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ST. TERESA’S GARDENS PART 8 SUBMISSION – SOUTH CENTRAL AREA

10th JANUARY 2014 St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014


CONTENTS PART 8 PLANNING SUBMISSION - TEXT OF NEWSPAPER AND SITE NOTICES

2–3

SITE LOCATION MAP

4

BACKGROUND

5-7

PROPOSED REGENERATION PHASING PLAN - PHASE 1 / PHASE 2 / PHASE 3

8

PROPOSED SITE PLAN – NEW BUILD – PARK – CONSOLIDATION AND REFURBISHMENT

9

PHASE 1 - PROPOSED CONSOLIDATION AND REFURBISHMENT

10 - 11

PHASE 1 - CONSOLIDATION AND REFURBISHMENT SCHEDULE OF ACCOMMODATION

12

PHASE 1 - CONSOLIDATION / REFURBISHMENT – HOUSEHOLD REQUIREMENTS

13

CONSOLIDATION AND REFURBISHMENT - Revision to previous Part 8 ref 2756/13 - SITE PLAN

14

PHASE 1 - REVISED REFURBISHMENT - TYPICAL BLOCK PLAN EXISTING AND PROPOSED

15

PHASE 1 - REVISED REFURBISHMENT - TYPICAL BLOCK PLAN EXISTING AND PROPOSED

16

PHASE 2 – PROPOSED RESIDENTIAL NEW BUILD

17

PHASE 2 – PROPOSED RESIDENTIAL NEW BUILD - ACCOMMODATION SCHEDULE

18

PHASE 2 AND 3 - REGENERATION PLANNING - Potential future site schematic for lands in the ownership of Dublin City Council

19

PHASE 2 AND 3 - REGENERATION PLANNING

20 - 22

DUBLIN CITY COUNCIL SPECIFIC REQUIREMENTS

23 - 25

DEVELOPMENT PHASING

26 - 29

SCHEDULE OF DRAWINGS and DRAWINGS

30 - 47

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

1


PART 8 SUBMISSION - St. Teresa’s Gardens, Donore Avenue Dublin 8 Part 8 Initiation - South Central Area Committee - 20th November 2013 Pre Part 8 Circulation - 29th November 2013 Part 8 Submission -10th January 2014 Proposing Department – Housing and Residential Services Department TEXT OF NEWSPAPER ADVERTISEMENT AND SITE NOTICE January 10th 2014 Comhairle Cathrach Bhaile Átha Cliath Dublin City Council Planning & Development Act 2000-2011, Planning and Development Regulations, 2001-2012, Part VIII Location: St. Teresa’s Gardens, Donore Avenue and nos. 23, 24, and 25 Eugene Street, Dublin 8. Proposal; Pursuant to the requirements of the above, Dublin City Council hereby gives notice of the following works at St. Teresa’s Gardens, Donore Avenue (area of subject lands c. 2.3 hectares) - to facilitate the proposed regeneration of the lands and the upgrading of the existing housing stock. The works proposed under this Part 8 Procedure comprise:

The demolition of 3 no. single storey terraced houses on Eugene Street (no’s. 23, 24 and 25); the closure of the eastern section of Darley’s Terrace* including the re-location of the existing ESB substation. *Note: Dublin City Council propose initiating an extinguishment of a public right of way / road closure process over this section of Darley’s Terrace in 2014 to facilitate the new development. St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

2


PART 8 SUBMISSION contd - St. Teresa’s Gardens, Donore Avenue Dublin 8 TEXT OF NEWSPAPER ADVERTISEMENT AND SITE NOTICE January 10th 2014 contd: The construction of 50 no. new residential units, including balconies / terraces, comprised of 16 no. apartments ranging between 3 - 5 storeys in height and 34 no. terraced houses ranging between 2 - 3 storeys in height. Revisions to the consolidation and refurbishment works to 2 no. existing four storey apartment blocks (previously approved under Part 8 Ref 2756/13) to now refurbish 60 no. existing units (including the amalgamation of 11 no. units to provide 8 no. larger units) providing 57 no. refurbished units. The provision of a new urban park providing passive and active recreational uses and children’s play facilities. Other works include the provision of a new road network comprising an entrance / road from Donore Avenue and a route / entrance from Eugene Street to the application site; all ancillary and associated enabling / site works including hard and soft landscaping, on-street car parking, boundary treatments, gates, bin stores, private gardens / courtyards, CCTV security and public lighting. The plans and particulars of the proposed development may be inspected or purchased at a fee not exceeding the reasonable cost of making a copy for a period of six weeks from Friday 10th January 2014 to Friday 21st February 2014, at the offices of Dublin City Council, Public Counter, Planning Department, Block 4 Ground Floor, Civic Offices, Wood Quay, Dublin 8, Monday to Friday 9.00 hrs to 16.30 hrs. Submissions or observations in relation to the proposed development, dealing with the proper planning and sustainable development of the area may be made in writing to: The Executive Manager, Dublin City Council, Planning Department, Block 4, Floor 3, Civic Offices, Wood Quay, Dublin 8 before 16.30 hrs on Friday 7th March 2014.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

3


N

Location of Site Notice (fixed to house) Site Area 2.3 hectares

Adjacent DCC lands Site Area c. 3.66 hectares

Note: Total Regeneration Site c. 5.96 hectares St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

