The Classic Cinema Site Harold’s Cross Road.
Proposed Mixed Use Development
Design Report Donnelly Turpin Architects
May 2019
Project Details Contents:
Page Applicant Garvagh Homes Ltd 125 Abbey Street, Dublin 1
0.0
Contents
1.0
Introduction/Location
1
2.0
Site Description
2
T: + 01 475 9065; E: projects@donnellyturpin.com
Planning Consultant Manahan Planners 38 Dawson Street, Dublin D02 AW24,
3.0
Site Context
3
4.0
The Proposal
4
5.0
Site layout and Access
5
Architect: Donnelly Turpin Architects 56 Lower Camden Street, Dublin 2
T: + 016799094; E: tony@manahanplanners.com
Civil and Structural Engineer: JJ Cambell and Associates Unit F1, Nutgrove Office Park, Dublin 14, T: +01 298 0538; E: www.jjc.ie
6.0
Individual Block summaries
6-8
7.0
Massing/ Heights and Levels
9
Services Engineer J.V. Tierney The Tannery, 53-56 Merchants Quay, Dublin 8 T: +01 421 4900; E: mail@jvtierney.ie
8.0
Elevation Strategy
10
9.0
The Street Front
11
10.0
Apartment Guidelines Compliance
12 - 14
Traffic/Access Engineer N.R.B. 8 Leopardstown Business Centre, Ballyogan Road, Dublin 18 T: +01 292 1941; E: info@nrb.ie
Landscape Architect Park Hood
Hawarden House, 163 Upper Newtownards Road, Belfast BT4 3HZ, UK T: +44 (0)28 9029 8020;
E: www.parkhood.com
Waste Management Report AWN consulting The Techpro Building, 17 Clonshaugh Business and Technology Park, Dublin 17. T: +01 847 4220
Daylight/Sunlight Analysis Digital Dimensions 1 Rathmines Road Upper, Rathmines, Dublin 6 T: +01 496 5340; E: mail@digitaldimensions.ie
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
Report May 2019
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1.0 INTRODUCTION
Location - Introduction The area of this site is 0.506 hectares, approx. 1.25 acres. The site is located on the west side of Harold’s Cross Road about 40m north of the road junction of Kenilworth Park, Rathgar Avenue and Kenilworth Square North. Rectangular in shape, it has a 40m frontage on Harold’s Cross Road and stretches 120m back to a tapered rear boundary.
CHURCH OF OUR LADY OF THE ROSARY
This is an application for a mixed use development proposal for this site that is substantially residential apartments and incorporating retail and office uses overlooking the street. HAROLD’S CROSS ROAD
KENILWORTH SQUARE N KENILWORTH PARK
KENILWORTH SQUARE
Site on O.S. map
RATHGAR AVENUE
SATELLITE LOCATION MAP
Aerial view of site from north east
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
01 Report May 2019
1.0
INTRODUCTION
Site Description Broadly, the existing site has 2 parts: At the front: the cleared site of the Classic Cinema (demolished in 2007) At the rear: a 3 bay warehouse covering an area of about 1875 sq. m., currently used by Dublin Parking services as a depot/vehicle pound and parking area. There are gates and a vehicular entrance at the south end of the sites frontage on Harold’s Cross Road. The site rises slightly, approximately 1.0 m, from front to back. The boundaries wall/fencing consist of either masonry wall, corrugated sheeting on a steelwork framing, or a combination of both. In this fencing there are gates to lane along south boundary. Gables of neighbouring properties adjoin the site boundary at both the north and south of its frontage on to Harold’s Cross Road.
SITE BOUNDARY INDICATED RED
Aerial view from south
SITE LOCATION PLAN
Aerial view from north 1. LOOKING TOWARD SITE ENTRANCE
2. REAR OF KENILWORTH PARK, SOUTHERM BOUNDARY WALL
3. REAR OF KENILWORTH PARK
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
02 Report May 2019
1.0 INTRODUCTION
Site - Adjoining Context
Immediately south of the front of the site, extending to the traffic junction, is the red brick terrace of houses nos. 322 to 328 Harold’s Cross Road. Along the south and west boundaries of the site, separated by a laneway, are the rear gardens of the two storey residential properties that front onto Kenilworth Park and Wilfrid Road respectively. At the front of its north boundary, the site is bounded by the adjoining street front 2/3 storey building, and behind that by a group of single storey industrial buildings, a two storey house and a car storage area. In front of the site there is a footpath and an existing bus stop that serves a Quality Bus Corridor.
