guinness udv lands
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development frameworkurban projects
dublin city council: heuston gateway regeneration strategy
substudy document: guinness udv lands
Guinness UDV Lands
introductionurban projectsGuinness UDV Lands substudy document
Dublin City Council Steering Group:Sean Carey Ast. City manager
Jim Barrett City Architect
Dick Gleeson Deputy Planning Officer
Alan Taylor Economic Development Officer
Mary Conway Senior Planner
Consultant Team:Urban Projects: Urban Design / Project ManagementDerek TynanMichael McGarryGerry CahillPhilip Crowe
Louise McGuinnessDirk FreyMichael BassettMarkus Lassan
DTZ Sherry Fitzgerald: Property AdvisorsPeter Waller
Fergal McCabe Strategic PlanningFergal McCabeRachel Brennan
Faber Maunsell Transport and InfrastructureCormac O’BrienJoe SeymourIan McNamara
Michael Bassett GraphicsMarkus Lassan
Philip Crowe Photography
Issued to Dublin City Council, May 2003
introductionurban projects
1.0 Introduction
This document describes the Development Framework Proposal for
lands owned by Guinness UDV fronting onto Steevens Lane and
Victoria Quay.
The Development Framework Plan is part of a wider study: The Heuston
Gateway Regeneration Strategy and Development Framework Plan.
The proposal therefore is in line with the development framework plan
for the wider area, as described in Part 2: Regeneration Strategy and
Development Framework Plan.
1.1 Site Location
The lands referred to in this document as the ‘Guinness UDV lands’ are
a zone on the Northern and Western sides of the Guinness UDV lands
between the river and St. James’ Gate. Please refer to plan opposite.
Guinness UDV Lands:
Overall Guinness UDV area (hectares): 13.455
Site area (hectares): 3.416
Gross development capacity (sq.m): 142 530
Plot Ratio overall Guinness UDV area: 1.1
Site area: 4.2
Present zoning: Z3 / Z4 / Z7
Proposed zoning: Z3 / Z4 / Z5 / Z6 / Z7
Guinness UDV Lands substudy document
heuston gateway boundary
guinness udv lands boundary
guinness udv lands location plan
site A
introductionurban projects
1.2 Site Description
The Guinness site is key to the development of the overall Heuston
Gateway due to its large area and location. Development is
subject to Guinness UDV’s operational requirements and has been
restricted to the three sites along the periphery of the Guinness lands
north of St. James Gate described below:
Site A:
the zone along Steevens Lane in the location of the old Caskworks
Site B :
corner site with frontage onto Heuston Square and Victoria Quay
Site C :
lands onto Victoria Quay
Site A: The Caskworks site along Steevens Lane is presently characterised by
underused or abandoned buildings. Steevens Lane will soon be solely
for use by Luas, pedestrians, cyclists and access only traffic. The site
is tucked away from the main public arena at Heuston but has the
following potentialities:
• Proximity to Heuston Station, Phoenix Park, city centre and
national institutions
• Frontage onto quality pedestrian and public transport
environment
• Position opposite the principal façade of an architecturally and
historically significant building – Dr Steevens’ Hospital.
• Location within the Guinness lands which has a precedent for
high buildings and no restrictive historical urban grain – a
suitable location for high density mixed use development.
• Possible connection to existing road within Guinness lands
running from Thomas Street to Victoria Quay.
Site B:Site B is at the corner of the Guinness lands opposite Heuston Station.
The potentialities of the site are similar to site C. Site B has greater
prominence due to aspect onto the river , Heuston Square and Station.
Guinness UDV Lands substudy document
Site C: Victoria Quay is presently characterised by a wide busy road and the
blank wall and vehicular entrance of the Guinness lands. Victoria Quay
is one of the most hostile environments in the area.
However the site has huge potential due to the:
- Length of river frontage and potential to continue the built form
of the quays.
- Proximity to Heuston Station, Phoenix Park, city centre and
national institutions.
- Views over to the Collins Barracks to the north and along the
Liffey corridor.
- Prominent position at the gateway to the city centre.
site A
site B
site C
site B
site’s A-C location plan
site C
urban projectsGuinness UDV Lands substudy document
office development Site AResearch Headquarters, Basel [Herzog and De Meuron]S3 Offices, Dublin [FKL Architects]University building, Utrecht [Mecanoo]Commercial building, Munich [Herzog and De Meuron]
development framework planurban projects
2.0 Development Framework Plan
The Development Framework Plan proposes the following development
onthe Guinness UDV lands
Site A:Development on this site should be principally commercial. While
residential uses would be preferable in terms of mix of use throughout
the area, it is considered impractical in light of the necessity to preserve
the manufacturing processes currently carried out on the Guinness
lands. The hours of work and noise levels on the Guinness lands is
considered unsuitable for adjacent residential development as there
might be a risk of injunctions being made against Guinness. If however
the nature of work and processes on the Guinness lands change,
residential should be considered.