4


BACKGROUND St. Teresa’s Gardens was built in the early 1950’s in response to the housing needs of the population of the city. The units as designed do not match Development Plan / Building Regulations, or the requirements for modern living. The design and layout of the scheme has given rise to anti-social behaviour, along with problems relating to child safety, security, car parking etc. The City Council has been active over the years in seeking a solution issues in Teresa’s Gardens / Dolphin’s Barn. John Thompson and Partners were appointed in 2005 by Dublin City Council to prepare a Framework Development Plan for the Dolphin’s Barn Area. The redevelopment of St. Teresa’s Gardens forms a key element of the Plan. The Framework Development Plan focused on revitalising the Dolphin’s Barn neighbourhood. Three key elements were proposed - A New Park in St. Teresa’s Gardens onto Donore Avenue, the relocation of the Boys Brigade football pitches to the park; Cork Street / Dolphin’s Barn Environmental Improvements and New Community Facilities. In 2008 the lands were re-zoned to Zoning Objective Z13 – To seek the social, economic and physical rejuvenation of an area. The feasibility of joint venture / PPP type project with the owners of adjacent sites (Player Wills site and Bailey Gibson Site) was explored, this process was inconclusive given the current economic climate. In 2010 the City Council decided to proceed with planning for the regeneration of St. Teresa’s Garden’s and for the upgrading or rebuilding of the existing social housing on the site. The 2011 – 2017 City Development Plan designates the lands as a Strategic Development and Regeneration Area SDRA 12 - St. Teresa’s Gardens with a Z14 zoning objective. This designation outlines the design parameters and permitted uses for the site. Design Development and consultation with the various stakeholders has been ongoing in the intervening period. Initial regeneration planning for the overall site makes provision for the proper planning and development of the lands in line with the objectives / aspirations of the Development Plan. St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

5


BACKGROUND - REGENERATION PROCESS - PRE PHASE 1 / PHASE 1 Dublin City Council in partnership with DoECLG, the St. Teresa’s Regeneration Board and the residents of St. Teresa’s Gardens is in the process of seeking to regenerate St. Teresa’s Gardens.

PRE PHASE 1 - 2011 CONDITION SURVEY - June to November 2011 – 150 occupied units surveyed - complete PHASE 1 - 2013 / 2015 PART 8 PROCESS - 2013 / 2014 Consolidation of tenancies and refurbishment of units and demolition of 10 no. flat blocks – approved Part 8 – Ref 2756/13 date 02/09/13) (note alteration of unit mix subject to this Part 8 process) REFURBISHMENT WORKS - 2013 / 2014 Refurbishment of apartments ongoing - 4 no. show units complete further unit completions December 2013 / January 2014 REFURBISHMENT WORKS - 2014 / 2015 Refurbishment, conversion and amalgamation of additional three and two bedroom apartments will take place on a phased basis in 2014 (subject to Part 8) DEMOLITIONS ENEABLING WORKS - 2014 Part 8 Ref 2756/13 date 02/09/13 demolition of 10 no. flat blocks on a phased basis as flat blocks are detenanted commencement Jan / Feb 2014 – enabling works to commence in 2014 LANDSCAPING WORKS - SUBJECT TO TENANT CONSULTATION - 2014 Hard and soft landscaping, parking provision, boundary treatment / gates, private gardens, CCTV security and public lighting - preliminary garden works completed - consultation ongoing - further phases commencing 2014 St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

6


BACKGROUND - REGENERATION PROCESS contd: PHASE 2 - NEW BUILD RESIDENTIAL - 2013 - 2016 PART 8 DESIGN DEVELOPMENT - 2013 On going consultation - community, DoECLG and Regeneration Board. October 2013 DoEHLG approval for Part 8 design development of approx 50 no. houses and apartments. November 28th 2013 Public Consultation Meeting PART 8 PLANNING PROCESS - 2013 / 2014 20th November 2013 - Initiation Part 8 Process - South Central Area Committee 29th November 2013 - Pre Part 8 - DCC Internal Circulation 10th January 2014 - Part 8 - submission of agreed scheme to Planning Registry 6th May 2014 - Part 8 - City Manager’s Report to City Council OTHER PROJECT STAGES TO FOLLOW - 2014 / 2016 Detailed design stage, tender process, appointment of contractor, construction etc. - subject to further DoECLG approvals at each stage PHASE 3 - REGENERATION PROCESS REGENERATION PLANNING On going consultation with DoECLG and the community / Regeneration Board on the future plans for the remaining lands in line with Development Plan objective - SDRA 12 St. Teresa’s Gardens Z 14. Development aspirations include uses compatible with the proper planning and development of the lands, increased permeability, improved access, street networks and land blocks which interface and integrate with the surrounding areas and adjacent sites / lands - Bailey Gibson, Players Wills, Coombe Hospital, Tenters etc.

It is envisaged that the remaining lands may be developed incrementally on a phased basis or as a whole over a longer term. St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

7


N

Phase 1 - commencing 2014 Consolidation & Refurbishment Nos. 7 – 38

Phase 1 - in progress Consolidation & Refurbishment Nos. 44 -71 Phase 1 - commencing 2014 Landscaping Improvements Temporary Park / Play Area Phase 1 - commencing 2014 Landscaping Improvements Temporary Football Pitch Phase 1 - commencing 2014 Access Road to refurbished blocks Phase 1 - commencing 2014 Landscaping Improvements New Temporary Boundary Phase 2 - commencing 2015 Residential New Build and Park 50 no. units Phase 3 – subject to future Planning / Consultation PROPOSED REGENERATION PHASING PLAN - PHASE 1 / PHASE 2 / PHASE 3 St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

