Download - FITZSIMONS WOOD SHD
"FITZSIMONS WOOD
ARCHITECTURAL DESIGN STATEMENT
Proposed Mixed Use Development
at
Lambs Cross, Sandyford Road, Dublin 18
On behalf of Blathas Property Ltd
Revision Description
A Issued for Planning
FITZSIMONS WOOD" SHD
ARCHITECTURAL DESIGN STATEMENT
Proposed Mixed Use Development
Lambs Cross, Sandyford Road, Dublin 18
of Blathas Property Ltd
By Approved
Issued for Planning EOS
ARCHITECTURAL DESIGN STATEMENT
Approved Date
DOS 30-12-20
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
2
BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
Table of Contents
1 INTRODUCTION 4
1.1 Introduction 4
1.2 Local Authority Consultation 5
1.3 Principal Design Team 5
1.4 Planning History & Permitted Development 5
2 AREA 6
2.1 Character of Surrounding Area 6
3 SITE 10
3.1 Transitional Site 10
3.2 Climatic Analysis 11
3.2 "Fitzsimons Wood" - Public Thoroughfare and public facilities 12
3.3 Local Transport Links 13
3.4 Adjacent Development (Whinsfield) 14
4 BUILDING 15
4.1 Massing & Block Planning 15
4.2 Set Back from Sandyford Road 19
4.3 Building Section 20
4.4 Incidental Open Space 21
4.5 Design Standards 22
4.6 Bicycle Parking 22
4.7 Individual Apartments 23
4.8 Overshadowing 23
4.9 Elevations 25
4.10 Materials Study 27
4.11 Landscape & Private Open Space 29
5 CONCLUSION 30
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
3
BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
List of Figures in this Report.
Fig 1 Site Location Map 4
Fig 2 View looking West at Lambs Cross Junction 6
Fig 3 Building Heights within the Ticknock Residential Development 7
Fig 4 Building Heights within the RockView Residential Development 7
Fig 5 Building Heights within the RockView / Sandyford View 8
Fig 6 Building Heights within the Sandyford View Residential Development 8
Fig 7 Building Heights within the Kilcross Park Residential Development 9
Fig 8 Building Heights within Aikens Village Residential Development 9
Fig 9 Building Heights within Belarmine Residential Development 10
Fig 10 Site Location - Transitional Development Zone 11
Fig 11 Sun Path Diagram 11
Fig 12 Proposed Road Upgrade works 12
Fig 13 Computer Generated Image of adjoing "Whinsfield" Development 14
Fig 14 Block A 3D Image 15
Fig 15 Block B 3D Image 16
Fig 16 Block C & D 3D Image 17
Fig 17 Building Heights in proximity to the subject site 18
Fig 18 Shadow studies (July) 19
Fig 19 Section thro undercroft parking & podium proposal 20
Fig 20 Proposed Landscape Layout 21
Fig 21 Overshadowing study (July) 23
Fig 22 Overshadowing study (Mar) 24
Fig 23 Structure set-back to adjoining Bungalow 24
Fig 24 Elevation Mass and Form 25
Fig 25 Landmark Building Element 26
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
4
1 INTRODUCTION
1.1 Introduction
This design statement has been prepared by BG Architecture on behalf of Blathas Property
Limited. This submission is for a mixed use residential development
Sandyford road and the Blackglen road in Sandyford, Dublin 18.
east by the Sandyford road, to the south by the Blackglen
wood and to the north by a residential development of 67 apartments currently under
construction. There is an existing single storey dwelling on the northern portion of the site
which is proposed to be removed as part of the proposed development.
Fig 1 Site Location Map
Lambs Cross has a number of local
services would primarily be a
local community centre and a national school. Sandyford village, Stepaside village and
Dundrum town centre are all within close proximity.
The site falls within 2 zoning categories. R2
site) and M3 -District, neighbourhood centre (Southern portion of the site) to protect, provide
for and or improve mixed use n
includes for a mix of unit types both residential and non
schedule).
