permission is granted, it is proposed that parking for 40 cars will be supplied within the existing car park to comply with the provisions of the City Development Plan. The number and location of these spaces can be regulated by way of smart card, designated spaces, tariffs etc. Should permission be granted a condition can be included in any permission requiring full details of this arrangement to be supplied to the Planning Authority for their written agreement in compliance with the relevant condition. It is submitted that the provision of 40 spaces to serve the office element of the development would be consistent with the provisions of the Dublin City Development Plan. Background to Parking The existing shopping centre was granted permission on the basis of providing 750 parking spaces in a multi storey car park above the shopping centre. The current proposal is to reduce the physical area devoted to parking, by way of demolition of a small area of the car park and eliminating car parking previously located on the roof. The remaining areas of the car parking area can be reconfigured, through the rearrangement of parking spaces and removal of plant and storage facilities, so as to continue to accommodate 750 spaces as approved. The shopping centre is contracted under the tenant’s leases to comply with the current planning permission. The owners of the centre are required, as per the leases they have given to the various retail tenants, to provide sufficient and adequate short-term parking for shoppers visiting the centre. The successful operation and viability of the Centre is predicated on the continuing and adequate supply primarily of that short term parking. As a subsidiary of that, a degree of parking for the office proposal needs to be supplied in a managed and regulated manner. Applications for car-free developments should be accompanied by a Mobility Management Plan outlining how arrivals/departures will be managed. See the Mobility Management Plan prepared by SYSTRA which accompanies this Application. Bicycle Parking In accordance with the Dublin City Development Plan (Table 2), the proposed development should provide 156 No. cycle parking spaces for the office use and 151 No. spaces for the residential uses. The Design Standards for New Apartments suggest a higher level of cycle parking should be provided for residential uses than 1 per unit, and instead advocate the provision of one space per bedroom. This would equate to a provision of 155 no. cycle parking spaces for the residential use.
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Combined with the office cycle parking requirement, this would equate to a provision of 311 No. cycle parking spaces within the centre. The proposed development will provide 155 No. cycle parking spaces to cater for residents, 156 No. cycle parking for the offices and a further 79 No. spaces for visitors. This is a total of 390 no. cycle parking spaces for the whole development which is well in excess of the minimum requirements.
Urban Development and Building Heights Guidelines for Planning Authorities Reflecting the National Planning Framework strategic outcomes in relation to compact urban growth, the Government considers that there is significant scope to accommodate anticipated population growth and development needs, whether for housing, employment or other purposes, by building up and consolidating the development of the existing urban area. Implementation of the National Planning Framework requires increased density, scale and height of development in town and city cores, including an appropriate mix of both the living, working, social and recreational space are needed in urban areas. The Guidelines state that taller buildings will bring much needed additional housing and economic development to well-located urban areas, and can also assist in reinforcing and contributing to a sense of place within a city. It is Government policy that building heights must be generally increased in appropriate urban locations. There is therefore a presumption in favour of buildings of increased height in our town/city cores and in other urban locations with good public transport accessibility. The proposed development accords with these policy Guidelines.
Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities Shared Accommodation/Co-Living Co-living is only appropriate where responding to an identified urban housing need at particular locations with city centres being the appropriate location for such developments. There is a need for this type of accommodation due to the site’s central location and close proximity to employment areas. The proposed co-living element of the scheme comprises 127 No. units over 6 floors. The minimum sizes for these units are specified as:
Single: 12 sq. m Double: 18 sq. m
The sizes of the proposed co-living units range between 17 sq. m and 30 sq. m which well exceed the prescribed minimum standards.
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A key feature of successful co-living schemes internationally is the provision of wider recreation and leisure amenities as part of the overall development. Residents enjoy access to sports and recreation facilities that are dedicated for use by the residents only and have the opportunity to experience a shared community environment among residents of the scheme. The communal space for recreation and leisure amenities is proposed to be delivered through internal and external spaces. A total of 1,499 sq. m of communal space will be provided (1,157 sq. m internal space and 342 sq. m external space). This breaks down into 11.8 sq. m of communal space per person which well exceeds the minimum requirements of 1-bedroom: 5 sq. m 2-bedroom: 7 sq. m
Build-to-Rent Apartment Mix and Sizes As the proposed apartment element is Build-to-Rent SSPR 7 applies to the apartment mix and size requirements. It states: “(i) No restrictions on dwelling mix and all other requirements of these Guidelines shall apply, unless specified otherwise; (iv) The requirement that the majority of all apartments in a proposed scheme exceed the minimum floor area standards by a minimum of 10% shall not apply to BTR schemes” The minimum standards set out in the guidelines are as follows:
1-bedroom apartment: 45 sq. m 2-bedroom apartment: 73 sq. m
The proposed development will comprise of 1-bedroom apartments of 45.5 sq. m and 2-bedroom apartments of 74 sq. m and 93 sq. m. This meets and exceeds the standards set out in the Apartment Guidelines.
