Download Report

PHIBSBOROUGH
LOCAL AREA PLAN
2015
DRAFT
PHIBSBOROUGH LOCAL AREA PLAN 2015
DUBLIN CITY COUNCIL 2015
TABLE OF CONTENTS
Page
Page
Chapter 1: Introduction1 Chapter 5: LAP Development Strategy 1.1
Introduction2
1.2
Amending the 2008 Local Area Plan (LAP)
2
1.3
Plan Area2
1.4
Local Area Plan Preparation Process4
Chapter 2: Review and Statutory Context
5
2.1
Review of 2008 Phibsborough/ Mountjoy LAP
6
2.2
Policy and Statutory Context 7
Chapter 3: Vision & Key Objectives for Phibsborough
11
24
5.1
Introduction25
5.2
Landuse 25
5.3
Housing28
5.4
Economic Development And Employment30
5.5
Movement And Transport32
5.6
Public Realm And Green Infrastructure36
5.7
Community And Social Infrastructure42
5.8
Built Heritage And Conservation47
5.9
Arts, Culture And Tourism51
5.10
Water Services And Other Infrastructure56
5.11
Sustainability Strategy59
60
6.1
Introduction61
6.2
Mater Hospital62
6.3
Phibsborough Town Centre65
6.4
Printworks/ Smurfit Site 70
6.5
Cross Guns Bridge74
6.6
Mountjoy Prison
Complex78
6.7
Other Key Development Opportunities (NCR, Dorset St)
81
Chapter 6: Key Site Framework Strategies Chapter 4: Historical Context and Character of Area 13
4.1
Historic Evolution 14
4.2
Character Appraisal 15
4.3
Population Profile
22
Chapter 7: Implementation and monitoring
82
7.1
Introduction83
7.2
Achieving Objectives83
7.3
Phasing83
7.4
Implementation, Monitoring And Review83
AMENDED PHIBSBOROUGH LOCAL AREA PLAN 2015
CHAPTER 6 : KEY SITE FRAMEWORK STRATEGY
Phibsborough Local Area Plan 2015 Chapter 6
6.3 PHIBSBOROUGH TOWN CENTRE
The village of Phibsborough is centred on the cross-roads
of Phibsborough Road and the North Circular Road, and
boasts many fine examples of Edwardian and Victorian
architecture, in addition to more modern developments. In
1968 the centre of retail and commerce was extended along
the Phibsborough Road with the construction of the Phibsboro
Shopping Centre, one of the first shopping centres built in
Dublin City. Today however the centre is dated in its
appearance and has a limited retail offering. It does however
have the significant advantage of offering refurbishment and
redevelopment opportunities right in the heart of the village.
To the rear of the shopping centre is Dalymount Park, home to
the Bohemian Football Club since 1901. In 2008 when the first
Phibsborough/Mountjoy LAP was drafted and adopted it was
anticipated that Bohemian FC would relocate out of the area,
thus freeing up this site for redevelopment. With a different
financial climate existing since 2008 the club no longer has
plans for relocation, and the focus is now to stay at Dalymount
Park and explore options for improvement.
In exploring objectives for the overall town centre, this key site
can essentially be considered in two halves:
(1) the commercial shopping centre and adjoining land, and
(2) Dalymount Park.
Each site should be allowed to be developed independently
or in collaboration should the desire exist. Achieving improvements for the area is the key objective. Located in the heart of
the village and serving an important district centre role, these
sites play a key role in the delivery of an attractive and vibrant
hub for Phibsborough.
SITE 2
SITE 1
65
CHAPTER 6 : KEY SITE FRAMEWORK STRATEGY
1. Phibsboro Shopping Centre and
adjoining Lands
The use type on the site should be mixed, combining a range
of uses including retail, office, leisure and residential, thus
encouraging multi-purpose trips and enhancing the retail
experience. The revitalisation strategy should focus on
achieving an amount and quality of convenience shopping
to minimise outflow of expenditure and unsustainable travel
patterns. Building on this complimentary uses including
comparison retail, café, restaurants, local services etc should
be provided. Developing the space above the shopping for
compatible uses such as cinema, restaurant, leisure uses and
housing helps to increase gross densities and can contribute
to the creation of a compact urban form. Providing an element
of complimentary uses that stay open later is also desirable,
thus creating an ‘evening economy’ and a sense of vitality
within the heart of the village.
