Liberties Draft Local Area Plan
Manager's Reports to Councillor’s Motions
January 2009
Table of Contents
Topic No. / Motion / Page1Status of the LAP
2Public Consultation
/ 1 / 13Vision for the Liberties
4Policy & Planning Context
5Study Area Description
6Character Areas / 2 / 2
7Draft LAP Development Strategy
8Six Themes / 3 / 3
9Economic / 4, 5,6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16 / 4
10Social (Housing) / 17, 18, 19, 20 / 17
11Social (Community Facilities) / 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32,
33, 34, 35 / 21
12Cultural / 36, 37, 38, 39 / 36
13Spatial & Urban Form (Height Strategy & Density) / 40, 41 / 41
14Spatial & Urban Form (Public Realm Improvements) / 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52 / 45
15Spatial & Urban Form(Heritage) / 53, 54, 55, 56, 57, 58, 59, 60, 61, 62, 63, 64,
65, 66, 67, 68, 69, 70, 71 / 56
16Movement & Access / 72, 73, 74, 75, 76, 77, 78, 79, 80, 81, 82, 83,
84, 85 / 76
17Sustainability / 86, 87, 88, 89, 90, 91, 92, 93, 94 / 92
18Significant Redevelopment Sites
19Vicar Street/Iveagh Markets / 95, 96, 97 / 100
20Pimlico / 98, 99, 100, 101, 102 / 103
21Depot Lands / 103, 104, 105, 106 / 108
22Bridgefoot Street/Oliver Bond / 107 / 112
23St. James’ Harbour (Grand Canal Harbour) / 108, 109, 110, 111, 112, 113, 114, 115, 116 / 113
24Marylands / 117, 118, 119, 120, / 122
25Guinness Lands (North of Thomas Street) / 121, 122, 123, 124, 125, 126, 127 / 126
26Guinness Lands (South of Thomas Street) / 128, 129, 130, 131, 132 / 136
28Digital Hub / 133 / 141
29Phasing & Implementation / 134, 135, 136, 137, 138, 139, 140, / 142
30Community Gain
31Land-Use Zonings
32SEA / 149
1
Liberties Draft Local Area Plan : Manager’s Report to Councillor’s Motions
Topic 2 Public Consultation
Motion No.1
In order to maintain the momentum of regeneration and keep people involved in the process, public forum meetings should continue over the next few years but at a reduced level e.g. 3 or 4 times per year. In addition in line with the proposed corporate response to community consultation in urban and housing regeneration areas, a regeneration committee should be established with a sub committee in each of the three housing areas Pimlico, Basin St and Vicar Street. The committee should be chaired by a local councillor. This structure should be based on corporate approach to regeneration being developed by DCC at present.
Report
The Manager’s Report recognises the importance of the implementation phase of the plan and that it is essential to maintain the community, residents and stakeholders throughout the regeneration process. In this regard, it states that Dublin City Council will co-ordinate and project manage the process and will afford the opportunity for community input through the established mechanism of the public forum process and may possibly establish a ‘Public Forum Co-ordination Group’ in accordance with the terms of reference discussed an prepared at the Public Forum Meetings. The Manager’s Report states that the public forum meeting process could continue for the initial implementation phase, albeit with three to four meetings per year instead of the monthly meetings (Page 104). It is not considered appropriate to determine a possible schedule of meeting at this stage or to include such detail within a local area plan. The Manager’s Report, however, recommends an amendment to include the following (Page 105),
‘The Liberties Regeneration Office, as part of Dublin City Council, will continue to project manage the regeneration of the Liberties Area and to oversee the implementation and monitoring of the LAP. Dublin City Council will continue to liaise via the existing mechanism of the Public Forums’.
In relation to community consultation and housing regeneration areas, there is considerable merit in the proposal for a ‘Regeneration Committee’ for the three city council housing areas within the LAP Area. The structure and composition of such a committee will be devised as part of a corporate strategy for community consultation in terms of the implementation of plans and regeneration schemes throughout the city. It is recommended that the DLAP be amended to refer to the establishment of regeneration committees for the three relevant housing areas within the LAP Area.