Private Open Space The minimum standards set out in Appendix 1 of the guidelines are as follows:
1-bedroom unit: 3 sq.m 2-bedroom unit: 6 sq. m
The private open space is proposed in the form of a balcony contained within each apartment. These range in size between 3 sq. m and 13 sq. m. This satisfies the minimum criteria set out for private open space.
Communal Open Space The minimum standards set out in the guidelines are as follows:
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1-bedroom: 5 sq. m 2-bedroom: 7 sq. m
The total minimum requirement for the proposed development is calculated as 236 sq. m. The Open Space for the proposed development will be 418 sq. m. This is almost double the minimum requirement which will ensure residents will have high quality amenity space as well as the city centre offerings in close proximity.
Dual Aspect SPPR 4(i) states: “A minimum of 33% of dual aspect units will be required in more central and accessible urban locations, where it is necessary to achieve a quality design in response to the subject site characteristics and ensure good street frontage where appropriate.” However as this is a Build-to-Rent scheme SSPR 7(i) will apply. This states: “No restrictions on dwelling mix and all other requirements of these Guidelines shall apply, unless specified otherwise”. This removes the minimum restriction of 33% dual aspect ratio. The BTR apartments achieve 17% dual aspect. It should be noted however, that all the apartments are south facing with views towards the Liffey and west facing with views over Wolfe Tone Park. The co-living element achieves 69% dual aspect.
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Screening for Appropriate Assessment An Appropriate Assessment (AA) Screening was undertaken by Openfield Ecological Consultants. The report is submitted as part of this application. The report provides for the screening of a proposed development at the Jervis Shopping Centre, Dublin 1, and its potential effects in relation to Natura 2000 sites (SACs and SPAs). Under the Planning and Development Act 2000 (as amended), and the Birds and Natural Habitats Regulations 2011, the planning authority cannot grant planning permission where significant effects may arise to a Natura 2000 site. In order to make that decision the development must be screened for AA. This report provides the necessary information to allow Dublin City Council to carry out this screening. It is submitted that having regard to the nature and scale of the proposed development and the nature of the receiving environment in a serviced and built-up area, the normal measures to be taken during construction to ensure proper management of waste on site, and the location relative to the nearest European site, it is submitted that no appropriate assessment issues arise. It is Openfield’s opinion that the proposed development would likely not have a significant effect individually or in combination with other plans and projects, on a European site. There is no need therefore to proceed to carry out a Natura Impact Assessment.
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Accompanying Reports from Specialist Consultants Architectural Design Statement Prepared by Reddy Architecture + Urbanism. This Report sets out the vision for the proposed development. The Design Statement outlines the design rationale, contextual relationships and details of compliance with residential design standards. The report concludes that: “the proposed design engages with the requirements and recommendations of Dublin City Development Plan. The planning and design of the scheme has been further informed by the advice, comments and recommendations made during various consultation meetings with Dublin City Council Planning Department, Parks, Roads and with the Conservation Officer. A number of adjustments have been incorporated into the design in response to the issues raised.”
Housing Quality Assessment Prepared by Reddy Architecture + Urbanism. This Report is intended to assist Dublin City Council in its understanding of the key design principles and considerations applied to the proposed scheme. The issues addressed have been provided in collaboration with an expert multi-disciplinary team, to ensure a sustainable and integrated development proposal that has due regard to best practice Urban Design, Architecture, Cultural Heritage, Landscape Architecture and Engineering solutions for this site. Provided as part of this Report is a Schedule of Accommodation, which breaks down the Gross Floor Areas of the proposed development’s different elements. This Schedule illustrates compliance with minimum standards set out in the Dublin City Development Plan and the Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities.
Landscape Design and Access Statement Prepared by Cameo & partnersthis Report considers the surrounding landscape context and sets out the design concept and principles for landscaping the proposed development. The Report showcases innovative approaches to landscape design, architecture and ecology within the area. It sets out the intended space usages or character areas which will provide high quality external landscaped areas which in turn provide an extension of the internal spaces. The landscape design seeks to establish a new green and ecologically minded workforce who will enjoy these unique open and flexible spaces which can be adjusted to accommodate a range of uses and functions.
Heritage Impact Assessment Prepared by Mularkey Pederson Architects. The aim of the report is to assess the architectural importance and cultural significance of the Protected Structures which form part of the Jervis Street
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Shopping Centre and assess the impact of the proposed new development on the surviving historic fabric and the setting of other historic buildings in close proximity, some of which are also protected structures.