8


N

ROAD CLOSURE DARLEY’S TERRACE NEW ENTRANCE EUGENE STREET

DATA New Build - 50 no. Units 16 no. apartments 8 no. 1 bed 2 person 8 no. 2 bed 4 person 34 no. terraced houses 24 no. 2/3 storey 3 bed 6 person 6 no. 3 storey 2 bed 4 person 4 no. 2 storey 2 bed 4 person 232 Bed spaces Site Area New Build = c. 0.82 Ha Density New Build = 61 units / Ha Site Area Refurb Blocks = c. 1 Ha Park Area = c. 0.48 Ha Apartments - 3 / 5 storey 8 no. 1 bed, 8 no. 2 bed Typical Terrace House 2 - 3 storey 3 bed 6 person Two Bed House 3 storey 2 bed 4 person

Typical Corner House 3 storey 2 bed 4 person Double Front House 3 storey 2 bed 4 person Consolidated / Refurbished Blocks 57 no. units Phase A – Park Children’s Play Facilities

PROPOSED SITE PLAN – NEW BUILD – PARK – CONSOLIDATION AND REFURBISHMENT St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

9


Phase 1 - Consolidation / Refurbishment (Revision to Part 8 Ref 2756/13 date 02/09/13 ) De-tenanting of flat blocks has been ongoing within the complex within recent years. In Phase 1 the consolidation of tenancies is proposed on the Eastern portion of the site. Upgrading refurbishment / remedial works will be carried out in the designated blocks commencing with current vacant units and extending to all units that will remain in occupation until the completion of the new build residential units (Phase 2). The extent of refurbishment works to units which will remain in occupation has been determined and includes a combination of dry lining and additional ventilation systems. Other upgrading works will include re wiring, new kitchens bathrooms / sanitary fittings, upgrading of heating systems, new front doors, internal redecorating and any additional remedial works deemed necessary. The application of insulated internal dry lining coupled with improved internal ventilation systems should improve the building energy rating of each unit and reduce the incidence of mould in the short term, however there are diffculites in implementing this solution given the limiting internal dimensions of the existing kitchens and bathrooms which are generally smaller in area than those in other flat complexes. The internal floor area of the existing units is generally inadequate for the number of bedrooms / occupants. Typically the two bedroom 3/ 4 person units are 51.5 - 52.5 sq metres in area while three bedroom 5 / 6 person units are 67 - 74 sq metres in area. (Development Plan target for 3 bedroom apartments = 100 sq metres, 2 bedroom apartments = 80 sq metres, 1 bedroom apartments = 55 sq metres). The proposed internal insulation system will result in an approximate 2.5% reduction in overall floor area per unit. In addition the insulation system will render the existing kitchens and bathrooms too small to be useable. The solution is to amalgamate the existing kitchens and bathrooms to create a larger bathroom and a utility / store room. The kitchens will require relocation. The existing living rooms are small and cannot accommodate a kitchen without amalgamation with an adjacent bedroom. The amalgamation of the living area with a bedroom to create a larger kitchen / living / dining room will greatly improve the residential amenity of the units. In this instance each unit will lose one bedroom, however the overall area per occupant will be align with the aspirations of the development plan. The existing unit mix will be altered as follows: Thirty nine no. 2 bedroom 3 / 4 person units (51.5 - 52.5 sq metres in area) and twenty one no. 3 bedroom 5 / 6 person units (67 - 74 sq metres in area) will become 36 no. one bedroom units, 15 no. two bedroom units and 6 no. three bedroom units It is proposed that the upgrading works will, as far as reasonably practicable in the context of the internal refurbishment of existing buildings, achieve compliance with the current building regulations and to address any issues in relation to Part B.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

10


Phase 1 - Consolidation / Refurbishment Part 8 January 2014 contd: Consolidation / refurbishment - South East Side / Donore Community Centre Refurbishment of 60 no. apartments, unit nos. 7 – 71 in 2 no. flat blocks as follows: To Donore Avenue a four storey flat block housing 32 no. apartments, unit nos. 7 – 38. (excluding 6 no. commercial units at ground floor level). Typical flat block; four storey blocks each housing 28 no apartments, unit nos. 44 – 71. Unit Areas The floor areas of all the existing units are substantially below Development Plan targets. (Development Plan target for 2 bedroom apartments = 80 sq m, 3 bedroom apartments = 100 sq m) unit floor areas will be reduced by approx 2.5% after dry lining. Two bedroom units are typically 51.5 / 52 / 52.5 sq metres in area. Three bedroom units are typically 67/ 67.5 /69 / 69.5 / 74 sq metres in area. There are currently no one bedroom units in the complex. Condition A number of problems / issues within the individual units have been recorded by DCC during a condition survey carried out during the latter half of 2011. Compliance with current building standards The units are not in compliance with current Building Regulations with a poor Building Energy Rating ranging from to be E to F based on studies of similar flat complexes. Fire Issues The majority of the units are not in compliance with current Fire Regulations as many units contain one or more inner habitable rooms. The proposal seeks to remedy this issue by eliminating all inner rooms by amalgamating rooms to form larger living spaces (i.e. each unit will lose one bedroom, - three bed units will generally become two bed units – except where two units are amalgamated to form larger units – and two bed units will become one bed units) , the introduction of lobbies where required and other fire engineering measures deemed appropriate / necessary.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

11


Phase 1 - Consolidation / Refurbishment Accommodation Schedule St. Teresa's Gardens Schedule of Accommodation Consolidation and Refurbishment January 2014 Existing Proposed