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
BG Architecture, Cube Building, Monahan Road, Cork
This design statement has been prepared by BG Architecture on behalf of Blathas Property
. This submission is for a mixed use residential development at the Junction of
Blackglen road in Sandyford, Dublin 18.. The site is bounded to the
east by the Sandyford road, to the south by the Blackglen road, to the west by Fitzsimons
wood and to the north by a residential development of 67 apartments currently under
There is an existing single storey dwelling on the northern portion of the site
which is proposed to be removed as part of the proposed development.
Site Location Map
Lambs Cross has a number of local services directly to the south of the proposed site. These
a local convenience shop, Veterinary clinic, hair & beauty salon,
local community centre and a national school. Sandyford village, Stepaside village and
ntre are all within close proximity.
The site falls within 2 zoning categories. R2-Existing Residential (Northern portion of the
District, neighbourhood centre (Southern portion of the site) to protect, provide
for and or improve mixed use neighbourhood centre facilities. The proposed development
includes for a mix of unit types both residential and non-residential (see accommodation
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
This design statement has been prepared by BG Architecture on behalf of Blathas Property
at the Junction of
. The site is bounded to the
to the west by Fitzsimons
wood and to the north by a residential development of 67 apartments currently under
There is an existing single storey dwelling on the northern portion of the site
services directly to the south of the proposed site. These
local convenience shop, Veterinary clinic, hair & beauty salon,
local community centre and a national school. Sandyford village, Stepaside village and
Existing Residential (Northern portion of the
District, neighbourhood centre (Southern portion of the site) to protect, provide
eighbourhood centre facilities. The proposed development
residential (see accommodation
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
The massing and orientation of each building responds to its location and relationship within
the site. There are a total of 143 No apartments proposed in conjunction with various
residential amenities and community based facilities.This statement should be read in
conjunction with the plans and drawings submitted as part of this submission.
1.2 Local Authority Consultation
Initial pre-planning consultations have been concluded on this site. The scheme design was
developed following initial consultation with DLRCC in December 2018 (99 Units) and again
in 2020 (153 units) (PAC/SHD/419/19) taking into consideration the comments received.
Further design team consultations have taken place with relevant departments (Roads,
Drainage, Parks) within DLRCC prior to submission of this application.
1.3 Principal Design Team
• Client /Applicant - Blathas Property Limited
• Architectural Consultants - BG Architecture
• Planning Consultants - Ian Doyle Planning Consultant
• Civil Engineers - DMA Ltd
• Construction Cost Consultants - Scollard Doyle
• Building Services - EDC Ltd
• Landscape Architect - Gannon & Associates.
1.4 Planning History & Permitted Development
The following planning history relates to the proposed site:
D03A/0699 3 Storey building containing 2 No retail units Withdrawn
D04A/0009 Mixed use residential & neighbourhood development
Granted/ Refused on appeal
D06A/0988 2 Storey 4 bedroom house Granted
Adjoining "Whinsfield" site
Permission has been granted (granted on appeal 27th Mar 2019) for the demolition of an
existing 2 storey dwelling house and for the construction of 67 No. apartments in 3 No. 4
storey (Incl penthouse) blocks. This development also contains a basement car-park and a
new site entrance from the Sandyford road.
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
2 AREA-CONTEXT
2.1 Character of Surrounding Area
The subject site is located in a peripheral but transitional area. The Sandyford road runs
alongside the subject site connecting Stepaside village , Aikens Village and Belarmine to
Dundrum Town Centre and the greater Sandyford Area.
The site affords the developer a unique position in terms of urban design with the potential to
create a strong local focal point at the Lambs Cross junction whilst also facilitating the
opening up of Fitzsimons Wood to the wider community with direct access from the
Sandyford road as part of the applicants proposal.
While the general area can be described as low density/edge of urban brownfield almost
rural in nature, mostly due to Fitzsimons Wood to the west of the subject site, there are
notable developments however within the area where building heights range from 4 to 6
floors.(See section 4.1 of this report).
