PHIBSBOROUGHLOCAL AREA PLAN 2015DRAFT

DUBLIN CITY COUNCIL 2015

PHIBSBOROUGH LOCAL AREA PLAN 2015

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Chapter 1: Introduction 1 1.1 Introduction 2 1.2 Amending the 2008 Local Area Plan (LAP) 21.3 Plan Area 21.4 Local Area Plan Preparation Process 4

Chapter 2: Review and Statutory Context 5

2.1 Review of 2008 Phibsborough/ Mountjoy LAP 62.2 Policy and Statutory Context 7

Chapter 3: Vision & Key Objectives for Phibsborough 11

Chapter 4: Historical Context and Character of Area 13

4.1 Historic Evolution 144.2 Character Appraisal 154.3 PopulationProfile 22

AMENDED PHIBSBOROUGH LOCAL AREA PLAN 2015

TABLE OF CONTENTS

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Chapter 5: LAP Development Strategy 24

5.1 Introduction 255.2 Landuse 25 5.3 Housing 285.4 Economic Development And Employment 30 5.5 Movement And Transport 32 5.6 Public Realm And Green Infrastructure 365.7 Community And Social Infrastructure 42 5.8 Built Heritage And Conservation 47 5.9 Arts, Culture And Tourism 51 5.10 Water Services And Other Infrastructure 56 5.11 Sustainability Strategy 59

Chapter 6: Key Site Framework Strategies 60 6.1 Introduction 616.2 Mater Hospital 626.3 Phibsborough Town Centre 65 6.4 Printworks/SmurfitSite 706.5 Cross Guns Bridge 74 6.6 Mountjoy Prison Complex 78 6.7 Other Key Development Opportunities (NCR, Dorset St) 81

Chapter 7: Implementation and monitoring 82

7.1 Introduction 83 7.2 Achieving Objectives 837.3 Phasing 83 7.4 Implementation, Monitoring And Review 83

CHAPTER 6 : KEY SITE FRAMEWORK STRATEGYPhibsborough Local Area Plan 2015 Chapter 6

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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 improve-ments 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.

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.

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.

SITE 2

SITE 1

6.3 PHIBSBOROUGH TOWN CENTRE

CHAPTER 6 : KEY SITE FRAMEWORK STRATEGYPhibsborough Local Area Plan 2015 Chapter 6

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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.

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.

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 rede-velopment proposal. The building line along Phibsborough Road should be brought forward creating an attractive street frontage which integrates the development with the exist-ing streetscape. The building line to the North Circular Road

1. Phibsboro Shopping Centre and adjoining Lands

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 compre-hensive range of commercial and community services to the surrounding population. Key District Centres are also identi-fied 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 exist-ing 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.

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 tra-ditional 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 suit-ably 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.

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should also be addressed with appropriate in-fill and land-scaped 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 anten-naeon 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, seat-ing, 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 acces-sibility and connectivity to the wider area, in association with Dublin City Council. Provision for a taxi rank may also be required.

At pre-planning stage the developer shall enter into discus-sion with Dublin City Council to discuss access arrangements. The applicant may be required to provide a shared pedes-trian 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 fea-sible.

In keeping with the recommendation set out in the Retail Plan-ning 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 inter-national matches, but recently used more for home games of

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 land-mark 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.

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 signifi-cance. Celebrating this rich history within a multi-use space at this location should be a consideration for any expansion and redevelopment proposals.

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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 improve-ments 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 Edu-cation 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.

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 offer-ings 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.

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.

With the redevelopment of the Prison now a longer term objec-tive this linkage was reviewed and reassessed. There is cur-rently 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 environ-ment. It is not envisaged that vehicular linkage would be cre-ated at this location.

Fig 23. Phibsborough Sites and Considerations

Improve Linkage

Improve Access Points

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Key Site Objectives:

Objectives for Site 1: Phibsboro Shopping Centre and adjacent lands:

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.

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.

TC3. Uses that create an “evening economy” and enhance the attractiveness of the centre as a destination will be encouraged.

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.

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.

Objectives for Site 2: Dalymount Park:

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.

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.

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.

TC13. See objective No. TC9 above re access improvements.

Objectives for Devery’s Lane

TC14. Redevelopment proposals adjacant to Devery’s Lane shall provide for an enhanced pedestrian/ cycle route.

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Fig 23. Phibsborough Sites and Considerations