6 storey commercial development in a series of four blocks
allowing light and views to and from the Guinness lands is
proposed. The northern block must address Dr. Steevens’ Hospital Park
and Heuston Square. This block has a high profile landmark location
and should be of the highest architectural standards. This block also
provides frontage onto the new westbound access road.
The building line should be set back and the development should
address the public space of Steevens’ Lane. The space must be
re-designed to provide clear demarcation between Luas lines, vehicular
carriageways, cycle-tracks and footpaths (please refer to
section 3.3.6).
Site B:Site B should be the location for a distinctive landmark building with a
commercial/ cultural use. The development is to be generally six
storeys. The development should address Heuston Square and Victoria
Quay. Principal entry should be from the Heuston Square. Part of the
Heuston Square site should be the location for a tall structure of
appropriate slenderness. The tall structure must address Heuston
Square at street level.
Guinness UDV Lands substudy document
overall development plan
guinness udv lands development plan location
landmark buildings Site B:Potsdamer Platz, Berlin [Renzo Piano]GSW Headquarters, Berlin [Sauerbruch Hutton Architects
development framework planurban projectsGuinness UDV Lands substudy document
Guinness Lands Development Plan
development framework planurban projects
Site C:The more open context of this presently under-developed
land justifies an increase in building height. This height should be
restricted to allow the profile of the higher Guinness structures near St.
James’s Gate to be viewed from the north city. A visual impact
assessment of any proposed development should be
carried out as necessary.
Site C should be commercial development of up to six storeys. The
buildings will have a hi-profile frontage onto Victoria Quay and
accordingly must be of the highest architectural design standard.
Development along Victoria Quay should be broken at regular intervals
to allow south light onto the Quays and views to and from the Guinness
lands.
The building line onto Victoria Quay should be adjusted to
accommodate generous pedestrian/ cycle amenity.
The development should appropriately accommodate 2 listed
structures: the original Guinness Gate Lodge and the pub on the corner
of Watling Street (please refer to section 4.1.4).
The development should allow for the required access between
Victoria Quay and the Guinness lands.
The development should provide for a new road branching off at
Victoria Quay to be in line with St. John’s Road as indicated.
Pedestrian access to the rear of the new development on Victoria Quay
between Watling Street and Heuston Square would provide a direct link
between the station and the Digital Hub.
Guinness UDV Lands substudy document
heuston square
victoria quay
stevens lane
dr. steevens park
public spaces
public domaincommercial development Site CPotsdamer Platz, Berlin [masterplan: Renzo Piano]
model view
zoningurban projects
3.0 Zoning
The zoning objective for the Guinness lands must ensure that no
development can occur that might restrict in any way the present or
future use of the Guinness UDV Brewery.
The Development Framework Plan for the Heuston Gateway proposes
development of commercial uses along Steevens Lane (site A) and
Victoria Quay (site C) with a high profile landmark building on the
corner site (site B).
The present Z7 zoning objectives for the Guinness lands are ‘to provide
for the protection and creation of industrial uses and facilitate
opportunities for employment creation’. Office use, the predominant
proposed future use, is not within the permitted or ‘open for
consideration’ categories of the present Development Plan. It will
therefore be necessary to vary the Development Plan, make a Local
Area Plan or await the review of the Development Plan. Offices for the
exclusive use of Guinness UDV would be permissible under the present
zoning as this can be seen as part of the existing industrial use.
The revised zoning in the new Development Plan should state that the
Guinness UDV Brewery and all associated activites including
production, storage, marketing, distribution and administration,
undertaken principally within the James’s Street, Watling Street,
Victoria Quay, Steeven’s Lane precinct, are of major importance to the
city, in terms of employment as well as industrial and cultural heritage.
The new Development Plan should also state that it is a specific
objective of Dublin City Council to ensure the continued operation
Guinness UDV industrial activities on these lands and to facilitate their
consolidation and expansion as appropriate. Notwithstanding the
zoning objective for these lands therefore, any development proposals
which would adversely impact on the safe and proper continuation of
Guinness UDV operations, will not be permitted.
It is proposed to designate the majority of the development site to Z6:
‘to provide for the creation and protection of enterprise and facilitate
opportunities for employment creation’. The corner site should be
designated Z5: ‘to consolidate and facilitate the development of the
central area, and to identify, reinforce, strengthen and protect its civic
design character and dignity’. This should ensure development of the
highest standards on the corner site and create a compatible buffer with
the Guinness UDV Brewery along Steevens Lane and Victoria Quay.
Guinness UDV Lands substudy document
Dublin Development Plan
Dublin Development Plan, proposed rezoning
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