U2 Visitor Centre and exhibition space at Handover Quay.

2018

Planning Report for a development at 15-18 Hanover Quay, Dublin 2 Town Planning Report Planning Report to accompany planning application lodged with Dublin City Council on behalf of Golden Brook Limited and MHEC Ltd. for a U2 Visitor and Exhibition Centre at No.15-18 Hanover Quay, Dublin 2.

Manahan Planners 38 Dawson Street, Dublin 2 6/25/2018

Introduction This report was prepared to accompany a planning application for a proposed development at 15-18 Hanover Quay, Dublin 2. The Applicants are proposing to demolish an existing warehouse, in use as U2’s rehearsal and recording studio and storage space, and to construct a 3-storey over-basement replacement structure on the footprint of the existing structure.

Figure 1: Site Location Map

The proposed new building will accommodate a U2 Visitor and Exhibition Centre containing a re-construction of the bands original studio, exhibition space, reception, ancillary merchandising, cafe, auditorium and archive accommodation over four levels, all accessible to the public in addition to private administration and storage space, and ancillary services.

Figure 2: Aerial photo of the subject site in the urban context.

15-18 Hanover Quay

Page 2

It is proposed that the visitors centre will contain exhibit spaces which will house memorabilia from U2's vast musical history including old guitars, performance outfits and other paraphernalia from their past.

The Proposal seeks to provide activation to the southern facade, which fronts onto the Grand Canal Dock. It is proposed to install a removable pontoon so the public can access and egress from the building on the waterside. The Applicants also intend to utilise the space over the water at ground floor level by providing a seating area for patron’s/public. The consent of Waterways Ireland has been obtained.

The proposal represents a contemporary response to an area rich in built heritage from the area’s industrial past, but now containing many buildings with high quality contemporary architecture which is changing the character of the area.

Background Concept The existing building is now little used but has become a place of pilgrimage for U2 fans worldwide some of whom leave messages in graffiti form on the building. It is proposed to demolish the existing buildings and to create a world-class tourist attraction featuring a permanent, yet constantly evolving, exhibition of the U2 story on the site where they recorded six albums.

It is envisioned that visitors will be able to explore the U2 story through high-tech, immersive and experiential scene-setting installations, as well as through multilayered thematic displays. The voice of the band will be a constant throughout, alongside those with whom they have collaborated and others to provide an alternative ‘present day’ perspective. The goal will be to create a sense of the social, cultural and political context of the band’s work and their inspiration. Rather than a passive experience, visitors will be encouraged to become part of the U2 story, interacting and engaging to uncover deeper layers.

It is envisaged that this permanent exhibition on the site where the band recorded much of their music will make the Dublin Docklands and Grand Canal Dock a destination experience for the millions of U2 fans around the world. The surrounding area and Dublin will gain from this additional tourist attraction.

15-18 Hanover Quay

Page 3

Site Context The subject site is located in Grand Canal Dock, approximately 1.5 km to the east of Dublin City Centre, on Hanover Quay. The premises consist of a series of connected warehouse buildings, built in the 1940’s, 919 sq. m in floor area, and has been in use as a recording studio by U2 for many years. The building itself has little architectural merit but the cultural significance of the site is considerable.

The area has seen dramatic change over the last two decades with the influx of large amounts of new residential and office-based development. There are numerous cafés, shops and restaurants at ground floor nearby which provide for a vibrant quay front.

In addition, the Marker Hotel and the Board Gáis Energy Theatre occupy prominent sites surrounding Grand Canal Square.

Figure 3: View of the subject buildings from the western side of Grand Canal Dock

Grand Canal Dock is also used for recreation and leisure such as water sports.

Located directly to the east of Britain Quay are numerous warehouses which have historic value due to the industrial heritage of the area. The adjacent building (to the west), 9 Hanover Quay, is a Protected Structure (RPS No. 3513). As such the proposed development is designed to respond appropriately to this designation.

