Won through competitive tender, this study was a 20 week process to consider the development potential of a 9.5Ha site at the junction of the Malahide Road and the N32 on behalf of the Housing Project Management Unit of Dublin City Council.

The ambitions of the study were to:

Prepare a vision for the potential development of the site that would optimise the site’s future potential in a manner that would be socially, environmentally and economically sustainable delivering a mixed-use development of exemplary quality.

To comprehensively review the development potential of the site, updating the North Fringe Action Area Plan, in line wityh the recently implemented DOEHLG standards, Achieving Liveable Sustainable New Apartment Homes for Dublin City and the variations to the Dublin City Development Plan 2005.

Development Intentions

Suggest a pattern for a viable modern housing / mixed use development which would keep community and place making as its primary target, through a hierarchy of suitable and adequate private, semi private and public spaces mixed with appropriate shops, offices and public buildings.

Suggest a development master plan, which would be sufficiently clear and strong to allow for a degree of flexibility in how it would be delivered. This would allow for a phased development with a degree of stimulating variety.

Utilise the site development as a template for the creation of a new “main street village centre along the stretch of Malahide Road at Clare Hall. This included suggestions for enhancing the existing development on the east side of the road.

Allow for a range of residential units from older persons housing through own door housing / duplexes and in a variety of apartment layouts for families. These included a provision of housing for settled travellers also.

Provide a sustainable and traffic free environment which maximises the enormous benefits of locally available public transport nodes.

Respond to the proposals for development along the north fringe, and suggestions for further development, while providing a built link connecting on to Darndale.

Proposal

Based on the sketch proposals developed during the course of this study, BCDH felt that notwithstanding certain site constraints, that the site had huge development potential. A future development strategy was conceived that continued the strategies set out in the Dublin North Fringe Action plan, as well as offering a model developmental template for high density housing matching the density standards set in redbrick terraces of the city at the turn of the 20th Century. The mix and standard of housing type proposed coupled with the relationship of private, semi private and public space is key to solving the dilemma of density, and when, as in a case such as this, it is supported by local shopping, public parks and a highly developed public transport network, we have the potential to match or exceed the best new developments in European Cities.

Quality

The proposal integrated a mixed development on the site, where retail and commercial space was mixed with residential accommodation (with graduated densities up to 6-8 stories in places.) The quality benchmark of this development would be set by a target to significantly outperform the recommendations of Dublin City Councils publication “Achieving Liveable Sustainable New Apartment Homes for Dublin City.” This document sets out qualitative standards for apartment design in addition to private and public open space to provide a sustainable new community utilising high standards in design and environmental quality in all areas.

Security

To provide passive security within the overall site it was seen as important to avoid spaces that are difficult to supervise and are void of traffic at certain times of the day. This was addressed in two key ways: the apartment blocks were designed to be dual aspect where one aspect overlooks the private courtyards and the other aspect opened on to the 'green route' or vehicular circulation; secondly, planting and the design was promoted to maximise the frequency of through traffic to avoid the creation of ‘blind spots’ which would inevitably attract ant-social activities.

Recreation

Within the site, one larger park suitable for games was proposed in addition to walking / cycling routes that integrate with the green spine and perimeter pathways. Pedestrian and cyclist routes were provided such that it is possible to traverse the site without meeting vehicular traffic. Additionally, the proposal included a number of small and large traffic free public spaces. Large spaces dedicated for the provision of recreation and sports, etc.. are provided in the nearby Father Collins Park. It was proposed that a large steeping water feature which doubles as rainwater attenuation would become a feature that would become an attractive addition to the landscaped environment.

Community

Set within the green corridor at nodal points it was proposed that community facilities such as crèches and youth spaces would provide sustainable local facilities for the residents and further activating this functional public space.

Ecology

As water attenuation is a significant requirement of a development of this scale, it was proposed to provide this by means of a central water feature. The concept is that this would serve both the proposed development as well as the existing NABCO housing scheme. A new landscaping scheme should be developed which provides a suitable urban planting connected and integrated to the more open spaces at Darndale Park and the new Father Collins Park. Wherever possible in the development, sustainable best practice should be used insofar as possible. This would commence with the works to clear and remediate the land through the construction process and on to the provision of suitable hard and soft landscaping. It is the ambition that materials and equipment should be sourced locally insofar as possible. The design of the buildings should meet or exceed all current standards in terms of energy efficiency and efficient use of the consumed services. Wherever possible passive energy sources should be incorporated and the embodied energy of the buildings minimised. Roofs could incorporate roof gardens and grass as a SUDS (Suburban Drainage Systems) type scheme where appropriate.