60 no. units - 39 x 2 bedroom, 21 x 3 bedroom 57 no. units - 36 x 1 bedroom, 15 x 2 bedroom, 6 x 3 bedroom Existing Unit Type

Typical Block Ground Floor -

1st,2nd &3rd Floors

1 - 3 bed 2 - 2 bed 3 - 2 bed 4 - 2 bed 5 - 2 bed 1 - 3 bed 2 - 2 bed 3 - 2 bed 4 - 2 bed 5 - 2 bed

Existing No.of Bedrooms

Proposed No.of Bedrooms

2 2 1 1 1 7 total 6 6 3 3 3 21 total

3 2 2 2 2

2 1 1 1 1

67.5 52 52.5 52.5 51.5

3 2 2 2 2

2 1 1 1 1

67.5 52 52.5 52.5 51.5 Total = 1,582

2 1 1 1 5 total

2 3 2 2

1 1 2 1

3 3 9 3 0

3 3 2 3 3

3 2 1 2 1

52 67 (52 new area) 52.5 (66 new area) 55 Total= 275 77 133 105 69 (80 new area) 69.5 52 74 omitted

3 3 24 total

2 2

3 1

No. of Units

Floor Area

(m2) per Unit

East Front Block Ground Floor -

Commercial Units

1st,2nd &3rd Floors

10 - 2 bed 12 - 3 bed 13 - 2 bed 14 - 2 bed Laundrette DCC offices Boxing Club 8A - 3 bed 9 - 3 bed 10 - 2 bed 11 - 3 bed 12 - 3 bed 13A - 2 bed 14 - 2 bed

52.5 (103 new area) 55 Total = 1,889.5

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

12


Phase 1 - Consolidation / Refurbishment – current household requirements

Refurbishment Part 8 January 2014 (Revision to Original Part 8 September 2013)

UNIT TYPE

Existing tenancies / existing households Revised Part 8 January 2014 Front and typical block Original Part 8 ref 2756/13 Front and typical block

Number of units

No of units occupied 83

Proposed 57

Proposed 52

No. of units to be 1 bed units 2 bed units 3 bed units amalgamated

30

36

23

26

15

18

27

not applicable

83 no. units 30 x 1 bed, 26 x 2 bed, 27 x 3 bed

11 no . unit 57 no. units amalgamations 36 x 1 bed, 15 x 2 bed, 6 x 3 bed 6 yield 8 no. units (net loss 3 no. units) 168 bed spaces approx

23 no. unit 52 no. units amalgamations 23 x 1 bed, 18 x 2 bed, 11 x 3 bed 11 yield 15 no. units (net loss 8 no. units)

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

13


Location of Site Notices (fixed to railings)

Alteration to previous Part 8 ref 2756/13 Consolidation & Refurb Nos. 7 – 38

Alteration to previous Part 8 ref 2756/13 Consolidation & Refurb Nos. 44 -71

Granted Part 8 Ref 2756/13 Phase A Demolitions 6. no flat blocks to be demolished incrementally

Granted Part 8 Ref 2756/13 Phase B Demolitions 4. no flat blocks to be demolished incrementally

CONSOLIDATION AND REFURBISHMENT - Revision to previous Part 8 ref 2756/13 - SITE PLAN

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

14


TYPICAL BLOCK REFURBISHMENT Three bedroom units become two bedroom units, approx 65 - 70 sq m, with larger bathrooms and kitchen / living / dining accommodation. Two bedroom units become one bedroom units, approx 50 - 52 sq m, with larger bathrooms and kitchen / living / dining accommodation.

General

TYPICAL BLOCK FLOOR PLAN EXISTING 28 no. units - 8 X 3 BED / 20 X 2 BED (2 x 3 BEDROOM UNITS / 5 x 2 BEDROOM UNITS PER FLOOR )

Internal insulation to all exterior walls. Other upgrading works will include re wiring, new kitchens, new bathrooms and sanitary fittings, upgrading of heating systems, replacement of front doors, internal redecoration and any additional remedial works deemed necessary.

PROPOSED BATHROOM AND UTILITY PROPOSED KITCHEN / LIVING / DINING PROPOSED LIVING ROOM PROPOSED KITCHEN BEDROOM

Existing kitchens and bathrooms are amalgamated to form new large bathroom and utility / storage.

NEW LOBBY / HALL Type 1 – 2 bed 67.5 sq m

Type 2 – 1 bed 52 sq m

Type 5 – 1 bed 51.5 sq m

Type 2 – 1 bed 52 sq m

Type 4 – 1 bed 52.5 sq m

Type 1 – 2 bed 67.5 sq m

Type 1, 2 and 3 Existing living room amalgamated with a bedroom to form large kitchen living dining room.

Type 4 and 5

Type 3 – 1 bed 52.5 sq m

One bedroom units with separate kitchen / dining and living areas

TYPICAL BLOCK FLOOR PLAN PROPOSED 28 no units – 8 X 2 BED / 20 X 1 BED (2 x 2 BEDROOM / 5 x 1 BEDROOM PER FLOOR)

CONSOLIDATION AND REFURBISHMENT - Revision to previous Part 8 ref 2756/13 - TYPICAL BLOCK PLAN EXISTING AND PROPOSED

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

15


EAST BLOCK REFURBISHMENT Three bedroom units become two bedroom units , approx 65 - 70 sq m, with larger bathrooms and kitchen / living / dining accommodation. Two bedroom units become one bedroom units, approx 50 - 52 sq m, with larger bathrooms and kitchen / living / dining accommodation.