Figure 4: Photo of the subject buildings from the north west

15-18 Hanover Quay

Page 4

The subject site is located within a Conservation Area (which covers all of Grand Canal Dock and its fringes) and is within a Strategic Development Zone (SDZ).

Planning History According to our research no recent planning history for the site exists.

Pre-application Consultation There were a number of Pre-Application meetings held with officers of the City Council Planning Department, the Docklands Division of Dublin City Council and the Public Realm Division of Dublin City Council. Meetings were also held with the Transportation and Drainage Divisions of Dublin City Council.

There were meetings held also with Inland Waterways Ireland in relation to the interaction of the proposal with Grand Canal Dock. Discussions were also held the Tourist Authorities.

15-18 Hanover Quay

Page 5

The Proposal The following description is contained within the statutory notices: "Planning permission is sought by Golden Brook Limited and MHEC Ltd. to carry out a development involving the demolition and replacement of an existing 2 storey building (919 sq. m in floor area), in use as a recording and rehearsal studio and storage at 15-18 Hanover Quay adjoining Grand Canal Dock, Dublin 2.

The new building (with a total floor area of 2,684 sq. m), on the footprint of the existing building, will be a 3-storey over-basement structure, (four storeys in total), 14.4m in height, to be used as a U2 Visitor and Exhibition Space open to the public containing a re-construction of the band’s original studio, various exhibit areas, reception, visitor WC’s, café, ancillary merchandising and auditorium In addition, private administration, storage, archive, plant, staff accommodation and facilities (including 28 bicycle spaces) will also be provided over four levels.

The upper floors of the building will cantilever over the adjoining Grand Canal Dock where a removable pontoon splayed in depth from 0m up to a maximum of 10m is proposed. The basement will be protected from the quay wall by secant piles.

Other works will include associated drainage, attenuation tank and all associated site development works which are indicated in the attached documents related to this application.”

In summary, the proposal entails: 1. Demolition of existing structures and construction of a 3 storey over basement building (4 storeys in total) to include: • Basement: Storage, public and private archive space, public and staff W.C’s and shower facilities, staff bicycle facilities, attenuation tank, rainwater harvesting and miscellaneous services, • Ground Floor: A splayed public entrance at the east corner giving public access to reception area, café area with ancillary merchandising inset, visitor bicycle spaces, staff entrance to street at north west corner, ESB Substation, • First Floor: Public Exhibition space and administrative offices and meeting rooms • Top Floor: Gallery/Exhibition space with projection and Forum/performance space.

15-18 Hanover Quay

Page 6

•

•

Pontoon: to be created over adjoining water body varying from 0 to 10 metres wide. This will accommodate visitors arriving at the centre and will provide an area to appreciate the building as it cantilevers in steps over the pontoon.

A new footpath and taxi lay-by could be provided on Hanover Quay. This would require the agreement of the Transportation Division of Dublin City Council. The applicants would be prepared to enter into discussions with Dublin City Council to financially contribute toward the cost of proving this public infrastructure.

The floor plans lodged with this application indicate these layouts internally. They also show a possible arrangement for a new public footpath and lay-by.

It is expected that 10 administrative staff will work full time on the premises and 16 staff will work in the visitor exhibition centre.

The building is designed by ODAA to internally accommodate the exhibition material and allow the public to enjoy the space but also to externally create an attractive and significant building which will contribute to the stock of buildings of architectural quality in the Grand Canal Dock area. The following images indicate its form.