The building height of the proposed development ranges from 3 to 7 floors throughout.
Principal floor heights are in the region of 5-6 floors with steps in the building structure
towards the periphery of the site.
As noted a separate planning proposal includes for further development of Fitzsimons wood
in conjunction with DLRCC, most notably upgrade works to cater for Public & School groups
in accordance with the Council Biodiversity and development Plans to complement
Fitzsimons wood. The proposed development as presented will further function as a hard
edge to Fitzsimons wood in visual terms bookending the Park and clearly delineating the
boundary between the natural and built environments. The site boundary will consist of
planting similar to that of Fitzsimons wood as agreed with DLRCC Parks department.
Fig 2 View looking West at Lambs Cross Junction
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
Ticknock Park
Fig 3 Building Heights within the Ticknock Residential Development
(See Section 4.1 of this report)
Rockview
Fig 4 Building Heights within the RockView Residential Development
(See Section 4.1 of this report)
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
Rockview & Sandyford View
Fig 5 Building Heights within the RockView / Sandyford View Residential Development
(See Section 4.1 of this report)
Sandyford View
Fig 6 Building Heights within the Sandyford View Residential Development
(See Section 4.1 of this report)
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
Kilcross Park
Fig 7 Building Heights within the Kilcross Park Residential Development
(See Section 4.1 of this report)
Aiken's Village
Fig 8 Building Heights within Aikens Village Residential Development
(See Section 4.1 of this report)
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
Belarmine
Fig 9 Building Heights within Belarmine Residential Development
(See Section 4.1 of this report)
3 SITE
3.1 Transitional Site
The subject site as previously noted occupies a strategic location within what can be
classified as a transitional development zone and as such there is an opportunity to establish
a context/precedent for future development in this area. The site presents a further
opportunity for a landmark structure at the Lambs Cross junction that would create an
identity and defining character for the neighbourhood.
Extensive road upgrades have been identified for this location. MHL Ltd (Road & Traffic
Engineers) has been in consultation with DLRCC on this matter. The proposed site layout
plan as submitted, accounts for the proposed road alignment/upgrade works in conjunction
with improved pedestrian and cycle lanes along the Sandyford road. The proposed footpath
and cycle lane align's with the adjacent "Whinsfield" development thus providing a
continuous and safe pedestrian/cycle route to the proposed neighbourhood centre and
existing neighbourhood facilities at Lambs Cross.
As previously noted, it is proposed to facilitate public access through the subject site directly
into Fitzsimons wood. Negotiations and further design development for "Gorse
Hill"(Fitzsimons wood) are ongoing with the Parks department of DLRCC.
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
Fig 10 Site Location - Transitional Development Zone
3.2 Climatic Analysis
Fig 11 Sun Path Diagram
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
3.2 "Fitzsimons Wood" - Public Thoroughfare and public facilities
DLRCC have designed a new upgrade to the Lambs Cross Junction incorporating significant
upgrades to the Blackglen Road and Sandyford Road. The projects Traffic Engineers (MHL
Ltd) have being in constant communication with DLRCC roads department on this matter.
Detail design on the upgrade has been finalised and tenders are currently with interested
contractors.Tender documentation is due back with DLRCC in December 2020 with a
January/February 2021 commencement date. The estimated completion date for these
works is 12-18 mths. The "Fitzsimons Wood" provisional construction programme aligns with
these completion dates, in that the road upgrade works will be completed prior to the
development being fully completed and closed out.
It is anticipated that the completion of the road upgrade works will drive significant increase
in traffic volumes. Local amenities for the surrounding area are already located at Lambs
Cross. The neighbourhood centre facilities proposed as part of this submission will add to
these amenities and consolidate Lambs Cross as a significant neighbourhood centre.