EAST BLOCK FLOOR PLAN EXISTING - 32 NO. UNITS (13 x 3 bed / 19 x 2 bed) 4 x 3 bedroom units / 5 x 2 bedroom units - nine units per upper floor 1 x 3 bedroom units / 4 x 2 bedroom units - five units per ground floor

General

PROPOSED BATHROOM AND UTILITY

Internal insulation to all exterior walls. Other upgrading works will include re wiring, new kitchens, new bathrooms and sanitary fittings, upgrading of heating systems, replacement of front doors, internal redecoration and any additional remedial works deemed necessary.

PROPOSED KITCHEN / LIVING / DINING PROPOSED LIVING ROOM PROPOSED KITCHEN BEDROOM NEW LOBBY / HALL Type 11 – 2 bed 74 sq m

Type 10 – 1 bed 52 sq m

Type 9 – 2 bed 69.5 sq m

Existing kitchens and bathrooms are amalgamated to form new large bathroom and utility / storage.

Type 8 – 3 bed 80 sq m approx

Type 9, 10 and 14 Type 13 – 3 bed 103 sq m

Type 10 – 1 bed 52 sq m

Type 10 – 1 bed 52 sq m

One or two bedroom units Type 8, 13 type 12 omitted Large three bedroom units Type 11

Type 12 – omitted

EAST BLOCK FLOOR PLAN PROPOSED - 29 NO. UNITS ( 6 x 3 bed / 7 x 2 bed / 16 x 1 bed) loss of 3 units eight units per upper floor – 2 x 3 bedroom units / 2 x 2 bedroom units / 4 x 1 bedroom units (24 no. upper floors) five units per ground floor - 1 x 2 bedroom units / 4 x 1 bedroom units (5 no. ground floor)

Two bedroom units Type 14 – 1 bed 51.5 sq m

CONSOLIDATION AND REFURBISHMENT - Revision to previous Part 8 ref 2756/13 - FRONT BLOCK PLAN EXISTING AND PROPOSED

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

16


PHASE 2 – PROPOSED RESIDENTIAL NEW BUILD The Department of Environment Community and Local Government have indicated approval in principle for: The demolition of six no. flat blocks on the North West side of the site to facilitate new build housing. The construction of 50 no. residential units; comprising a 2 / 3 storey terrace housing scheme of 34 units and a 3 / 5 storey apartment block of 16 no. apartments onto Donore Avenue with a multi use park / sports / recreation area. Proposed site area 0.82 Hectares approx. Unit design Units are designed to meet revised Part M, Part L - current Building Regulations and Department of Environment Community and Local Government Best Practice Guidelines – Delivering Homes, Sustaining Communities. Units are dual aspect and enjoy private, secure front and rear gardens, or private balconies and a shared courtyard in the case of apartments. On street parking is provided - approx 71 no. parking spaces. Houses are designed for families with a habitable rooms (living / kitchen / family room) at entrance level with direct access to the back garden, WC / wet room at entrance level, family bathroom and generous circulation / storage. Four no. corner houses have small back gardens, this is compensated for by a large roof terraces / loggias off the second floor living space – these units are suitable for families with older children. All units are level access – houses are accessed via small terrace gardens from the street, apartments share a common ground floor entrance lobby and individual units on each floor are accessed via stair and lift core. Materials / finishes All street elevations of houses and apartments are of brick with details in architectural concrete – sills, copings, door canopies etc. Rear elevations of houses are permanent render finish to a selected colour. A fibre cement slate finish is proposed for pitched roofs. Windows are of powder coated aluminium to selected colour externally with timber finish internally. Front doors are timber with a glazed panel. Railings etc. are of galvanised steel. St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

17


PHASE 2 – PROPOSED RESIDENTIAL NEW BUILD Accommodation Schedule Schedule of Accommodation New Build - St. Teresa's Gardens - January 2014 50 no. residential units - 8 no. one bed apartments, 8 no. 2 bed apartments, 10 no. two bed houses, 24 no. 3 bed houses.

Block A - 5 storey

Unit Type - apartment

Ground Floor Ground Floor

One bed 2 person - Unit type 3 Two bed 4 person - Unit type 4

1st,2nd3rd &4th Floors 1st,2nd3rd &4th Floors Data per floor Data x 4 floors Block A totals

Two bed 4 person - Unit type 3 One bed 2 person - Unit type 4

Block B - 3 storey

Unit Type - apartment

Ground Floor Ground Floor

Two bed 4 person - Unit type 1 One bed 2 person - Unit type 2

1st,2nd Floors 1st,2nd Floors Data per floor Data x 2 floors Block B totals Block A and B totals Stair and lift core Access decks

Two bed 4 person - Unit type 1 One bed 2 person - Unit type 2

No.of Bedspaces/ unit No. of Units 2 4 6 bedspaces 4 2 6 bedspaces 24 bedspaces 30 bedspaces

Unit Type - house

Typical terrace 3 storey Two bed three storey Two bed Corner House 3 storey Two bed terrace 2 storey House totals Overall totals

Three bed 6 person - Unit type Two bed 4 person - Unit type Two bed 4 person - Unit type Two bed 4 person - Unit type

1 1 2 units 1 1 2 units 8 units 10 units

4 2 6 bedspaces 4 2 6 bedspaces 12 bedspaces 18 bed spaces 48 bed spaces

1 1 2 units 1 1 2units 4 units 6 units 16 apartments 1 core in total 3 no. in total