Recommendation
Insert Text at End of Paragraph 1
(After Text Insertion from Manager’s Report on Liberties Regeneration Office)
Dublin City Council will also establish a Regeneration Committee as part of the demolition and redevelopment process of the three local authority housing areas identified for regeneration within the Liberties LAP. The structure of the committee will be based on the corporate city-wide approach to regeneration schemes currently being devised by the City Council.
Topic 6 Character Areas
Motion No.2
DLAP to specify heights for Cork St / Coombe Corridor and particularly St. Lukes Avenue.
Report
The Cork Street / Coombe Corridor is identified as one of 8 Character Areas within the LAP. The DLAP sets out a number of key characteristics for the area as existing and also a number of key objectives for the area as proposed.
The key characteristics document that the area is an area in transition with varying building scales and heights and also that existing building heights range from 2-8 storeys. The key objectives focus on the creation of active frontages, new linkages and attractive public realm, but do not specify appropriate building heights.
It is relevant to note that two of the key re-development sites address height along Cork Street, in the context of the overall re-development of the sites. For instance, the building heights diagram for Newmarket illustrates a maximum height of 6-8 storeys along the frontage to Cork Street. The Depot Lands indicative height strategy shows building heights of 4-6 storeys, albeit at a considerable set back from Cork Street. These building heights were recommended further to detailed urban design analysis.
It is acknowledged that the key objectives for the character area do not address the issue of building heights. It is considered that the location could accommodate varying building heights but to a maximum of 6-8 storeys.
It is recommended that a new key objective be inserted to specify a maximum building height range of 6-8 stories along the Cork Street / Coombe Corridor, subject to proposals demonstrating sensitivity to local context and appropriate transition in scale to ensure protection of established residential amenity and open spaces.
Recommendation
Insert Key Objective for Street / Coombe Corridor Character Area (P.73)
Ensure that all new developments along the Cork Street / Coombe Corridor are of an appropriate building height up to a maximum of 6-8 storeys, subject to sensitivity to local context, appropriate transition in scale and the protection of established residential amenity and the quality of open spaces.
Topic 8 Six Themes
Motion 3
That in the Liberties Local Area Plan the theme in the Draft LAP Development Strategy ‘Spatial and Urban Form’ be amended to include Heritage, Archaeology and Conservation.
Report
Dublin City Council is following a six-themes approach to ensure a holistic urban philosophy in order to deliver good urban places. The application of the six-themes in relation to planning policy and also the development management process is a way of bringing a user-friendly structure to this very complex task. The six themes essentially focus on quality of life issues, which in turn assist in achieving a sustainable, compact city of successful neighbourhoods. The themes are not considered as separate discrete themes, but rather mutually reinforcing elements of a holistic approach.
In the Draft LAP, heritage, archaeology and conservation is addressed specifically under the ‘Urban and Spatial Form’ Theme. Therefore, it is considered resonable to change the title of this theme to ‘Spatial and Urban Form, Heritage, Archaeology and Conservation’ in the Liberties Local Area Plan only to give more clarity to the overall objectives of the spatial and urban form section of the plan.
Recommendation
Amend the title of Section 6.5 of the Draft LAP.
From:
Spatial and Urban Form
To:
Spatial and Urban Form, Heritage, Archaeology and Conservation
Topic 9 Economic Strategy
Motion No. 4
DCC to encourage developers to provide small retail and commercial units at ground floor at reduced rents (e.g. period of not less than 5 years). As part of planning condition, permissions should require units to be occupied prior to sale of residential units. To ensure take up by new entrepreneurs, small businesses and local traders units should be fitted out to a minimum or basic standard i.e. with electricity, water, ceilings, internal walls, shop window and shop fronts so as to encourage take up. The planning system encourages active frontages by prescribing ground floor commercial units under residential but it must extend this strategy to take account of the real and apparent failures of the planning and development system to take up these units along Cork St.
Report
The Draft LAP recognises the importance of making any economic opportunities arising from the plan accessible to the indigenous community, entrepreneurs and small businesses. In this regard the plan sets out the following key objectives in its economic strategy:
- Provide increased opportunities for investment, employment and training opportunities targeted at local people.