Existing Site description
The existing Phibsboro Centre is a typical 1960’s pre-cast
concrete structure which some say should be demolished,
while others advocate its “protection”. It comprises of a
series of shops at ground floor level, and a landmark
seven-storey office building above. The centre is anchored by
a Tesco supermarket and also has the benefit of a gym and
medical practice at first floor level. It is set back from the street
with surface car parking to the fore, and with additional car
parking in a roof-top car park at first floor level. In terms of floor
area it provides c. 2,500 sq.m of retail, 3,500 sq.m. of office
and 400 sq.m. of restaurant/gym use. The site, in terms of land
ownership extends back to include a grassed embankment
once used as a spectator standing area for Dalymount Park
Football Ground. Also within this overall site is the land once
occupied by the nineteenth-century tram depot, and now the
location of Euro Car Parks, at 345-349 North Circular Road.
Potential for Refurbishment/ Redevelopment /
Zoning Objectives
Phibsborough is identified within the Dublin City Development
Plan 2011-2017 as a Key District Centre. This represents the
top-tier of urban centres outside the city centre, the objective
of which is to act as a strong spatial hub providing a comprehensive range of commercial and community services to the
surrounding population. Key District Centres are also identified for their capacity for greater retail provision, where they
are well served by public transport, where there is a need for
regeneration and where there is a significant quantum and
intensity of population. The existing Phibsboro Shopping
Centre site is ideally located in the heart of the village and
close to several major public transport connections. The existing retail offering is limited and does not adequately serve the
existing population. It needs to be revitalised and extended to
offer a more competitive retail mix and to be more in line with
modern retailing environments. It needs to expand, diversify
and upgrade the retail profile to include higher order uses and
speciality shops to reflect its status as a higher order centre
within the retail hierarchy.
66
Phibsborough Local Area Plan 2015 Chapter 6
Given the central location of this site within the village and its
proximity to Quality Bus Corridors and the new Luas Cross
City, it is considered a key site for employment generating
uses. As such the predominate use on the site should focus
on job creation. Residential development should account for
no more than 30% of gross floorspace for the site.
In bringing forward any proposals for redevelopment, the
Development Plan states that within district centres:
Proposals for new development must contribute towards the
improvement of these centres in terms of the regeneration of
sites and vacant premises and urban design. Within the traditional core of these centres, the priority will be to develop a
unique shopping destination, complemented by restaurants,
cafés, cultural uses and an attractive public domain with high
levels of pedestrian permeability.
Proposals for development at this location shall have regard
not only to the relevant Dublin City Development Plan but also
to the Retail Planning Guidelines for Planning Authorities and
the companion document, Retail Design Manual, Department
of Arts, Heritage and the Gaeltacht, April 2012.
Density and Mixed-Use
Redevelopment proposals for this key site shall be of a suitably high density to maximise its central location and proximity
to public transport facilities. Care should however be taken
to respect the distinct Victorian character of the surrounding
streets and the character and scale of the existing area.
Form and Design
The delivery of a form and design, that enhances the
streetscape, is attractive and welcoming, and that creates an
intimate setting for the pedestrian is fundamental in any new
design proposals. New designs should be modern in form and
human in scale, providing opportunities for social interaction.
The removal of the existing surface car parking to the front
of the Shopping Centre is a basic requirement in any redevelopment proposal. The building line along Phibsborough
Road should be brought forward creating an attractive street
frontage which integrates the development with the existing streetscape. The building line to the North Circular Road
CHAPTER 6 : KEY SITE FRAMEWORK STRATEGY
Phibsborough Local Area Plan 2015 Chapter 6
should also be addressed with appropriate in-fill and landscaped design proposals.
Uses should animate the street and efforts should be made to
limit the presence of large convenience shopping to the street
front by setting such uses within the scheme, with smaller units
such as hairdresser, café, bookshop etc facing the street.
Materials should be of high quality and durable. Should future
proposals include the retention of the existing office tower,
then opportunities should be explored to re-clad this building
to enhance its visual appearance. The proliferation of antennaeon its roof should be removed or screened out of public
view.
Heights
The existing single- and two-story building is of poor visual
interest and detracts from the streetscape; it gives no sense
of enclosure and no sense of place. The 7-storey office block
(above retail) provides a focal point and landmark building, of
debatable merit.
The Development Plan 2011-2017 identifies Phibsborough
as a location suitable for mid-rise buildings up to a maximum
height of 50m, subject to assessment. (This is based on a
floor-to-ceiling height of 4m for offices, i.e. up to 12-storey, and
3m for residential, i.e. up to 16-storey) For this site, taking into
account the grain of the existing surrounding streetscapes it
is considered that a 9-storey commercial/12 storey residential
building (i.e. 36/37metres) is the maximum height suitable for
this site. High buildings should be visually and architecturally
coherent and provide an attractive contribution to the skyline,
and shall be subject to the assessment criteria set out in the
Development Plan.