Upon completion of the road upgrades, the adjoining Bus stop 3491 serving bus routes 44b
& 114 will be upgraded to a QBC (Quality Bus Corridor), furthermore enhancing the
connectivity of this development.
Fig 12 Proposed Road Upgrade works
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
3.3 Local Transport Links
In terms of existing public transport infrastructure a Mobility Management Plan prepared by
MHL & Assocs Ltd Consulting Engineers accompanies this application and states the
following.
• Lambs Cross is served by the 44B bus route which runs from Glencullen to Dundrum
Luas station and the 114 bus route which runs from Simon's Ridge to Blackrock
Station (Dart)
• Both DundrumTown & Blackrock station have numerous bus routes to neighbouring
districts as well as Dublin City Centre
• A DART service is available at Blackrock Station while Dundrum has a Luas station
• Glencairn is the closest Luas stop to the development and is located within 5 minutes
cycle or 20mins walk. A park & ride facility is also available at Glencairn Luas stop.
The aforementioned bus stop located along the roadside boundary of the subject site and
the proposed development has been designed with this in mind. Particular attention has
been given to encouraging activity/connectivity at street level in the vicinity of the proposed
pedestrian access to Fitzsimons Wood.
In the context of the connectivity of the proposed site via existing and proposed public
transport the developer and design team are of the opinion that increased densities are
considered appropriate and justifiable in this instance
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
3.4 Adjacent Development (Whinsfield)
Permission for a residential development consisting of the demolition of the existing dwelling
house and sheds and the construction of 67 no. apartments in 3 no. three storey plus
penthouse blocks (Blocks A, B & C) containing in total 5 no. one bed units, 48 no. two bed
units and 14 no. three bed units. The development will also include a basement (under
blocks B & C), on surface car parking, the construction of a new site entrance from the
public road and all associated site and landscaping works on a 1.09 hectare site
Fig 13 Computer Generated Image of adjoining "Whinsfield" Development
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4 BUILDING
4.1 Massing & Block Planning
The proposed buildings are L-shaped and rectilinear in design comprising three main
structural elements delineating the sites boundary.
a. Block A - 6 storey block stepping down to 3 storeys on the Blackglen road boundary
in response to the existing bungalow on the Western boundary. There is no direct
overlooking and loss of privacy to the adjoining bungalow, these concerns have
been mitigated against and designed out. There are a number of bathroom/en-suites
located on the 2nd nearest gable to the adjoining bungalow, but these are noted as
having "Opaque" glazing installed. The building structure steps down to 5 storey's
along the Sandyford road boundary towards the adjoining Block B building.
The building facade is broken up by the introduction of various building elements to
offer visual relief /contrast and visual interest. The primary facade is framed by a
deep recess with a slenderness ratio of approx 1:3. Finished external materials
consist of white coloured render, Grey coloured render, yellow/buff brick and grey
composite metal cladding to the upper floors providing both contrast and visual
interest throughout the scheme.
Fig 14 Block A
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
b. Block B- 6 storey block stepping down significantly to 4 and 2 storeys towards both
the Sandyford road and Fitzsimons wood boundaries. This building creates a
physical boundary to the proposed public realm/access to Fitzsimons wood. The
ground floor apartments contained within Block B are proposed work/live units, with
the Apartments on the northern facade and the work unit aspect on the southern
facade thus creating an active streetscape facade on the southern elevation
adjacent to the public access route to Fitzsimons wood.
Fig 15 Block B
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
c. Block C & D- 7 storey block stepping down significantly to 5 and 4 storeys towards
both the Sandyford road and Fitzsimons wood boundaries. This building aligns itself
with both the western (Fitzsimons wood) and Northern (Whinsfield) boundaries.
Block C is adjacent to Fitzsimons wood, The primary elevation is broken up by the
introduction of various materials similar to Block A, but also by the introduction of two
principal "picture frame" recesses broken up by further punctuation of the elevation,
all finished with a white coloured render to contrast and offer visual relief to the
massing of the elevation facing west. Floors 6 & 7 are finished with a Grey
composite cladding panel to offer more visual interest on the upper floors.