Figure 5: CGI imagery showing view facing west

15-18 Hanover Quay

Page 7

Figure 6: CGI imagery showing oblique view facing east

Figure 7: CGI imagery displaying view facing west from floating platform

15-18 Hanover Quay

Page 8

Figure 8: CGI showing oblique view from South Quay of Docks

Figure 9: CGI image showing view from Hanover Quay facing west

15-18 Hanover Quay

Page 9

U2 Visitor and Exhibition Centre: The Vision The following is an excerpt from a document prepared by the applicants and their advisers that sets out the Applicant’s vision for the content of the proposed Visitor and Exhibition Centre and what it is intended to display: “U2 are amongst the most significant and influential musical acts of the last 40 years. They have maintained their dominance even as the cultural landscape around them has shifted. Their continuing ability to reinvent not only themselves, but the standards by which rock music and performance is measured, demonstrate the level of their importance. This document explores the potential for telling this story in a permanent U2 experience in Dublin.

This will be an experience which exists in the present. The proposed exhibition is not a retrospective experience, nor is it an outpost of the rock and roll hall of fame. It is not even an exhibition simply about music. It is an exhibition about the way in which four Dubliners helped to change the way we think about writing, recording, performance, design, fashion, politics, identity, charity, media and art.

Visitor will explore U2’s story through immersive and experiential scenesetting installations, as well as through multi-layered thematic displays that cross time. The voice of the band will be a constant throughout, alongside those with whom they have collaborated and others to provide an alternative ‘present day’ perspective.

To create a sense of the social, cultural and political context of the band’s work and their inspiration. Beginning with their roots in Dublin in the 70’s.

Telling the story of the band’s early years within a series of abstract scenes ‘the Music Room’ or ‘Larry’s Kitchen’ - while, at the same time, looking forward to the present day, connecting themes across time rather than taking a purely chronological approach to the narrative.

To allow detailed exploration of some of the early albums set in the context of Windmill Studios and Dublin. The process behind these albums experienced thematically, allowing visitors to explore the band’s creative process in song writing and recording; with comparison to their later work.

Rather than a passive experience, visitors are to be encouraged to become part of the U2 story, interacting and engaging to uncover deeper layers. Mix music, break down into component parts - understanding complexity/nuances etc. This space could also have a strong physical connection with ‘A New U2 Performance’.

15-18 Hanover Quay

Page 10

A transition space. On the road/back-stage: the band, the crew, the kit. A strong link to the archive with potential for dense displays to illustrate the breath of the collection. Allowing visitors to interrogate individual elements through AVs and interactivity.

‘A New U2 Performance’ is the next way for the public to engage with U2 and their performances. It is the next U2 creation, different from a tour in that it combines their music with authentic U2 history and performance.

This zone works as one holistic experience where the identity of the space can, through large-scale projection/LED screens/video mapping, take on the character of individual tours. Highlighting elements of set architecture/costume/props/instruments within the ‘archive’ and combining them with actual footage and music from key performances to create a ‘live’ show. In between shows, visitors will explore connected themes in interactive spaces beyond.

Performance related themes: costume, stage craft, video art etc. explored through interactive exhibits in a zone connected directly to the performance space, accessed through archive ‘stores’.

A forum for discussion. A ‘live’ environment. A gathering space. The Hub of the U2 Experience. The Forum is where visitors interact. It can be a living and organic space that could allow up-and-coming bands to perform or record, fans and visitors to upload their feedback/memories of past performances, or a updatable area where visitors can find out about upcoming tours or releases.”

The space internally is currently open and flexible and will be laid out in a manner that seeks to achieve the vision set out in the document quoted above. The new building can become an exciting and ever evolving space, changing constantly internally, and as such will become a repeating destination and an amenity for both locals and tourists alike. The creative input of the applicants will ensure that the premises will always be an innovative, imaginative and exciting development.

15-18 Hanover Quay

Page 11

Planning Policy Considerations The proposal is located within an area with the Z9 “Amenity/Open Space Lands/Green Network” use zoning objective in the Dublin City Development Plan 2016-2022. This is stated “to preserve, provide and improve recreational amenity and open space & green networks”.

Figure 10: Zoning Map with site boundary outlined in yellow

The Development Plan defines Open Space as: “Open space is any land (active or passive use), including water, whether enclosed or not, on which there are no buildings (or not more than 5% is covered with buildings), and the remainder of which is laid out as a garden/community garden or for the purposes of recreation, or lies vacant, waste or unoccupied. It also includes school playing fields, playgrounds, urban farms, forests, allotments, and outdoor civic spaces.”