SITE BOUNDARY INDICATED RED
SITE CONTEXT
HAROLD’S CROSS ROAD
ZONING MAP
Site – Harold’s Cross Village Context
The stretch of the Road which extends from Harold’s Cross Park south to this site constitutes the commercial “street” of Harold’s Cross. The commercial activity is almost entirely concentrated on this, the west side of the Road. On the east side of the Road there are a handful of commercial properties, otherwise this side is predominantly residential properties either fronting or backing on to the footpath. Also located on the East side is the Our Lady of the Rosary parish church, a granite building with a landmark bell tower which dates from the 1930’s.
Existing street frontage along Harold’s Cross Road
The character of the street frontage is a mixed one – with mostly buildings of differing materials and colours, and in some cases, differing building lines. Heights along this stretch of Harold’s Cross Road are generally 2/3 storeys with the recent, ten to twelve year-old developments, being 4 storeys. The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
03 Report May 2019
2.0 The Proposal
The Proposal The principal drivers in developing the design strategy for the site are:
Quality Residential Environment – located on the village street of Harold’s Cross, the intention is to establish a quality residential environment would complement this well-appointed location. This would include spacious apartments with all the necessary support facilities that overlook a well landscaped, vehicle-free external environment.
Surrounding Context – identifying a site layout that respects the surrounding properties in terms of privacy and overlooking/overshadowing.
Street frontage – that the development would create an appropriate street frontage and ending to the Harold’s Cross Village Street.
Open landscaped courtyard between block A and B
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
04 Report May 2019
4.0 The Proposal
Quality residential Environment Site layout and Access.
BIKE STORE
Site Layout – 3 Blocks Including the building positioned on the street front of Harold’s Cross Road, the proposed scheme comprises three blocks. The blocks are no. 4 to 5 storeys and lettered ‘A’, ‘B’ and C - ‘A’ being at the street front and ‘C’ being the inner most. The footprint of the blocks is near rectangular, measuring between 30 to 40 metres in length and 20 metres in width. They are orientated parallel to Harold’s Cross Road.
BIKE STORE
GARDEN AREA
GARDEN AREA
HAROLDS CROSS ROAD
ENTRANCE TO BASEMENT CAR PARK PEDESTRIAN / BIKE ACCESS TO APARTMENTS
SITE BLOCK PLAN
ENTRANCE TO BLOCK C
ENTRANCE TO BLOCK B
ENTRANCE TO BLOCK A
The open space between the three blocks creates two communal garden areas. Distributed among the 3 blocks there are 11 no. own-door apartments accessed directly off these open spaces. Access Similar to the sites existing arrangement, access within the development will be along a route inside the southern boundary. It takes the form of a paved 3.6m wide Access Laneway. which is entered off Harold’s Cross Road and extends to the rear of the site. Leading to both the entrance lobbies of each block and to the communal garden areas, the Laneway is primarily the pedestrian/wheelchair and cycle access route for the residents of the development and their visitors. It is also designed to provide for infrequent vehicular access for the bin collection and emergency services vehicles. Bikes There are residents Bike Stores located at the back of the two Courtyard Garden areas which between them accommodate a total of 150 bikes. There are also visitor bike stands (total spaces: 60) located along the Laneway at each of the two garden Courtyard Areas. Boundaries – replacing the existing trees. As part of the proposal a new landscape boundary treatment be considered for the full site. It is proposed to plant no. 61 new trees at 6m in height along new boundary. This provides the site with landscape strategy with longevity. The new trees will be planted at a semi mature size so providing instant structure to the full boundary. The chosen trees are hornbeam which can be clipped back to allow the site to be managed into the future. For further detail please refer to the Landscape Report.
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
05 Report May 2019
4.0 The Proposal
Block A Block A forms the street frontage of the development. At ground level, the spaces opening on to the street include: A 177 sq.m retail unit and its service yard access gate The entrance lobby to the office space located at first floor level An ESB sub-station and switch room that is required to open directly on to the street The entrance/ramp to the basement level residents’ car park.
