Proposed Draft Variation

(No. 50)

of the

Dublin City Development Plan

2005-2011

The Statutory Display of this proposed Draft Variation (No. 50)

to the Dublin City Development Plan 2005-2011

will be on view to the public from

19th November 2009 to 16th December 2009 inclusive

Monday to Friday

between the hours of 9.30 a.m. and 4.30 p.m. at the

Dublin City Council

Civic Offices,

Ground Floor, Block 4,

Wood Quay,

Dublin 8.

______

PROPOSED DRAFT VARIATION (No. 50) OF THE DUBLIN CITY DEVELOPMENT PLAN 2005 – 2011

RE: Proposed Variation of Dublin City Development Plan 2005-2011.

Site at Liberty House, Railway Street, & Liberty Park, Foley Street, Dublin 1.

Proposal:

It is proposed to vary the Dublin City Development Plan 2005-2011 by changing the zoning of the subject lands (as shown on the attached map) at Liberty House and Liberty Park:

FromZoning Objective Z9 – To preserve, provide and improve recreational amenity and open space.

To Zoning Objective Z1 – To protect, provide and improve residential amenities.

With a specific site objective in Map E and Section 14.11.0 (Specific Objectives) of the Development Plan:

Liberty House, Railway Street:

“Replacement public open space shall be incorporated into the overall redevelopment of the Liberty House site”.

Site Location and Description:

The lands, the subject of the proposed rezoning, are located in the northeast inner city at Railway Street and Foley Street, Dublin 1. The subject lands relate to Liberty House and Liberty Park. Specifically, the subject lands comprise two distinct parcels: a private / communal open space area within the Liberty House Flats Complex which has frontage onto and bounds Railway Street (Liberty House Open Space); and a strip of land which immediately bounds the flats complex lands to the south and which forms part of the public park at Liberty Park (Liberty Park Open Space). Liberty Park has frontage onto Foley Street. The two land parcels are in the ownership of Dublin City Council and both are zoned in the 2005 – 2011 City Development Plan for amenity and open space purposes.

Liberty House Open Space

The first open space area proposed for rezoning (serving Liberty House), comprises private / communal open space located within the flats complex between Blocks A, B & C and Block E & F. Block D, which has been demolished, originally enclosed the space to the south. Blocks A, B & C underwent refurbishment and there are existing playground facilities for use by the residents in the central hard surface area enclosed by these blocks. The demolition of Block D represents Phase 1 of Liberty House Redevelopment, whilst Blocks E & F proposed for subsequent demolition represents Phase 2. The private / communal open space area consists of a square grass surface area with perimeter railing along the frontage onto Railway Street. It represents in effect private communal open space for use by residents of the flats complex only. This open space area is circa 0.193 hectares in extent.

Liberty Park Open Space

The second open space area proposed for rezoning (lands which forms part of Liberty Park) consists of a strip of land along the northern edge of the larger public open space area: Liberty Park. The relevant strip lies in close proximity to the former Block D, Liberty House. The park consists primarily of a grassed area with some hardstanding area and extensive tree planting. The trees are relatively mature broadleaf trees and these define the perimeter of the park and are dispersed throughout the grassed area. There is a tarmac path, which gives access to and links the park with the two entrance gates on Foley Street and the residential units in Liberty House. The entire extent of the public park is circa 0.53 hectares, whilst the strip proposed for re-zoning is circa 0.050 hectares in extent. The proposed re-zoning at this location would result in the remainder of the park having an area of 0.48 hectares.

In terms of the area context, both sites are located within an area designated under the 1998 North East Inner City (NEIC) Integrated Area Plan. The area in the vicinity of the site has undergone significant redevelopment and regeneration.

Purpose of the Proposed Variation:

The purpose of the proposed variation is to facilitate re-development of Liberty House (Blocks D, E & F) and in particular, Block D (Phase 1). The decision to re-develop the remainder of the existing flat blocks by way of demolition and construction was made on the basis that refurbishment of the latter blocks would be uneconomical and would not render a satisfactory standard of residential quality and amenity. The density of development of the new scheme (Phases 1 & 2) is to be comparable to the unit numbers at Blocks D, E & F. The design proposals for Phase 1 (former Block D), which have been subject to detailed tenant consultation and initial approval by the Department of Environment, Heritage and Local Government, include:

  • a greater housing mix (including own door residential accommodation),
  • a scheme with a larger building footprint than the original Block D,
  • an internal and upgraded private / communal open space within Phase 1.