Cultural/recreational building and uses and café/restaurant are both considered “Open for Consideration” Uses under Z9 zoning in the Development Plan.

Appendix 21 of the Development Plan defines a Cultural/recreational building: A building, or part thereof, used for purposes of a concert hall/music hall, theatre, conference centre, cinema, bingo hall, swimming pool, skating rink, gymnasium, squash centre, health studio, and most indoor sports facilities not involving the use of firearms or motorised vehicles.

15-18 Hanover Quay

Page 12

It also includes: • • • • • •

An art gallery (but not for the sale or hire of works of art) A museum A public library or public reading room A public hall An exhibition hall A social centre, community centre, or non-residential club, but not a dance hall.

Clearly the use proposed can be considered as a “cultural recreational building” which will contain a “gallery”, a “public exhibition hall”, will contain a “café/restaurant”, and which in part will continue the storage and administration already on the site. The use can fit within the definition of concert hall/music hall, theatre, conference centre. The proposal is therefore consistent with the Use Zoning provisions as set out in the Development Plan.

Strategic Development Zone The site is located within a Strategic Development Zone as identified in the Dublin City Development Plan.

Sites within this area require to be accompanied by a second and separate document that outlines the consistency and compliance of the proposal with the provisions of the Planning Scheme for the Dublin Docklands area. This separate document accompanies the application.

The site is immediately adjacent to an area categorised as Strategic Development and Regeneration Area 6 in the Development Plan. This designation “provides for the continued physical and social regeneration of this part of the city”.

The proposal is consistent with that objective.

The subject site is included in City Block 22: “Campshires and Water Bodies” in the North Lotts and Grand Canal Dock Planning Scheme 2014. It contains the following paragraph in reference to the redevelopment of buildings on the campshire: “To provide for the sensitive redevelopment and re-use of existing structures and buildings of historical interest and allow for limited pavilion style/kiosk development on the campshires. Such development must provide for the animation of the campshires, be of high design quality and must not compromise the integrity of the campshires nor impede pedestrian and cycling access.”

It is submitted that this proposal complies with that requirement.

15-18 Hanover Quay

Page 13

Figure 11: Docklands SDZ Block Numbers Map

15-18 Hanover Quay

Page 14

Figure 12: Docklands SDZ map of City Block 21 & 22

There are a number of references to the subject site in the North Lotts & Grand Canal Dock Planning Scheme, not least in regard to the tourism potential of the building and its place in the heritage and cultural fabric of the Docklands area: “The U2 studios at Hanover Quay and Windmill Lane Studio for instance are part of the cultural heritage of the area and should be celebrated with new innovative tourism offering.”

The document also identifies the legacy of the graffiti wall on the building’s north facade: “There is also the potential for outdoor street-art exhibitions as a means of engaging with youth culture and reflecting the area’s rich musical heritage, as in the case of the existing graffiti art in the vicinity of the U2 Studios at Hanover Quay.”

It identifies the legacy of the building as something that can be harnessed in the delivery of further creative and cultural activities in the area: “There is also the opportunity to connect with the existing cultural and professional landscape in the area, having particular regard to the presence of commercial cultural venues, as well as the design and creative expertise of the 15-18 Hanover Quay

Page 15

digital media or tech sector. Furthermore, the U2 legacy with strong historic connections to their Hanover Quay Studio and the Windmill Lane Recording Studios as well as the Liffey Trust with its state-of-the-art dance studios, are all successful platforms to leverage further cultural activity.�

15-18 Hanover Quay

Page 16

Town Planning Assessment of Proposal As indicated above the proposal is consistent with the Use Zoning provisions of the Dublin City Development Plan.