ESB SUBSTATION
RETAIL
OWN DOOR APARTMENT
OFFICE ENTRANCE ENTRANCE TO BASEMENT CAR PARK
APARTMENTS LOBBY
Ground Floor Plan
ACCESS LANE WAY TO APARTMENTS
OFFICE SPACE
First Floor Plan
The spaces opening on to the rear side of the block include: The apartments entrance lobby and lift/stairs core. Two ground floor level apartments, one having ‘own door’ access. On the floors above Ground level (first, second, third, fourth) – apart from 168 sq.m. office space at first floor level the accommodation is exclusively apartments. The top (fourth) floor is set back a minimum of 1.5m from the parapet of the external wall of the block beneath and is clad in metal panel cladding. The total number of units in Block A is 27.
Second Floor Plan
GREEN ROOF
The Basement Car Park The entrance to the basement level car parking is located beside the Laneway entrance on Harold’s Cross Road. PHOTOVOLTAIC CELL PANELS
Third Floor Plan
Fourth Floor Plan
Inward opening automatic gates are set back 4m from the street front building line. The basement accommodates 93 car parking spaces.
Roof Plan
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
06 Report May 2019
4.0 The Proposal
Block B OWN DOOR APARTMENT
Apart from the own door units referred to above, the apartments entrance is located in the south gable wall which is located on the Access Laneway.
OWN DOOR APARTMENT
The Living/Kitchen/Dining areas in all the units in this block open onto private open space in the form of balconies. To minimise the concern of overlooking to neighbouring properties all balconies are located on the ‘inward looking’ East and West sides of the block. The gable ends of block B are considerably more ‘wall’ than opening and contain only bedroom windows.
OWN DOOR APARTMENT OWN DOOR APARTMENT
OWN DOOR APARTMENT
OWN DOOR APARTMENT
Like Block A, the top (fourth) floor is set back from the parapet of the external wall and is clad in metal panel cladding. The total number of units in Block B is 32.
APARTMENTS LOBBY
Ground Floor Plan
First Floor Plan
Second Floor Plan
GREEN ROOF
GREEN ROOF
PHOTOVOLTAIC CELL PANELS
Third Floor Plan
Fourth Floor Plan
Roof Plan
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
07 Report May 2019
4.0 The Proposal
Block C Similar to ‘B’ above, this block has its stairs/lift core in the centre of the building which is accessed from the laneway through the entrance at its southern end. The footprint/plan of block C has an angled projection on the west side of its otherwise orthogonal three sides. In section, (see attached), the building form steps back at third floor level as well as the set-back penthouse fourth floor. The total number of units in Block C is 32.
OWN DOOR APARTMENT
OWN DOOR APARTMENT
OWN DOOR APARTMENT
APARTMENTS LOBBY
Ground Floor Plan
First Floor Plan
Second Floor Plan
GREEN ROOF
GREEN ROOF
PHOTOVOLTAIC CELL PANELS
PHOTOVOLTAIC CELL PANELS
Third Floor Plan
Fourth Floor Plan
Roof Plan
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
08 Report May 2019
OFF-SET LINE OF EXISTING PROPERTIES ON WILFRID ROAD
BALCONY ORIENTATED INWARDS
The Massing There were a number of factors that influenced the development of the 3D massing of the scheme in a way that would work within the surrounding context. In the case of the south and west boundaries –
Maintaining a min. 22m distance from the rear windows of the existing properties on Kenilworth Park and Wilfrid Road. Ensuring the maximum number of balconies orientated inward within the scheme. Stepping back the rear of Block C to minimise overshadowing Wilfrid Road gardens.
In the case of the north boundary – In terms of site development , this property has similar parameters to our own. That is; there will always have to be a street front block (most likely with windows in its rear façade) and some form of open space behind it. Our proposal facilitates the site potential of this condition.
The Heights/Levels
Site Plan: in relation to Set off distances in relation to south and west boundaries
THIRD AND FOURTH FLOORS SET BACK TO AVOID OVERLOOKING REAR OF HOUSES ON WILFRID ROAD
The existing ground level on the site rises gradually from front to back. There is a difference of approximately 1 metre between the footpath on HCR and the back of the site. The ‘ground level’ of this development is proposed as 1.2m above the existing footpath level in front of the site on Harold’s Cross Road. The floor to floor height of the first 3 floors above ‘ground level’ is 3.2m. Above that, the top two floors have a floor to floor height of 3.4m (See section).
Site Section
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
09 Report May 2019
5.0 External Façade
Elevation Strategy A -- Outward Looking
Elevation Strategy B -- Inward Looking
There are two types of elevation strategy in the external façade design: ‘Outward-looking’ elevations - which include the Harold’s Cross Road street frontage and the gable ends of the three blocks. ‘Inward-looking’ elevations – the broadside facades that overlook the communal Garden Areas. A. The Outward looking elevations This façade type is essentially a brickwork wall with window openings. The width of the window opening varies from that with an individual window, or a wider opening that accommodates a window and solid panel combination. There is an element of irregularity with the window positioning of different floors designed to create visual interest between the different elevations and floors of the development.