Block D is adjacent to the northern boundary and steps down from 7 to 4 storeys
towards the Sandyford road. Similar to block C the primary elevation is addressed
with the introduction of two principal "picture frame" recesses on the northern facade
and a single "picture frame" recess on the southern facade.
The building footprint is reduced on the upper floors.
Fig 16 Block C & D
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
The map below indicates the transitional nature of the subject site in context to the
surrounding area. As noted on the indicative height study map the variances in
building heights in the surrounding area can be chronologically ordered.
1-2 storey buildings would have been constructed pre 1990's.
(Lambs Brook, Sandyford Downs, Coolkill, Killcross, Blackglen court)
2-5 storey buildings would have been constructed during the 2000's
(Sandyford View, Bracken Hill, Rock View, Ticknock Park)
6+ storey buildings would have been constructed post 2010.
(Aiken's village, Belarmine)
It can be determined that the increase in building heights can be directly attributed to
both social and economic response's to increasing population and housing needs.
Fig 17 Building Heights in proximity to the subject site
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4.2 Set Back from Sandyford Road & Blackglen Road
The buildings are positioned on the site to have minimal effect on the surrounding buildings,
both existing and those under construction in the adjoining "Whinsfield" development.
All buildings are suitably set back from both the Sandyford Road and Blackglen Roads so as
to align with the proposed road upgrade and alignment works programmed by DLRCC (See
section 3.2).
The effects of locating all buildings in their proposed locations within the development site
are visible in the results from the overshadowing study which demonstrates that the
overshadowing effects on adjacent buildings are minimal during the summer months.
Fig 18 Shadow studies (July)
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4.3 Building Section
The building ground floors vary throughout the development; this is to account for the natural
gradients across the site. The subject site falls in two directions, West to East and South to
North. This proved quite challenging at the outset of the concept design process. The
buildings are separate physically but are all required to relate to each other in a functional
and accessible manner.
Floor to Floor heights throughout are predominately 3m. Block A ground floor ceiling heights
are 4m, to align with the relevant department of Housing, Planning & Local Government
guidelines. This allows for greater flexibility to the commercial units contained within the
ground floor of Block A.
All proposed buildings sit on a structural transfer slab above a full basement. Semi-
Basement and undercroft parking were all explored at concept and pre-planning stage but
were not further developed due to design concerns primarily with height and public access to
Fitzsimons Wood due to excessive steps/ramps etc as shown below.
Fig 19 Section thro undercroft parking & podium proposal
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
The building design provides a strong connection between the residents landscaped open
space. There are 4 entrance lobbies (Blocks C & D share entrance lobbies) all of which
connect the public street level with the landscaped open space.
The open space is fully accessible to the general public throughout the development. The
access steps and adjacent ramp to Fitzsimons wood are fully integrated into the landscape
design. The high level of permeability throughout the development will encourage
engagement between residents and the landscaped open space thereby helping to create a
vibrant environment for residents and neighbours.
4.4 Incidental Open Space
Incidental open spaces are allowed to develop where junctions, corners, gables of the
proposed buildings interact with each other and the existing built environment. Gannon &
Associates Landscape Architects have developed a detail design approach to these areas.
Fig 20 Proposed Landscape Layout
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4.5 Design Standards
The proposed development is designed in accordance with the "Sustainable Urban Housing:
Design Standards for New Apartments;Guidelines for Planning Authorities" published by the
department of Housing Planning and Local Government 2018.
A Statement of Consistency is submitted with this application which demonstrates
compliance with these standards. For many key design criteria, the proposed standards
exceed the current guidelines.
Required Proposed
Dual Aspect 50% 51%
Apartment area +10% 51% 73%
Private Open Space 863m2 1335m2 (+55%)
4.6 Bicycle Parking
Consideration is given to the provision of high quality cycle parking. Cycle parking is
provided in several ways including basement parking and external Sheffield type bicycle
stands located in strategic locations throughout the subject site to cater for both residents
and visitors.