The design detail for Phase 2 (Blocks E & F) has not yet been finalised but it is understood that it is to include, in addition to upgraded residential accommodation, a new civic route, to be routed between Phase 1 and Phase 2 and connecting Railway Street to Foley Street. The creation / achievement of such a civic route / new public open space at this location is in accordance with the objectives set out in the 1998 North East Inner City (NEIC) Integrated Area Plan of making a new ‘community spine’ / series of public spaces from Sean Mac Dermott Street through to Talbot Street.

In terms of the Liberty House open space area such a design proposal (Phase 1) would result in the reconfiguration of the housing block and existing private / communal open space at Liberty House. This would be in order to render a courtyard configuration with building frontage onto Railway Street with a secure central landscaped courtyard area with underground parking.

In terms of the Liberty Park open space area, in order to achieve the above scheme design objectives (Phase 1), it would be necessary to extend the building line of Phase 1 (former Block D) southwards by a maximum of 10m into the existing Liberty Park public open space.

Both open space areas are currently designated “Zoning Objective Z9: To preserve, provide and improve recreational amenity and open space” in the Dublin City Development Plan 2005 - 2011. The current zoning would preclude the consideration of new residential development on these sites. In this regard, Section 14.4.9 of the Development Plan states that the only new development that would be allowed in these areas, other than the amenity or recreational uses themselves are those associated with the open space use. The section specifically states that residential development shall not be permitted on public or privately owned open space apart from limited once off development on lands accommodating private sports facilities. The purpose of the proposed variation would be to change the zoning of these open spaces from Z9 (amenity and open space) to Z1 (residential amenities) for the purposes of reconfiguring existing open space areas and facilitating urban / residential redevelopment. The change of zoning would therefore facilitate future consideration of the relevant portion of the park (area of 0.050 ha) for housing.

Assessment:

Liberty House Open Space

In respect of the Liberty House open space, this area constitutes private open space for the exclusive use of the residents of Liberty House. The space is of limited amenity value to the residents in its current state. The space has been documented as a poor quality, under-utilised and poorly maintained open space area at the various stages of preparation of the Liberty House Redevelopment Masterplan.

The current proposal for rezoning would facilitate the proposed reconfiguration of the blocks to render a courtyard enclosure with a more secure and useable private open space area for the residents. The proposal for re-zoning would result in a re-configuration of the existing open space, which has the potential (depending on the final design) to yield a higher quality open space area and a greater level of residential amenity to future occupants.

The net effect of the rezoned Z9 lands would be:

  • a reduction in the overall area of zoned open space in the city centre (albeit in this case private open space) which is a finite resource,
  • a loss of visual amenity in terms of the streetscape in the immediate vicinity on Railway Street.

This is to be counterbalanced by:

  • the creation of a reconfigured and upgraded, comparable area of private communal open space within the Liberty House complex (Phase 1, Block D),
  • a greater level of privacy and amenity to the residents of the scheme as users of this private / communal open space area,
  • the provision of active recreation and high quality open space,
  • under Phase 2, the opportunity to create a new visual and physical link (a civic route) from Railway Street to Foley Street to be routed between Phases 1 and 2 of the development scheme.

This is in accordance with wider city development objectives to sustain and advance the further successful regeneration in the North East inner city area.

Liberty Park

In respect of Liberty Park, the proposed re-zoning can be seen as constituting an incremental loss of public open space within the city centre. While the issue of precedent with respect to the loss of public open space would normally be a concern, it is noted that the benefits of the redevelopment scheme - Phases 1 and 2 - counterbalance any such concerns, namely:

  • the provision of a new public open space in the form of the proposed ‘civic route’ (which will be an attractive north/south pedestrian area connecting Sean Mac Dermot Street to Talbot Street through Liberty House lands and Liberty Park), will offset any loss of public open space at Liberty Park,
  • the locating of apartment balconies directly adjacent and overlooking the park would contribute to the passive surveillance of the park to the benefit of the park users,
  • in addition it is noted that Liberty Park is the subject of major redevelopment proposals to include an all-weather playing pitch and playground facilities. In this regard, there is potential for significant community gain in the redevelopment of the park.

The measures to improve Liberty Park, in tandem with the provision of a public open space in the form of a civic route to be provided in the subsequent phase of redevelopment at Liberty House (Phase 2, Blocks E&F) would sufficiently mitigate any potential loss arising from the re-zoning of the strip of open space along the northern fringe of the park.

Conclusion:

The proposed variation will not result in a diminution of the overall quality or quantity of public open space and private / communal open space this inner city location. On the contrary it will provide a considerable improvement in the urban / social environment through providing a more coherent urban structure with opportunities for more interconnectivity and permeability through urban blocks and through the upgrading of living and recreational facilities. The proposed variation will facilitate a redevelopment scheme (to be subject to a Part 8 application (Local Authority development) which will significantly contribute to the regeneration of the area generally.