Project Description & History

BCDH Architects in conjunction with MOSTON building and civil engineering contractors were selected by Dublin City Council Housing and Residential Services Department to develop a draft scheme of 63 houses previously granted planning approval. The site proposed was a narrow strip of land, linking Clonshaugh Road with Glinn Park, commonly known as the ‘Tree Lined Avenue’, which formed a buffer zone between the existing housing estates of Riverside Park to the South, and the Newbury to the North.
The geographical location and the nature of the site meant that it suffered from frequent dumping and antisocial behaviour. (This site had been used as a dumping ground for some time, and was a local centre of anti social behaviour as it was well screened from neighbouring residential areas). The development of the site was faced with a number of serious challenges, namely the relocation of existing services. (Site investigations quickly found the reason why this site had remained undeveloped, as it was a main cross route for a variety of services in the area). Following negotiations with the various service providers it became clear that that for the development to remain at a suitable cost level for Affordable Applicants it was financially unviable to relocate some of these services.
 BCDH Architects undertook a study to see if a viable alternative layout could be developed for the site. Following a number of design options, one scheme was selected and this was developed in conjunction with the Housing and Residential Services and the City Architects Department of Dublin City Council. This scheme provided for a total of 59 Houses. The development required resolution of  a particularly high number of site constraints including  buried high voltage electrical cables, and associated rights of way, diversion of large scale surface water and foul drainage, as well as realignment of property boundaries along the southern portion of the site.
Three specific house types were developed to offer a varied streetscape and provide for differing levels of accommodation requirements. These consisted of a three bed semi detached house; a three bed house terraced in groups of six units; and a two bed house also terraced in groups of six units .These house types represent modern re interpretations of standard houses and are laid out so as to maximise the good Southerly aspect enjoyed by every house. A particular feature of each house type is through lighting  from front to back to encourage a sense of spaciousness. The houses are insulated well in excess of the minimum requirements so as to provide long term energy efficiency. Access to the site is via a new cul de sac roadway connecting to Clonshaugh Road. The roadway and parking provision are generally located to the North side of the houses, with a long planted landscape treatment forming the northern boundary of the site against the existing wall. A new boundary wall is located to the south providing the existing houses along Riverside Park with a high degree of security as well as a consistent treatment. 
A large number of new trees were planted along the southern and northern boundaries to reinstate the ‘Tree Lined Avenue’ as the site was colloquially known
The scheme was completed in July 2008, and subsequently all the houses have been sold on as affordable housing mostly to local people consolidating existing communities in the area.

Quality of Build

As part of the tendering process, a variety of construction cost / method studies were carried out. Due to varying soil conditions across the site, a decision was made to utilise a timber frame construction as this would expedite the construction sequence as well significantly reducing the ground bearing. A significant advantage of the timber frame was the very degree of insulation which could then be achieved, outperforming the requirements of Building Regulations by a significant factor. Specialist supplier installers were contacted, and following a rigorous vetting process where samples were submitted of timber sourcing; quality and grading standards checked; as well as inspections of previously completed or work under construction a contract was placed with Younger Homes for the supply and erection of the timber frames to external and internal walls, floors, and roof trusses. In line with the specified requirements of Dublin City Council, the internal and external finishes were required to be of a very high standard with proven durability and low maintenance. The roofs are finished in Tegral Thrutone “Diamond Pattern” slates with extruded aluminium gutters and very sharp edge detailing trims. Single storey canopies were roofed in Zinc sheeting with secret gutters hidden behind a powder coated metal fascia board. As a particular architectural feature, a Staffordshire blue facing brick was used on all front elevations, with recessed panels finished in painted sand and cement render finish, which was also applied to the gables and rear elevations. All Gable walls are painted light taupe, whereas front and back walls are painted in off white, so that there is a clearly defined line between the two where they meet. External windows and doors were supplied from the Rationel “Modus” range, either in stained timber (where incorporated into brickwork) or factory finish coated in white elsewhere. Front access paths and drives where finished in a Tobermore paving block, with concrete garden paths at the rear of each house. Gardens are divided by treated paling “hit and miss” fencing, and a new painted render wall forms the southern boundary between the development and the existing houses at Riverside Park.

Landscaping & Environment

Due to the constraints imposed by the wayleaves of the retained buried services, the Ribbon type nature layout of the development sets the open space and environmental response into three distinct zones. The Shared Public amenity space is located along the Northern boundary, for the most part, along an existing wall. This consists of a variety of trees and shrubs with planting zones of varying depth to define and accentuate the curved sinuous nature of the site. An additional advantage of this format is the embedding of shared car parking, bin storage and electricity sub stations into the zone. Because this planting is to the North, and well away from the houses, it tends to be bright and sunny and as the plants mature and develop will provide a pleasant visual amenity to all the residents. Across the shared access road, and partially driven by the practicalities of possible future access to services, a more North American approach was taken to the semi private lawns at the front  of the houses, which provides a long visual swathe of grass fronting  to the houses. The private gardens however, are more traditional and the provision of  a grassed area as well as a  tree to each property allows great scope for individuality in tempering these sun filled  oases.

Special Features

The development by virtue of its location is provided with direct access to a large public open space at Glin Park which forms the Eastern boundary to the site. This provides a huge amenity to the residents in terms of play space as well as providing a short route to local shops, schools, hospital and services together with easy access to the M50 road network.  The cul de sac nature of the plot has the additional benefit of providing a public road that is unlikely to be heavily trafficked, thus providing the scope for additional safe play space to the front of the houses, and it is to be hoped that the combination of the above design features will  strengthen  and bind the residents  into the local community.