High quality bicycle storage for residents is provided in the secure basement . There are a
total of 68 No Sheffield type bicycle stands located throughout the basement. The majority of
these bicycle stands are situated directly adjacent to the individual stair/lift cores to each
apartment block, thus allowing ease of access for the occupants. A further 49 No bicycle
stands are suitably located at ground level , these will be for use by both residents and
visitors. It is anticipated that the proposed locations for the shared bicycle stands will
contribute to the activity and vibrancy of the public open space.
The convenient location of the bicycle stands will increase the viability of cycling for
residents, in particular to the Glencairns Luas station.
Its is the design intent of the overall masterplan for the subject site, that non-residents can
cycle to "Fitzsimons wood" and securely park their bicycles whilst enjoying the amenities
afforded to them within Fitzsimons wood.
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4.7 Individual Apartments
The design approach is to focus on a low number of units per vertical circulation core and a
wide variety of unit types and layouts. In the case of all apartment blocks, the number of
units per core is considerably less than the design standard set out in the Design Guidelines
for New Apartments which permits up to 12 apartments per stair/lift core.
No of units per stair/lift core
Block A 8 max
Block B 6 max
Block C 8 max
Block D 6 max
A wide variety of apartment types and accommodation are provided for to encourage a
vibrant mix of occupants. In total there are 10 different designs for apartment layouts each
one reflecting its own position and location within the individual apartment block and site.
Larger 3 Bed family units are suitably located at various levels through the development.
There are no studio/bedsit type apartments proposed
4.8 Overshadowing
The site has a favourable orientation in relation to overshadowing of existing buildings and
presently those under construction in the adjoining "Whinsfield" development.
A number of mitigating factors contribute to the lack of overshadowing effects on adjacent
properties.
• The most significant shadow is cast to the north of the subject site. Blocks C & D
have been suitably set-back from the northern boundary to account for both privacy
and overshadowing of the adjoining apartment block currently under construction in
the "Whinsfield" development.
Fig 21 Overshadowing study (July)
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
• Overshadowing to the adjoining Bungalow on the Western boundary (Blackglen road)
is greatly mitigated against. This was at the foremost of the developers concept
design at the early stages of the design process, hence there are significant steps in
the building structure/massing to reduce any overshadowing or loss of privacy to the
adjoining bungalow.
Fig 22 Overshadowing study (Mar)
Fig 23 Structure set-back to adjoining Bungalow
A detailed overshadowing analysis prepared by CSC consulting Engineers is
submitted as part of the application. The study demonstrates that the proposed
development has minimal overshadowing effect on adjacent existing developments.
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4.9 Elevations
The proposed elevations are a culmination of many design options considered during the
design process. The elevations are a direct response to site constraints, existing built form
and proposed building mass. To address concerns over a monolithic massing form, we have
simplified the elevation treatment into 3 distinct forms.
a. Yellow/ Buff Brick with two levels of horizontal banding signifying various transitional
zones from one material to another. This address's the vertical form of the structure
by introducing a strong horizontal band.
b. As the building structure rises vertically, a different building material is introduced at
4th floor level above the aforementioned transitional zone. The introduction of a dark
grey composite cladding panel with vertical standing seam joints provides a visual
contrast to the "heavier" brick and banding of the floors below. This building material
is further used on all penthouse set-back apartments on all relevant apartment
blocks.
c. With the vertical monolithic massing suitably addressed, attention focuses on the
linear building form and massing. This has been approached with the introduction of
a "picture frame" box out of areas on the elevation to offer visual relief. This "framed"
portion of the elevation will be finished in a crisp white coloured render to further
contrast to the adjoining finishes.