59 80 139 59 80 139 556 695

terrace 25 terrace 18

terrace 24 terrace 12

24 2 4 4 34 houses 50 units

82 55 137 82 55 137 274 411 1106

terrace 24 terrace 12

Private open space Garden /Terrace / Balcony (m2)

No.of Bedspaces/ unit No. of Units 6 4 4 4 184 bedspaces 232 bed spaces

terrace 25 terrace 18

Terrace / Balcony Area Floor Area (m2) (m2) excl balcony

No.of Bedspaces/ unit No. of Units

52 sq m foot print ground floor n /a 19.6 sq m foot print ground floor n /a

Housing 2 - 3 storey

Terrace / Balcony Area Floor Area (m2) (m2) excl balcony

76 36 25 68 - 86

Floor Area (m2) 121.7 100.8 98.7 83.8 3852.4 4958.4

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

18


Phase 2 Residential New Build 50 no. units Phase 3 / other phases Potential Residential Use Phase 3 – Phase B of Park and Sports Facilities c. 1.2 Ha Phase 3 / other phases Mixed Use Phase 3 / other phases Residential use PHASE 2 AND 3 - REGENERATION PLANNING - Potential future site schematic for lands in the ownership of Dublin City Council

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

19


PHASE 2 AND 3 – REGENERATION PLANNING – Potential future planning of the lands DUBLIN CITY DEVELOPMENT PLAN REQUIREMENTS FOR REGENERATION – St. Teresa’s Gardens SDRA 12 St. Teresa’s Gardens (inclusive of the former Player Wills, former Bailey Gibson sites and Coombe Hospital lands) “The development of a network of streets and public spaces will be promoted to ensure the physical, social and economic integration of three key sites in this area (St. Teresa’s Gardens, former Player Wills and former Bailey Gibson sites) with further integration potential with the sites of the Coombe Hospital and White Heather Industrial Estate”. Strong permeability through these lands will be encouraged to generate movement and activity east to west (connecting Dolphin’s Barn Street and Cork Street with Donore Avenue) and north to south (connecting Cork Street and Donore Avenue with the South Circular Road and Grand Canal corridor). A high quality public domain, provision of pedestrian and cyclist routes and provision of active streets will be promoted. The outline regeneration design process tested a number of development options ranging from within the DCC land block, to options linking to or including the surrounding sites, all options envisaged an expanded street network and increased permeability throughout the land block. “ A vibrant mixed-use urban quarter will be promoted with complimentary strategies across adjoining sites in terms of urban design, interconnections and land use”. The outline envisages a number of development options and mix of uses. Residential uses are concentrated around the park while other uses are proposed to the rear of the site linking with adjacent lands which had planning permissions for a variety of uses. A new public park is proposed as a landmark feature and integral part of the master plan with passive supervision by residential and other uses. This park will have a comprehensive landscaping strategy to provide significant greenery within the scheme and will make provision for a diverse range of recreational and sporting facilities for use by the wider neighbourhood. The park has been located so as to be accessible to the general area and visible from surrounding streets, residential uses are proposed overlooking the park - the scale and type of residential development will be determined in future planning processes. Multi use recreation amenity and functionality is proposed, on consultation with the City Council Parks Division the playing pitches are sited adjacent to the existing community hub, Donore Hall, to facilitate supervision / management and the use of the changing facilities in the centre.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

20


PHASE 2 AND 3 – REGENERATION PLANNING contd: DUBLIN CITY DEVELOPMENT PLAN REQUIREMENTS FOR REGENERATION – St. Teresa’s Gardens A community hub will be incorporated into the scheme to provide a wide range of community facilities accessible to the wider neighbourhood. Opportunities to highlight the heritage of the local area by proposing community uses close to important landmark buildings such as St. Teresa’s Church will be promoted. The outline proposal envisages facilities located adjacent to the existing community facility at Donore Hall, Church Lands etc. The regeneration lands and Dolphin’s Barn will be promoted as a significant destination point at the southern end of the Cork Street corridor with potential benefits filtering through to other locations close by. In particular, synergies will be promoted moving northwest towards St. James Hospital and the Luas Line and to the north and northeast to rejuvenation proposals under the Liberties local area plan. The new park, playing pitches and future mix of uses combined with increased permeability will deliver on this objective. Mix of uses – Development Plan objective - SDRA 12 St. Teresa’s Gardens It is proposed that Regeneration Planning for the remaining lands will provide for a mix of uses compatible with the zoning. The outline proposed by City Architects indicates potential access points, street networks and land blocks which interface and integrate with the surrounding areas and the adjacent sites / lands Bailey Gibson, Players Wills, Coombe Hospital. With regard to the existing commercial / community uses on site it has been indicated by the Housing and Residential Services Department that commercial uses in the 1st phase of regeneration - residential development - will not form part of the proposal. Accommodation options for the existing commercial operators and sporting organisations are under consideration and are subject to further discussion / consultation. Development Plan Residential unit mix Development Plan Guidelines One bedroom units - maximum 20%, three bedroom units - minimum 15%. Proposed : One bed units - 16%, two bed units - 36%, three bed units - 48%. Proposed Building Heights Development Plan Guidelines - Residential max 6 stories, office 7 stories. Proposed - terrace housing units two / three storeys, apartments three / five storeys.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

