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


Proposed Mixed Use Development

Lambs Cross, Sandyford Road, Dublin 18

of Blathas Property Ltd

By Approved

Issued for Planning EOS


Approved Date

DOS 30-12-20

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

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



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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


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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).





. 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


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,


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




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at the Junction of

. The site is bounded to the

to the west by Fitzsimons


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,


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



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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.



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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



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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




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Rockview & Sandyford View

Fig 5 Building Heights within the RockView / Sandyford View Residential Development


Sandyford View

Fig 6 Building Heights within the Sandyford View Residential Development




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Kilcross Park

Fig 7 Building Heights within the Kilcross Park Residential Development


Aiken's Village

Fig 8 Building Heights within Aikens Village Residential Development




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Belarmine

Fig 9 Building Heights within Belarmine Residential Development


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.



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Fig 10 Site Location - Transitional Development Zone

3.2 Climatic Analysis

Fig 11 Sun Path Diagram



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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



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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



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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



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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



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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



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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



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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



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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)



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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



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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



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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.



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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)



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• 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.



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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



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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



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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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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.



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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.



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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.

fitzsimons wood shd

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