Land Use As outlined above, the site is located within the Dockland’s SDZ area and is zoned Z9: “Amenity/Open Space Lands/Green Network” under which ‘Cultural/recreational building and uses’and‘café/restaurant’ are both considered Open to Consideration Uses in the Development Plan.

The docklands is still in a nascent stage of its development as a new living, working and entertainment quarter in the city. The proposed exhibition centre will provide a major draw to both Dublin residents and also those visiting the city and contribute to the creation of a destination feel to the wider Dockland’s area.

This part of the Docklands does already benefit from the presence of landmark institutions such as the Bord Gáis Theatre. The proposed exhibition space will provide a constant flow of day-time visitors to provide a counter balance to the largely event and evening focused attraction offered by the aforementioned theatre.

Tourism When An Bord Pleanála approved the Planning Scheme for the area earlier this year, it said: "The U2 studios at Hanover Quay were part of the cultural heritage of the area and should be celebrated with new innovative tourism offering."

The Proposal is consistent with and supportive of Development Plan Policy CEE12: (i) - “to promote and facilitate tourism as one of the key economic pillars of the city’s economy and a major generator of employment and to support the provision of necessary significant increase in facilities such as hotels, apart hotels, tourist hostels, cafes, and restaurants, visitor attractions, including those for children.

Policy CEE12: (ii) seeks “to promote and enhance Dublin as a world class tourist destination for leisure, culture, business and student visitors”.

Section 6.5.3 identifies the need to continue to develop our tourism infrastructure by creating “new visitor attractions” in the city. It identifies how “many of our key visitor attractions such as Guinness Storehouse, the National Museum at Collins Barracks and Jameson Distillery at Smithfield are in regeneration areas with poor quality public domain and vacant or dilapidated properties.”

The subject site is located in an area that has a high quality public realm, that is surrounded by recently or soon to be constructed buildings of good quality and generally has the requisite infrastructure in place to attract tourists to the area.

What it requires is more attractions to entice visitors to come to the Grand Canal Dock area.

A U2 exhibition space is a one off, an attraction and a concept that is of Dublin, that is of the Docklands and one that can be to Dublin what the types of unique and place defining institutions such as Rijksmuseum is to Amsterdam, Berghain is to Berlin or ParcGuell is to Barcelona.

15-18 Hanover Quay

Page 17

The proposed development will contribute to the creation of a world class tourism and cultural offering that will provide a complementary use to the extensive quantities of office, apartment and entertainment uses existing and proposed in the area.

Built Form The existing buildings are currently in poor condition, and in need of significant refurbishment. The proposed development is located within a Conservation Area.

Policy CHC4 of the Development Plan seeks to “protect the special interest and character of all Dublin’s Conservation Areas (11.1.5.4).”It states that “development within or affecting all conservation areas will contribute positively to the character and distinctiveness; and take opportunities to protect and enhance the character and appearance of the area and its setting, wherever possible”.

The character of the area has been transformed in recent decades. This mostly came about through its designation within a Strategic Development Zone, which has stimulated an extensive process of regeneration. Little of the previous industrial and dockside character has been retained aside from the occasional pastiche architectural maritime reference.

The Applicants and their Design team have had regard to the Conservation Area designation and submits that the proposed design will not negatively impact the special character of the Conservation Area. Instead, it is argued that the proposed development will greatly improve it by redeveloping an underutilised building and creating a distinct and visually interesting building with a vibrant and active ground floor use. The proposed composition of the building is unashamedly contemporary expressing a hard-industrial language through its rectilinear form and use of materials.

The Proposal reaches a height of 14.1m, which is larger than the neighbouring building at 9 Hanover Quay but considerably lower than the emerging buildings on the opposite side of the street.

It is submitted that the proposal is a high quality architectural response to the site and its location adjoining a Protected Structure (9 Hanover Quay).

Public Realm: We have had regard to the “Public Realm Master Plan for North Lotts + Grand Canal Dock SDZ Planning Scheme (2014)”.