Fronting onto the North Circular Road, a building of 3-storey
with a possible 4th storey set back is considered appropriate.
This lower scale is proposed based on the narrow plot width
within the historic core and proximity to protected structures.
Connectivity and Public Realm
Development proposals for this site will need to address the
issue of connectivity both to the wider environment and within
the site.
Proposals will be required to meet the Development Plan
standards for car parking and cycle parking for all its
users, in addition meeting the service needs for the site.
Proposals for redevelopment shall explore options of linking
the North Circular Road site (between 343 and 351 NCR) and
the main site along Phibsborough Road, with a possible new
pedestrian link developed along a new public realm. As a large
key site within the heart of the village the site will be required
to provide a new public realm/ civic plaza within its boundary.
This space may face onto Phibsborough Road or the NCR,
whichever is deemed more suitable in the overall design. It
shall be surrounded by appropriate animated uses.
The new civic space will have a high quality public
realm, with appropriate attention given to lighting, seating, bins, paving, shelter etc. It should be a place that can
encourage people to linger longer, or to gather at times of
celebration. It shall incorporate new high quality public art that
helps to celebrate this space and to create visual interest.
The site shall also make provision within its boundary for a
new dublinbike parking facility, to enhance its overall accessibility and connectivity to the wider area, in association with
Dublin City Council. Provision for a taxi rank may also be
required.
Bohemians FC. It has also hosted numerous music concerts
and other leisure events.
Tucked behind the Phibsboro Shopping Centre and the
residential terraces of Connaught Street, St. Peter’s Road and
Dalymount, the exits to the public street are non-descript and
uninviting. The only real defining feature for this local landmark is the unattractive floodlights which dominate the skyline.
In 2008 when the previous LAP was prepared for this area, it
was envisaged that Bohemian FC would move out of the area
to a new stadium in north county Dublin thus freeing up this
land for redevelopment.This move is no longer sought and the
club now wish to retain their presence at Dalymount Park.
The retention of Bohemiams FC and Dalymount Park within
the heart of Phibsborough is seen as a positive move for the
future of the area. It is an objective of this Plan to see the
land at Dalymount retained as a recreational and sporting
centre for the wider area. Redevelopemnt opportunities which
enhance this site as a sporting venue will be supported.
At pre-planning stage the developer shall enter into discussion with Dublin City Council to discuss access arrangements.
The applicant may be required to provide a shared pedestrian access to Dalymount Park from the North Circular Road
entrance. With Dalymount set to be enhanced as a sports
and leisure facility for the area, the synergy between the two
sites should be explored with best use made of available land.
Shared/ combined car parking arrangements may also be feasible.
In keeping with the recommendation set out in the Retail Planning Guidelines future applicants will be requested to submit a
design statement for any major retail proposal, justifying why
the design solution proposed is considered the most suitable
for the site. A detailed landscaping plan will also be required.
2. Dalymount Park
The grounds at Dalymount Park have been home to Bohemian
Football Club since 1901, historically hosting many key international matches, but recently used more for home games of
Founded in 1890, the Bohemian Football club was a pioneer
of the game in Dublin. Moving originally amongst various
venues, they settled at Dalymount Park in 1901. This venue
proudly staged the first ever Irish Cup final in 1903, watched
by a crowd of 6,000 spectators. Steeped in history, both the
Bohemian FC and Dalymount Park offer unique opportunities
to celebrate a sporting heritage of National and local significance. Celebrating this rich history within a multi-use space
at this location should be a consideration for any expansion
and redevelopment proposals.
67
CHAPTER 6 : KEY SITE FRAMEWORK STRATEGY
The site backs onto an existing mixed primary school, St
Peters National School which caters for c. 450 pupils. While
recent extensions and renovations have seen improvements to this school, it is served by a relatively small hall and
outdoor space. As part of any redevelopment proposals, it is an
objective of the LAP to engage with the Department of Education and Skills regarding the potential to extend the school
into the grounds of Dalymount park should the need exist
and/or to provide access for pupils to the sporting facilities on
offer. Opening the school hall for community use could also be
explored as part of this, to ensure optimum use is made of all
community facilities.
Access into the grounds of Dalymount Park is currently not
ideal. Examining access arrangements in conjunction with the
Shopping Centre would provide the optimum benefit for both
sites.