Fig 24 Elevation Mass and Form
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4.9.1 Landmark Design
The Landmark element proposed for the site is situated at the convergence of the Sandyford
and Blackglen roads. This is the preferred location for the introduction of such a structure. It
creates a strong focal point at the Lambs Cross road junction whilst also developing a sense
of character and identity for the "Fitzsimons Wood" development.
The building form proposed has a deliberate vertical emphasis, with a slenderness ratio of
approximately 1:3 ( 8m x 24m) on both elevations.The structure proposed is common
throughout the scheme and is evident in each apartment block in different size variants.
The "picture frame" box out offer's visual relief and definition. This "framed" portion of the
elevation will be finished in a crisp white coloured render to further contrast to the adjoining
finishes.
Fig 25 Landmark Building Element
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
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BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
4.10 Materials Study
Materials proposed align with the established built form of the area. More modern building
materials/finishes and colour palette's were considered at the early stages of the concept
design process. These were assessed and systematically declined in favour of the materials
proposed.
The principal building materials (External Finishes) comprise of the following
a. Selected Yellow /Buff Brick
b. Selected standing seam Cladding system (Dark Grey) *
* or similar approved
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c. Selected Coloured Render (White & Dark Grey)*
* or similar approved
d. Selected Grey Aluminium Windows/Doors (Double Glazed)
e. Glass Balustrades to Balconies
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BG Architecture, Cube Building, Monahan Road, Cork
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f. Stainless steel Brise Soleil
4.10 Landscape & Private Open Space
The landscape proposal for the site has being prepared by Gannon & Associates Landscape
Architects. The Landscape proposal contains 5 main defined areas within the overall
development.
a. Public Realm Area. This area is to the rear of Block A and is designed to be a very
active public open area within the development. It contains the access point into
Fitzsimons wood whilst also providing through permeability for both the residents and
public onto either the Sandyford Road or Blackglen Road. The proposed Creche
facility, Communal room and adjoining community room, residents gym and residents
entrance to Block A are all accessed from this area. The proposed work/live units on
the ground floor level of Block B are also accessed from this area.
b. Courtyard Area. This is the area bounded by Blocks B,C & D. This area
accommodates the main vehicular access to the basement. Gannon & Associates
proposal address both pedestrian and vehicular movements in this area.
c. Northern Boundary. This area adjoins the northern boundary of the development with
the "Whinsfield" development. It is proposed to be a more informal open area with
limited public seating set amongst a planted wildflower meadow.
d. Fitzsimons Wood. This area is proposed to be upgraded as part of the public realm
requirement afforded to the public through the development. The applicant has kindly
proposed to financially support upgrade works to the Gorse Hill section of Fitzsimons
wood. An upgrade scheme has been prepared by Gannon & Associates and is
currently being reviewed by the relevant parties within DLRCC.
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
30
BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
e. Roof Gardens. The proposal includes for extensive private open space through the
addition of roof gardens on Blocks B,C & D. All roof areas will include a mix of sedum
and wildflower roof finishes.
Mixed Use Development, Lambs Cross, Sandyford Road,Dublin 18
Blathas Property Ltd
31
BG Architecture, Cube Building, Monahan Road, Cork
Tel: 021 4376070
5 CONCLUSION
The proposed development provides significant planning and urban design advantages for
the site and the surrounding area including:
• Consolidate public access to Fitzsimons wood and pattern of development
• Landmark structural element to create neighbourhood focal point to provide identity
for emerging district.
• The site orientation is ideal for taller building elements as there is very little
overshadowing of adjoining properties in this location. The key driver for this is the
fact Fitzsimons wood occupies the majority of the western boundary.
The proposed accommodation is of high quality and design and is consistent with current
policy direction towards urban and sustainable use of land close to the city centre, main
urban areas well served by public transport. It must be noted that Government policy
regarding sustainable planning and development has changed considerably since previous
planning applications were considered on this site. The area in general has changed
considerably over that time. The proposed development accounts for all changes to Planning
guidelines and provides a solution to develop the site in a logical and coherent manner to
foster the creation of a vibrant and sustainable community.