21


PHASE 2 AND 3 – REGENERATION PLANNING contd: DUBLIN CITY DEVELOPMENT PLAN REQUIREMENTS FOR REGENERATION contd: Density – Sustainable Development in Urban Areas Development Plan Guidelines Minima 50 units per hectare on public transport corridors Proposed 50 no. residential units, site area new build approx 0.82 hectares (to centre of road including full property curtilage) Density Proposed Residential New Build = 61 units / hectare Note: Existing two storey red brick housing on nearby Hamilton Street - 24 residential units, site area approx 0.442 hectares. Density = approx 54 units / hectare (comparative density on Hamilton Street is calculated to the centre line of surrounding streets and includes the full property curtilage). It is proposed that Phase 3 of the Regeneration will achieve higher densities and a mix of tenure and uses on the lands. It is considered that a lower density residential use on this perimeter of the site is appropriate as the proposed housing backs onto existing single storey residential use on Eugene Street. Plot Ratio Development Plan Guidelines - 1.0 – 3.0 Site Coverage Development Plan indicative overall site coverage of 50% *Public open space Note: City Development Plan policy is to develop the green network, enhance bio-diversity and provide public open space throughout the city, the provision of public open space is required in development proposals for strategic development and regeneration areas zoned Z14 – this policy applies in the case of St. Teresa’s Gardens. Along with the requirements set out for residential development, 10% of the site area will be reserved as public open space in all development proposals on strategic development and regeneration areas (Z14). Depending on the location, the type of space could contribute towards the green network, provide local parks, provide playgrounds/play spaces, provide outdoor civic spaces/plazas, improve the streetscape/ amenities/landscaping. A series of options were considered re the location, extent, design, mix of uses and phasing in relation to the provision of public open space. Dublin City Council propose a phased development of a landmark park (Phase a c. 48 ha) onto Donore Avenue which has good interface / inter visibility with the existing residential areas and any proposed residential / commercial areas. Future regeneration planning may examine potential development onto Donore Avenue.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

22


DUBLIN CITY COUNCIL SPECIFIC REQUIREMENTS GENERAL It is recognised that the current proposal is an element of a larger scheme that will be delivered over several phases. The proposed works (and future phases of development) will be subject to the specific requirements of Dublin City Council Divisions and Departments and as such will be carried out in compliance with these requirements. DRAINAGE DIVISION REQUIREMENTS A full Stage 3 Flood Risk Assessment (FRA) in accordance with The Planning System and Flood Risk Management, Guidelines for Planning Authorities, November 2009, issued by the OPW for the site is appended to this application. The FRA identifies all flood risks as required document and outlines mitigation measures, where appropriate. A SuDs strategy also informs the FRA. A comprehensive site drainage plan will be designed on the completely separate system, allowing for the initial development needs of this proposal and the longer term drainage requirements of the entire site. The drainage plan shall incorporate Sustainable Drainage Systems (SuDS). Existing water courses that traverse the site have been located, CCTV surveys to ascertain their condition and any remediation / rehabilitation works are included in the report. The location of proposed connections to the public drainage network will identified, and potential connections required to serve additional phases of the overall site development will be agreed at detail design stage. All main trunk pipelines will be in compliance with the Greater Dublin Regional Code of Practice for Drainage Works.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

23


DUBLIN CITY COUNCIL SPECIFIC REQUIREMENTS contd: ARCHAEOLOGY REQUIREMENTS The City Archaeologist’s report is appended to this application. A desk top study of the history, archaeology and built heritage of the site is appended to this application. All works requiring appropriate archaeological monitoring will be carried out in consultation with the City Archaeologist. CONSERVATION REQUIREMENTS A Conservation Record Study is appended to this application as per the requirements of the Conservation Officer. Where appropriate materials deemed to be of intrinsic interest examplars of type will be salvaged, elements such as granite kerbs etc. will be salvaged for re-use as appropriate. Photographic material, drawings and written record will be provided in hard copy and digital formats for archiving in the City Archive and the Irish Architectural Archive. ROADS AND TRAFFIC PLANNING DIVISION The Roads and Traffic Planning Division has indicated ‘no objection in principle to the proposal’.

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

24


DUBLIN CITY COUNCIL SPECIFIC REQUIREMENTS contd: Archaeology Section Planning, Economic Development and International Relations Department Civic Offices Block 3 Floor 3 Wood Quay Dublin 8 City Archaeologist’s Report To: Date: Location: Planning Ref: Proposed:

Area Planner; City Architects Friday, 13 December 2013 St Teresa’s Gardens pre-planning Part VIII LAW Regeneration

Archaeological Report I received a copy of a desktop study of the above site by Siobhan Duffy and Antoine Giacometti dated 8th August 2013. The report assesses the archaeological potential of the site, which lies immediately outside the zone of archaeological potential for Dublin City, which abuts the north eastern limits of the site. The report identifies the potential for post-medieval features (section 6) and known watercourses relating to industrial activity on the site. It identifies areas of moderates, low to moderates and moderate high potential and recommends monitoring of groundwork and works to underground water systems associated with the redevelopment. The report is sufficient to satisfy archaeological requirements to date and I concur with the finding. A detailed method statement / impact statement of all related works should be prepared by the contractor’s archaeologist prior to commencement of works. I recommend the following to be included in the tender brief.