- Encourage private sector investment including supporting small entrepreneurs by requiring reduced rental levels for initial periods, short term leases and units to be fitted out as part of planning conditions related to ground floor uses of residential developments.
Requiring ground floor units to be occupied before the sale of residential units is beyond the scope of what the LAP can achieve, however DCC will take as pro-active an approach as possible during the implementation stage of the plan to ensure that ground floor retail units are occupied. The occupation of ground floor retail units is market dependent. Therefore, during the plan implementation stage it is essential that all relevant parties work together to ensure that the two key objectives above, as outlined in the Draft LAP are realised.
Recommendation
No change.
Topic 9 Economic Strategy
Motion No. 5
On the Guinness South lands proposals for improving the legibility of the area for tourists should be implemented including better signage, a bus shelter, and greater emphasis on capturing passing trade.
Report
The motion submitted highlights an extremely important aspect of the economic regeneration of the Liberties. The Guinness Storehouse attracts over 1 million visitors every year, yet there is very little spill over effect for the local community. The Storehouse provides the Liberties with a major opportunity for enhanced economic performance and this is recognised in the Draft LAP. In Section 6.2 –Economic Objectives – there are a number of objectives which aim to improve the connections between the Storehouse and the overall area. Examples of these include:
- Support the improvement of the Guinness Storehouse and its environs.
- Develop and implement a street signage and directional signage strategy tailored specificallt to the Liberties area.
Furthermore, in the response to Motion No.11 further recommendations and amendments are provided which would further enhance the possibilities of capturing passing trade. However, the exact nature of the public realm improvements for the Guinness South Lands can not be decided at this stage of the plan as they would have to be consistent with the Guinness Lands masterplan and consolidated brewery layout which is not yet available. During the implementation stage of the plan and once the consolidated brewery layout has been decided, every effort will be made to ensure that a coordinated and connected approach will be taken to improve the legibility of the area for tourists in line with best practice examples as outlined in the Legible Dublin / Wayfinding Scheme.
Recommendation
No change.
Topic 9 Economic Strategy
Motion No. 6
Require Diageo Masterplan to identify a suitable location for retail hub on Guinness lands to ensure that there is sufficient retail to meet potential demand from new residential and commercial developments.
Report
The Draft LAP has a number of Retail objectives on page 82, but none are specific to the Guinness Lands. It is agreed that it would be appropriate to insert a retail objective in the Key Site Objectives for the Guinness North Masterplan
Recommendation
Amend the Recommendation of the Manager’s Report page 91, Guinness North Key Site Objectives –
Add new Land Use Objective:
Identify a suitable location for a retail hub on the Guinness lands to ensure that there is sufficient retail to meet potential demand from new residential and commercial developments
Topic 9 Economic Strategy
Motion No. 7
The small-scale retail outlets, characteristic of the Liberties area need to be enshrined in the LAP. The amalglamation of sites such as No. 32 – 36 Thomas Street (formerly Frawley’s) to create a large floor plate should be strongly discouraged.
Report
Any future planning applications for retail development in the area will be assessed against the Retail Strategy set out in Chapter 8 and Appendix 7 of Dublin City Development Plan. The provisions of the Retail Planning Strategy for the Greater Dublin Area and the Retail Planning Guidelines for Planning Authorities 2005 are incorporated into this City Development Plan Retail Strategy.
The Draft LAP, in its economic strategy, contains a broad objective to facilitate and promote a variety of retail formats and offers, which will contribute to the vitality and vibrancy of the area. It is accepted that an objective could be added to this section to promote the traditional small-scale retail outlets, which are characteristic of the Liberties.
With respect to larger retail floor plates the DLAP cotnains the following objective:
- Facilitate and promoting large retail floor plates for anchor stores, including department stores and supermarkets to develop key retail locations at Newmarket and Cork Street.