Currently there is little or no activity generated by the buildings in this block nor do they have active uses that stimulate visual interest to the passer by. The proposed development includes entrances on all three open sides of the building, providing an increased activation of the street. The northern facade (facing Hanover Quay) is to contain a highly animated elevation at ground floor level with street art motifs on the facade, in a reference to its current form, where U2 fans have etched and sketched on the wall and left messages for the band.

The east elevation at Ground Floor level (facing the campshire) is to be clad in decorated precast concrete panels.

15-18 Hanover Quay

Page 18

The south elevation at Ground Floor level will be fully glazed and give onto a pontoon outside which will be passive space suitable for public congregation providing for a much-improved relationship with Grand Canal Dock. This elevation will have a number of entrance doors to facilitate fluid movement of people between the building and the pontoon outside.

It is submitted that the proposed development will contribute to the vitality and vibrancy of the public realm and streetscape and make a significant contribution to the emerging built form character within the Grand Canal Dock area.

Transport and Parking It is not proposed to provide parking on site in line with the existing position. It is submitted that this is acceptable having regard to the accessibility and location of the proposal in such close proximity to the city centre, and public transport routes (notably the DART nearby) into the city centre. Moreover, in the case of a visitor’s centre, most patrons will be tourists who do not have cars and therefore most patrons will arrive by taxi or public transport.

The report notes “The proposed development will result in an absolutely negligible and unnoticeable change in traffic conditions locally in terms of car movements, and, through the specific non-provision of any dedicated on-site parking, it will encourage pedestrian movement, cycling and the use of public transport in accordance with best-sustainability practices”.

NRB Consulting Engineers Ltd were appointed to address the Traffic/Transportation issues associated with the proposal. Their report is included with the application. It notes how a footpath and loading/set down bay can be provided with the approval of Dublin City Council on whose land these facilities would need to be located. The report concludes: “We conclude that the proposed development is not expected to have any adverse impact in terms of traffic capacity or safety on the surrounding road network. We therefore would support a grant of planning for the development from Dublin City Council.”

Architects Design Rationale The architects ODAA have prepared a Design Statement for this application and it is enclosed. It includes the following considerations; “The design of the new structure needed to respond to the specific restraints of the existing site and structures, tapping into the energy and attitude of the area while being conscious of the profound connection between the band and their home. As the entirety of the available site was occupied by a series of existing structures, there was limited opportunity to develop to the northern, eastern and western boundaries.

While a vertical development would have been possible, there would have been a potential negative impact on the residential developments behind, currently under construction. Alongside recommended limits for the heights of proposed new structures within this part of the Docklands, it was decided at an early stage to as much as possible limit the vertical expansion and instead look at developing horizontally.

15-18 Hanover Quay

Page 19

In addition, the clients brief suggested a floor plate well in excess of what was available within the confines of the existing structures footprint. This meant that the new structure would therefore need to expand over the adjoining Grand Canal Dock which presented the opportunity to engage with the waterway in a more meaningful manner.

Given the anticipated visitor numbers and the limited amount of open space around the site, a new entrance plaza has also been designed as a pontoon structure to sit over the adjoining canal dock on the southern boundary. This allows visitors to access the building from the south facing water edge and also gave us the opportunity to open up the ground floor plate along its full length, providing an uninterrupted vista over the adjoining waterway. In turn, this helps to further animate the adjoining Campshires area and encourages further public activity along the canal bank.

The proposed new exhibit structure itself is then arranged in a series of three vertically staggered blocks, which will cantilever over the new entrance plaza in two sections at first and second floor level.

The splitting of the building into three distinctive linear blocks also acts to reinforce the horizontal or linear nature of the proposed new building which in turn enjoys a better proportional relationship with the open expanse of the adjoining quay side. This was central to the development of the initial concept and would not have been possible with a more vertically articulated structure.”