Recommendation The contractor shall retain a suitably qualified licensed-archaeologist to advise regarding the archaeological implications of site clearance, demolition and/or construction methodology and to make appropriate recommendations for mitigation including detailed survey as necessary. The contractor shall allow for the resolution of archaeology (both on site and necessary post excavation) in the project budget and timetable. The archaeologist shall undertake licensed archaeological monitoring of all demolition and sub-surface works associated with the development including the breaking and removal of any floor slabs, levelling of ground etc. The archaeologist shall consult with and forward their Method Statement in advance of commencement to the City Archaeologist. In the event of archaeological features being located in the course of the monitoring, the developer shall facilitate the archaeologist in fully recording such features, including if necessary the archaeological excavation of such features. In the event of significant archaeological features on site, the archaeologist retained by the contractor shall immediately contact the City Archaeologist. The City Archaeologist (in consultation with the National Monuments Service, Department of Arts Heritage and Gaeltacht) shall determine the further archaeological resolution of the site. A written and digital report (on compact disc) containing the results of the archaeological monitoring shall be forwarded on completion to the City Archaeologist and National Monuments Service, Department Arts Heritage and Gaeltacht. Following submission of the final report to the City Archaeologist, where archaeological material is shown to be present, the archaeological paper archive shall be compiled in accordance with the procedures detailed in the Dublin City Archaeological Archive Guidelines (2008 Dublin City Council) and lodged with the Dublin City Library and Archive, 138-144 Pearse Street, Dublin 2. Reason In the interest of preserving or preserving by record archaeological material likely to be damaged or destroyed in the course of development. Signed Ruth Johnson PhD, FSA MIAI

St. Teresa’s Gardens Regeneration

Cc: Tom Condit, National Monuments Service DAHG

Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

25


Phase 1 - commencing 2014 Consolidation & Refurbishment Nos. 7 – 38

Phase 1 - in progress Consolidation & Refurbishment Nos. 44 -71 Phase 1 - commencing 2014 Landscaping Improvements Temporary Park / Play Area Phase 1 - commencing 2014 Landscaping Improvements Temporary Football Pitch Phase 1 - commencing 2014 Access Road Phase 1 - commencing 2014 Landscaping Improvements New Temporary Boundary

ST. TERESA’S GARDENS – DEVELOPMENT PHASING

PHASE 1 St. Teresa’s Gardens Regeneration Part 8 Submission

South Central Area Architects Report

Housing and Residential Services Department City Architects Division

January January 10 10thth 2014 2014

26


Phase 2 - commencing 2015 Residential New Build and Park 50 no. units

ST. TERESA’S GARDENS – DEVELOPMENT PHASING

PHASE 2 St. Teresa’s Gardens Regeneration Part 8 Submission

South Central Area Architects Report

Housing and Residential Services Department City Architects Division

January January 10 10thth 2014 2014

27


Phase 1 – commencing 2014 Consolidation & Refurbishment Nos. 7 - 38

Phase 1 - in progress Consolidation & Refurbishment Nos. 44 - 71 Phase 1 - commencing 2014 Landscaping Improvements Temporary Park / Play Area Phase 1 - commencing 2014 Landscaping Improvements Temporary Football Pitch Phase 1 - commencing 2014 Access Road Phase 1 - commencing 2014 Landscaping Improvements New Temporary Boundary Phase 2 - commencing 2015 Residential New Build and Park 50 no. units

ST. TERESA’S GARDENS – DEVELOPMENT PHASING

PHASES 1 and 2 St. Teresa’s Gardens Regeneration Part 8 Submission

South Central Area Architects Report

Housing and Residential Services Department City Architects Division

January January 10 10thth 2014 2014

28


Phase 2 - completion 2016 Residential New Build and Park 50 no. units Phase 3 – subject to future Planning / Consultation

ST. TERESA’S GARDENS – DEVELOPMENT PHASING

PHASES 2 and 3 St. Teresa’s Gardens Regeneration Part 8 Submission

South Central Area Architects Report

Housing and Residential Services Department City Architects Division

January January 10 10thth 2014 2014

29


SCHEDULE OF DRAWINGS - St. Teresa’s Gardens Part 8 Planning Submission January 10th 2014 Drawing Title:

Size

Scale

Drwg. No.

site location

A1

1:1000

1

A

site layout plan

A1

1:500

2

A

context elevations

A1

1:500

9

A

Apartments ground floor plan

A1

1:100

10

A

Apartments upper floor plans

A1

1:100

11

A

Apartments sections bb / cc

A1

1:100

12

A

Apartments elevations #1

A1

1:100

13

A

Apartments elevations #2

A1

1:100

14

A

Apartments section aa / elevation

A1

1:100

15

A

terrace housing plans

A1

1:100

16

A

terrace housing elevations

A1

1:100

17

A

Existing Plans Typical Block

A1

1:100

CA1122 PLN 03

Refurbishment Plans Typical Block

A1

1:100

CA1122 PLN 03 Rev A

Refurbishment Front Block East Existing Plans

A1

1:100

CA1122 PLN 05

Refurbishment Plans Front Block East

A1

1:100

CA1122 PLN 05 Rev A

Refurbishment Existing Sections Typical Block

A1

1:100

CA1122 PLN 06

Refurbishment Existing / Proposed Elevations Typical Block

A1

1:100

CA1122 PLN 07

Refurbishment East Block Existing / Proposed Elevations

A1

1:125

CA1122 PLN 09

New Build 50. No Units

Refurbishment 57 no. units (post refurbishment) A

A

St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

30


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

31


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

32


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

33


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

34


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

35


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

36


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

37


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

38


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

39


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

40


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

41


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

42


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

43


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

44


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

45


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

46


St. Teresa’s Gardens Regeneration Part 8 Submission

Architects Report

Housing and Residential Services Department City Architects Division

January 10th 2014

47


St Teresa's Part 8 Submission (Jan 2014)