Phibsborough Local Area Plan 2015 Chapter 6
With the redevelopment of the Prison now a longer term objective this linkage was reviewed and reassessed. There is currently a narrow pedestrian lane linking the Royal Canal Bank
with Devery’s Lane. It is believed that any redevelopment along
Devery’s Lane in the foreseeable future should allow for an
enhanced pedestrian/cycle environment, eliminating the sharp
turns or blank corners, which currently lead into the pedestrian
lane. If in the future the Prison site gets redeveloped, then this
linkage could be enhanced by the demolition of Nos. 13,14 &
15 Villa Bank, Royal Canal Bank. Such a proposal would not
result in the demolition of any historical fabric of merit, and has
the potential to considerably enhance the pedestrian environment. It is not envisaged that vehicular linkage would be created at this location.
The Phibsboro Shopping Centre site and Dalymount Park do
not sit in isolation. They form part of an urban village, which
already has a library, a post office, a school, Church, cafes and
a host of other amenities and retail shops, all within the village
and all contributing to the creation of a healthy urban centre.
These two key sites bring the potential to enhance the offerings within this centre, to increase amenities and services on
offer and to improve the visual streetscape while doing so. The
delivery of an enhanced sporting venue with multi-use space
and enhanced school setting, in addition to the provision of a
new high quality civic plaza and much improved streetscape to
Phibsborough Road would add significant gain and benefit to
Phibsborough and its wider catchment population.
Improve Linkage
Lands to the east of Phibsborough Road Across from the Shopping Centre on the east side of
Phibsborough Road, are a number of potential smaller
redevelopment sites in the vicinity of Devery’s Lane. A key
objective of the 2008 LAP was the delivery of a major new
pedestrian link between Phibsborough Road and Royal
Canal Bank, in light of objectives to redevelop Mountjoy Prison.
The 2008 LAP advocated the demolition of Nos. 2-10 Royal
Canal Bank (Villa Bank) in order to deliver this objective. This
is a terrace of housing dating to pre-1838 which is of local
historic interest and has a uniformity worthy of protecting.
Improve Access Points
Fig 23. Phibsborough Sites and Considerations
68
Phibsborough Local Area Plan 2015 Chapter 6
CHAPTER 6 : KEY SITE FRAMEWORK STRATEGY
Key Site Objectives:
Objectives for Site 2: Dalymount Park:
Objectives for Site 1: Phibsboro Shopping Centre and adjacent lands:
TC10. Retain the sporting use at this site, with objectives to see it enhanced and extended to provide a wider sporting, recreational and community use.
TC1. Support the redevelopment and revitalisation of the existing Phibsboro Shopping Centre which
expands the retail offering in keeping with the designation of Phibsborough as a Key District Centre in the City Development Plan.
TC11. Celebrate the sporting heritage of Dalymount Park, with consideration given to the provision of a
soccer museum/ public information space within any redevelopment proposals.
TC2. New development shall be of a suitably high density and mix to create new job opportunities at this key nodal point which is highly accessible by public transport. Residential developemnt shall be
limited to 30% of gross floorspace.
TC12. As part of any redevelopment proposals, the Department of Education and Skills will be consulted to determine if there is a need to expand the existing St. Peter’s School. Consideration should also be given to allowing direct access from the school to enhanced sporting/ recreational facilites.
TC3. Uses that create an “evening economy” and enhance the attractiveness of the centre as a
destination will be encouraged.
TC13. See objective No. TC9 above re access improvements.
TC4. New buildings shall enhance the setting and streetscape along the North Circular Road and
Phibsborough Road. The building line to Phibsborough Road shall be brought forward with the
existinging surface carpark to the front removed.
TC5. A maximum building height of 37 metres shall be considered fronting Phibsborough Road, while new buildings fronting the North Circular Road shall be of 3-storey with a possible 4th storey set-
back to respect the historic street core.
Objectives for Devery’s Lane
TC14. Redevelopment proposals adjacant to Devery’s Lane shall provide for an enhanced pedestrian/ cycle route.
.
TC6. Provide for a new civic plaza within the site that is easily accessible, of high quality materials and design, and provide for the installation of a new piece of public art.
TC7. Provide space for a dublinbike station within the site, and possibly a taxi rank.
TC8. Ensure the preservation of the amenity of adjoining residences, business and conservation buildings with regard to such issues as overshadowing, light spillage and noise.
TC9. The provision of a shared pedestrian access, off the North Circular Road, serving the commercial centre and Dalymount Park will be encouraged.
69