Conservation Report The new building adjoins a Protected Structure and accordingly a Report from a Conservation Architect is enclosed with the application. It assesses the buildings as follows: “The buildings are industrial buildings dating from the mid-twentieth century. Although the small central two-storey building has some interesting features – most notably the paired, steel-framed doors with their glass block fanlights – the buildings generally are of limited architectural merit. Both internally and externally, the buildings have undergone significant alterations.

The main significance of the site and the buildings is in their use as recording studios for U2. Following the demolition of the original Windmill Lane Studios, this building at Hanover Quay has become one of the main focal points for U2 fans visiting Dublin and the many visitors to the site have left their mark in the form of graffiti on the external walls of the building.”

In relation to the demolition of the buildings the report notes: “We consider that the existing building represents an example of an existing structure which makes a neutral contribution to the Conservation Area in architectural terms and that its replacement with a high-quality building could make a positive contribution to the amenities of the area.

Although not of great architectural importance, the building does have cultural significance in its association with U2. We note however, that the 15-18 Hanover Quay

Page 20

proposed new development is intended to retain and reinforce this cultural connection.”

The report notes the proximity to a Protected Structure.

“The two-storey stone-built warehouse of c. 1850, which adjoins the existing Recording Studios on the western end of the site, is a protected structure.

This building is currently in use as a private house.

The proposed new building will directly adjoin the Protected Structure. It will be important to prepare a detailed method statement for construction works - particularly excavation works - in proximity to the Protected Structure, in order to ensure that no damage is caused to the Protected Structure during the construction of the proposed development.”

The report concludes, “We consider that the proposed development represents a high quality contemporary development which will contribute positively to the area, will maintain and reinforce the cultural significance of the site and will provide a new public amenity for the city.”

Compliance with SDZ An additional report showing compliance with the Planning Scheme of the SDZ has been prepared by Manahan Planners and is enclosed.

Screening for Appropriate Assessment Planning applications are now required to undertake a “scanning” as to whether the project proposed could have significant effects on a Natura site, such that a Natura Impact Study (NIS) is required to be lodged with the application.

In relation to screening for this proposal, the design, the change of use nature of the development, limited scale, mitigating measures proposed and location of the development, will ensure that the proposal will not have any significant effects on a Natura site.

Because there is no likelihood of significant ecological effects on the qualifying interests of the Natura sites downstream, it is reasonable to conclude that the screening carried out shows that the further more detailed stages of the Appropriate Assessment procedure are not required.

15-18 Hanover Quay

Page 21

Conclusion The proposal is consistent with the Use Zoning Provisions of the City Development Plan and is otherwise consistent with the Development Management Provisions of the City Plan.

The proposal is consistent with the Policy Provisions of the Dublin City Plan, in particular the policy of the City Council to support the further development of the tourist offer in Dublin. The proposal will expand the offer available to tourists in Dublin. It will provide an innovative tourism offer and assist with the continued expansion of tourism.

The Building will add to the architectural quality of buildings in the Grand Canal Dock Area. It will add to the stock of contemporary buildings of high quality being developed in Dublin.

The proposal will assist with the continued regeneration of Docklands in line with the Objectives of the Planning Scheme for the Strategic Development Zone (SDZ).

The existing building has a significant cultural importance. The proposal will allow that significance to be continued and enhanced on this site. It will do so in a manner that will provide a new amenity for Dubliners and tourists alike.

The proposal will not be injurious to the adjoining Protected Structure.

It is submitted that the proposal will not be injurious to the amenities of property in the vicinity by way of overlooking, overshadowing or excessive traffic generation. In regard to the latter point, the report of NRB traffic consultants addresses this issue.

In summary, we submit that the subject proposal • • •

is consistent with the proper planning and sustainable development of the area, is consistent with the provisions of the SDZ Planning Scheme is consistent with the City Development Plan.

Accordingly, we request that the planning authority grant permission for this welcome and appropriate development as proposed.

Manahan Planners 25th June2018

15-18 Hanover Quay

Page 22