Open landscaped courtyard between block A and B
B. The Inward looking elevations In this type the use of brickwork is limited to that of a perimeter frame at the gable ends and along the top of the elevation. Within that frame the façade is made up of a panelled system incorporating the patio window/door screens, individual windows, balconies and solid panels. The window variations between floors are regularized in contrast to the type A strategy described above. The Materials It is proposed that the brickwork in both elevation types will be a very light coloured brick with a lighter coloured mortar joint. By contrast, the solid panels incorporated in the window openings of type A are envisaged as a darker, bronze colour. In Type B elevation it is proposed that the panels are also in a bronze colour A light grey colour is proposed for the window framing in both façade types. On all three blocks the set-back top floor elevations are seen as a roofing/capping to the building and are clad in recessed seam metal sheeting.
Front elevation along Harold’s Cross Road
Open landscaped courtyard between block A and B
A- Outward looking B- Inward looking The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
10 Report May 2019
3.0 The Street Front
The Street Front The front Block (Block A) is located along the site boundary on Harold’s Cross Road. At ground level it has street frontage of 33m of which about half is a retail unit, an entrance foyer to the office space located at first floor level, the recessed gates to the underground car park and, at its north end, an ESB sub-station. The design of the front elevation of this block seeks to build on the character of this stretch of ‘Street’ on Harold’s Cross Road. Relating to the generally narrower and varying plot widths and heights that characterise this strip of Harold’s Cross Road, this frontage has been designed in the form of 2 blocks of different heights and widths. View North along Harold’s Cross Road from junction with Kenilworth Square and Rathgar Avenue
Varied street front context of Harold’s Cross Road
View South along Harold’s Cross Road
This ‘street front’ design includes the south gable corner of this block and takes the form of a 5 storey vertically proportioned block as a suitable architectural treatment to mark the bookend to this end of the ‘Street’.
Right Above: Notable additions along Harold’s Cross Road. Right Below: Bookend to ‘street’ opposite Harold’s Cross Park.
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
11 Report April 2019
6.0 Apartment Guidelines Compliance
Schedule of Areas
Compliance with: ‘Design Standards for New Apartments’ (March 2018) Below is a summary of this proposal’s response to aspects of the New Apartments Guidelines (march 2018). Other aspects of the of the Guidelines are dealt with in the compliance table on this page. The Principal apartment types are illustrated on the two following pages. Apartment Mix The proportion of 1 bed units is 37% Apartment Floor Area The average 2 bed apartment proposed is 82 sq m. The average 1 bed apartment proposed is 55 sq.m. Single/Dual Aspect The dual aspect proportion is 61% of the units. Floor to Ceiling Heights The floor to ceiling height is 2700mm on all floors. Communal Facilities As the number of units that have more than 1 bedroom is 58, i.e., less than 75, there is no requirement for a childcare facility within the development. Communal Amenity Space (C.A.S.) The number of 1 bedroom units in the proposal is 33. C.A.S. required is 33 x 5 = 165 sq.m. The number of 2 bedroom units in the proposal is 58. C.A.S. required is 58 x 7 = 406 sq.m. Total min. C.A.S. area reqd. = 571 sq.m. The C.A.S. provided is approx. 875 sq.m. (excludes the Laneway). Bike Storage Guidelines requirements – Residents provision: There are 149 bedrooms in the development. This requires provision of 149 bike storage spaces. Visitors provision: There are 91 units in the development. Visitor bike parking required is 46 spaces. Provided – 2 no. bike stores are provided for residents, with a total of 150 spaces. 60 spaces are accommodated in the 3 banks located along the Access Laneway indicated on the plan. The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
12 Report May 2019
6.0 Apartment Guidelines Compliance
Apartment Types A - E
Compliance with: ‘Design Standards for New Apartments’ (March 2018)
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
13 Report May 2019
6.0 Apartment Guidelines Compliance
Apartment Types F - J
Compliance with: ‘Design Standards for New Apartments’ (March 2018)
The Classic Cinema Site Harold’s Cross Road , Dublin 6 DesIgn Strategy Donnelly Turpin Architects
14 Report May 2019