The report concludes: “The new proposal to increase the accommodation on the Jervis Centre Site will have a significant impact on the area but not so much on the Protected Structures because they had already been significantly impacted by previous interventions. The merit of this application will be assessed on issues relating primarily to planning concerns other than conservation. The proposed design does not significantly change this except at the western elevation were the impact of the new office block is mitigated by a sophisticated, light and transparent design. As noted above the actual success of this mitigation will depend totally on a high quality detailed design and construction.” Transport Assessment Prepared by SYSTRA. This report intends to describe and evaluate the baseline traffic environment, identify forecast demand from the proposed development across all modes and assess the potential impact of this demand on the surrounding network. The report also details the proposed access arrangements to the development for all travel modes and identifies necessary mitigation measures required to support the development and limit adverse impacts on the surrounding network. The report concludes: “The Transport Assessment has demonstrated that the impact on the surrounding network as a result of the development will be limited. This is a result to the highly accessible nature of the city by walking, cycling and public transport and the sustainable approach on providing no parking. It is concluded that the proposals will not result in a material deterioration of existing road conditions and as a result there are no significant traffic or transportation related reasons that should prevent the granting of planning permission for the proposed development.”
Mobility Management Plan Prepared by SYSTRA. This plan sets out the background, context and objectives of the Mobility Management Plan, and describes a package of measures to promote and provide the use of sustainable modes as an alternative to single occupancy car use to the development. A strategy for implementation target setting and monitoring is also discussed. The Mobility Management Plan has been prepared to guide the delivery and management of a package of integrated initiatives which seek to encourage and embed sustainable travel choices by residents and staff from the outset of the development’s occupation. The report concludes the following:
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“With the MMP in place, it is considered that a highly sustainable residential and office development can be established at Jervis Shopping Centre.”
Daylight and Sunlight and Overshadowing Report Prepared by Avison Young, this report undertakes daylight, sunlight and overshadowing technical assessments in accordance with the BRE Guidelines, to understand the potential impacts of the Proposed Development at Jervis Street, Dublin upon neighbouring properties and amenity areas. The report concludes inter alia: “Technical analysis has found that residential properties believed to be located at No‟s. 37 and 38 Abby Street Upper will experience a negligible daylight and sunlight impact as a result of the Proposed Development, and therefore be in accordance with the BRE Guidelines. It is Avison Young‟s opinion that the Proposed Development is acceptable in terms of daylight, sunlight and overshadowing.”
Construction Traffic Management Plan Prepared by SYSTRA, this plan aims to set out the proposed approach to managing construction traffic related impacts arising from the proposed development at the Jervis Street Centre. The focus of this Plan is to address the construction principles that will be employed at the site and set out mitigation measures that could be utilised to manage the impact of the construction phases on local residents, the surrounding community and the local highway network. The report concludes: “Overall it is considered that the measures and control processes outlined in this CTMP are appropriate to overcome the identified constraints associated with the site.”
Building Services Report Prepared by Lehding Service Design, this report provides a general overview of the Building Services installations that require integration into Jervis Shopping Centre. The Public Health Engineering Systems and Mechanical and Electrical Services to the development will be designed to suit the building extensions / modifications, but be specifically enhanced to suit the proposed office use / space plan. The intent of this report is to provide a single coherent point of reference to form an agreed basis from which the MEP systems will be designed and provided for.
Sustainability Report Prepared by J.V. Tierney & Co, this report outlines the vision for the ‘Sustainable and Energy Strategy’ for the development at the Jervis Street Shopping Centre. The sustainable strategy will seek to incorporate appropriate and effective economic and environmental measures to ensure a
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‘best in class’ development. This approach will ensure that the development meets the principles of the Government’s ‘National Climate Change Policy’, DCC Development Plan 2016 -2022 objectives regarding Climate Change and Energy Efficiency and that it exceeds the requirements of the Building Regulations Part L and maximises the reduction in Carbon Dioxide (CO2) emissions thus demonstrating the Client’s commitment to Climate Change. The sustainable strategy will seek to incorporate appropriate and effective economic and environmental measures.
Glazing Facade Design Statement Prepared by TESS. This report summarises the approach taken by the design team to this challenge, which is simultaneously urban, architectural and environmental, and proposes a constructive system adapted to this situation. The report explains the design of the glazing facade and outlines details of its construction and assembly, maintenance, ventilation and visual impact. The visualisation of the glass facade is complex as it depends on the surrounding light level, direction of the sun, the sky and the neighbouring environment. The report contains a number of models and images to illustrate its complexity.
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Conclusion The proposal involves the conversion of a city centre shopping centre into a vibrant mixed use development containing residential, offices, retail, leisure uses and car parking adjoining public transport. The uses within will supply much needed facilities to future users and it will contribute footfall to the surrounding streets. The design will contribute to the visual upgrading of this part of the city in a manner that is consistent with the Protected Structures within the footprint. It is submitted that the proposed development is consistent with the provisions of the City Development Plan and will relevant Policies and Guidelines. It will provide a complementary high quality commercial and residential uses to the existing retail uses within Jervis Shopping Centre and to wider inner city area. It is considered that the proposal is consistent, therefore, with the proper planning and sustainable development of the area. In view of this, it is requested that the Planning Authority proceed to grant permission for this welcome development.
Yours faithfully,
________________ Tony Manahan Manahan Planners
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