This is considered to be an integral part of the overall economic strategy for the Liberties however, it should be noted that due to the overarching heritage policies contained in the Dublin City Development Plan 2005 – 2011, this objective will not be allowed to have a negative impact on the existing fabric and form of Key Historic Streets or buildings. For example Policy H19 of the Development Plan states:
- It is the policy of Dublin City Council to seek to protect the character, vibrancy and historic fabric of key historic streets.
Thomas Street/James Street is identified as being a key historic street so therefore DCC will seek the retention, repair, conservation and enhancement of historic buildings on Thomas Street, which will protect the area from unsuitable development. It is recommended that an objective to this effect should be included in the plan.
Recommendation
Insert the following objective to Section 6.2 Economic Objectives – Retail:
- Promote traditional small-scale retail outlets, characteristic of the Liberties, in appropriate locations through the area.
Insert Built Heritage Objective (Architectural Heritage Objectives) P. 126
- To protect and promote the character, vibrancy and historic fabric of key historic streets and areas in the Liberties.
Topic 9 Economic Strategy
Motion No. 8
Incentive mechanisms should be put in place by DCC to encourage the design and presentation of retail outlets in accordance with Dublin City Council’s “Shopfront Design Guidelines”. This would act as both an aesthetic and commercial stimulus to the area.
Report
It is considered that there is significant merit in the proposal from an economic and a built heritage or conservation perspective. It is acknowledged that shopfronts are one of the most important elements in determining the character, quality and image of retail streets. In order to increase the attractiveness of retail areas, which in turn will render positive impacts on the economic buoyancy of an area, it is relevant to note that the development plan promotes a dual approach to shopfront design – the protection of traditional and original shopfronts and encouraging good contemporary shopfront design in accordance with Dublin City Council’s Shopfront Design Guide 2001 and the O’Connell Street Area Shopfront Design Guidelines 2003 (Section 15.24.0). In terms of conservation and the rich historical fabric of the Liberties Area, it is considered that retention, repair, conservation and enhancement of historic shopfronts will contribute to character and distinct identity of the area, including key historic streets such as Thomas Street / James Street.
Accordingly, it is recommended that an economic objective and a built heritage objective be inserted to reflect the emphasis on the protection of traditional shopfronts and good contemporary design for new shopfronts with consideration to possible incentive mechanisms. It is considered that any such incentives should be developed in tandem with local businesses and key stakeholders to enhance effectiveness.
Recommendation
Insert Built Heritage Objective (Architectural Heritage Objectives) P. 126
To protect traditional and original shopfronts as important elements which contribute to the character, vibrancy and historic fabric of streets within the Liberties LAP Area in accordance with Dublin City Council’s Shopfront Design Guide.
Insert Economic Objective (Retail) P. 82 / P. 83
To protect traditional and original shopfronts and to encourage good contemporary shopfront design in accordance with Dublin City Council’s Shopfront Design Guide in order to create an attractive city retail quarter within the Liberties.
The City Council will promote and incentive scheme or other appropriate mechanisms, such as the conservation grant scheme, to underpin the objective of high quality shopfronts throughout the area, in conjunction with local businesses, retailers and stakeholders.
Topic 9 Economic Strategy
Motion No. 9
That a site be identified for the Liberties Horse and Carriage Drivers Association, which can cater for communal stabling. This group has a long tradition in the Liberties and has contributed a lot to the area and has an important role to play in the future of tourism in the Liberties and in Dublin. Given that many of the horsemen and indeed the tradition of horsemanship in the Liberties originated from the Guinness Stables it would be appropriate that these communal stables be provided as part of the redevelopment of the Guinness lands.
Report
Refer to Motion No. 12
Recommendation
No change.
Topic 9 Economic Strategy
Motion No. 10
The Liberties is famous for its street trading and markets and in recognition of this DCC should work with and support the Street Traders Association and help them to achieve their objective of greater sustainability including economic viability including improving services such as storage, water and clean ups after market days. It should also encourage the creation of more street trading and markets.
Report
Refer to Motion No. 79
Recommendation
No Change
Topic 9 Economic Strategy
Motion No. 11
Develop a street naming policy to promote local heritage awareness and ensure that all new developments observe this policy. Only use metal signs for street names and use special signage to direct visitors to key tourist sites.