Architects Design Report

ARCHITECT’S DESIGN REPORT
for
Charlestown Place SHD
Strategic Housing Development

Planning Application
May 2021
ARCHITECT’S DESIGN REPORT CHARLESTOWN PLACE SHD – PLANNING APPLICATION
CONTENTS_____________________
SECTION 1 - RESPONSE TO AN BORD PLEANALA OPINION
1.0 List of items to be addressed prior to lodging a planning application

1.1 List of items specific items to be included with the planning application
SECTION 2 - ARCHITECT’S DESIGN STATEMENT
2.1 Description of the Proposed Development

2.2 Site Context
2.3 Site Analysis
2.4 Urban Design Strategy
2.5 Building Heights
2.6 Public Realm
2.7 Charlestown Place & St Margaret’s Road
2.8 Pedestrian Boulevard
2.9 Public Park
2.10 Boundary to McKelvey Celtic
2.11 Boundary to McKelvey Avenue
2.12 Western Boundary
2.13 Communal Open Space
2.14 Daylight & Sunlight
2.15 Layout /Aspect & Amenity
2.16 Density / Variety / Distinctiveness
2.17 Materials & Finishes
2.18 Housing Quality Assessment
2.19 Universal Design
2.20 Bicycle Parking
2.21 Car Parking
2.22 Bins Storage & Plant
2.23 Drainage
2.24 Part V
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SECTION 1
RESPONSE TO AN BORD PLEANALA OPINION
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The following is the MCORM response to the items raised in the An Bord Pleanala Opinion for Case Reference ABP The proposed development is extensively landscaped (over 40% of the site area) and a highly
307248-20. This response should be read in conjunction with the itemised response given in the planning report pedestrian friendly public realm has been created. A clear hierarchy is provided from public to
communal to private providing and promoting an extensive range of residential amenity.
prepared by BMA planning.
A new public park is located to the south of the scheme as a central landmark with a large children’s
1.0 LIST OF ITEMS TO BE ADDRESSED PRIOR TO LODGING A PLANNING APPLICATION play area and kick about space - a high quality family friendly amenity space at the heart of the
scheme. Further play spaces and amenity areas are provided within the communal open space
areas for each block and all units have their own dedicated private open space area.
1. Landscaping, Materials and Character:
The buildings have been massed and modulated to create an appropriate human scale. An active
Further consideration/justification of the documents as they relate to the visual impact, materials ground floor treatment has been adopted with a high percentage of own door accessed units,
and finishes to the proposed buildings and hard & soft landscaping. The further consideration / colonnaded recesses, landscaped defensible zones and non-residential uses. This creates an
justification should address the proposed human scale, character and identity and creation of family immediacy and visual interest at street level for pedestrians that helps to ground the buildings.
friendly neighbourhood, regard being had, inter alia, to the architectural treatment, landscaping,
quality public and communal open spaces, pedestrian way finding and connectivity. The further This is also reflected in the materiality with a single storey brick plinth provided throughout that
consideration of these issues may require an amendment to the documents and/or design proposals creates continuity and a low-level datum and sense of scale. Above strategic gaps in the block forms
submitted. and material selection appropriate the massing of the blocks and modulate the facades creating a
building grain and scale specific to a residential quarter. The individual block elevations and context
elevations included with this application demonstrate this modulation and the interface at ground
Response: floor level.
We have addressed this item in planning application submission and respectfully suggest that the A series of CGIs have been included with the application which illustrate the character, placemaking
proposal will create a high-quality family friendly neighbourhood. and high-quality finishes proposed for the new scheme. High quality brick and stone facades are
proposed to the public facades and accentuated by areas of metal cladding. Render elevations are
The scheme has been designed to maximise residential amenity while also providing an appropriate provided to the south facing courtyard areas to maximise daylight and the sense of space. Please
density for this strategic site. refer to Section 2.17 of this report for more details on the materials and finishes.
The integrated urban design approach proposed will create a highly permeable neighbourhood A Visual impact Assessment had been prepared by Modelworks and is included with this
that is physically and visually connected with the existing town centre development and the application. A series of verified views have been taken showing the proposed scheme in context
surrounding areas. Activity at street level has been maximised with a high percentage of own door with its surroundings. The scheme is consistent with the size and scale of the existing developments
units and the provision of additional non-residential uses creating vibrant streetscapes. located to the north of Charlestown Place and is appropriate to a site designated as a town centre.
Please refer to Section 2.6 of this report for specific details of the approach to the design of the 2. Interaction with Charlestown Place and Charlestown District Shopping Centre –
public realm. Key focal points such as the pedestrian boulevard and public park create a sense of
place and reference within the scheme. The landscaping drawings and report prepared by RMDA Further consideration and / or justification of the documents as they relate to the proportion of live
also further expand on the landscaping and wayfinding strategy and the high-quality materials work units, own door units, end use of non-residential units along the central spine area to activate
proposed. the proposed pedestrian street and provide facilities for the future residential population specifically
the contribution proposed to the character and identity of the neighbourhood.
A mix of unit types is provided within the scheme including one beds, three and four person two
beds and a generous proportion of 3 bed units including ‘town house’ styled duplex units. We have Response:
altered the unit mix to increase the number of three bed units from 34 No. to 40 No. for the
planning application submission. We suggest that the revised mix allows for a multitude of Sections 2.7 of this report details the design and interaction with Charlestown Place and
occupancies that will help create a vibrant community and neighbourhood. Charlestown District Shopping Centre. Section 2.8 details the pedestrian boulevard (central spine
area) and the proposed non-residential units for the scheme.
The majority of the larger units are specifically located at ground floor level with own door access,
larger private open spaces and direct access to communal and public open spaces. These own door The red line area for the subject site has been extended to the opposite side of Charlestown Place
units create activity, interaction and a sense of individual ownership along Charlestown Place, St to include additional works to facilitate the delivery of an integrated streetscape for Charlestown
Margaret’s Road and within the scheme. Place and to create a strong pedestrian connection between the shopping centre complex and the
new pedestrian boulevard proposed in this scheme.
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Significant planning and thought have been devoted towards identifying how the proposed documents and/or design proposals submitted relating, inter alia, to layout of the proposed
development can complement the existing services and facilities without detracting from or development, improving the quality and providing extended hours of daylight and sunlight to the
competing with the existing shopping centre located to the north. internal courtyards and to the public open space.
In view of the expanding residential community at Charlestown and the surrounding area, it has Response:
been concluded that there will be increased demand for medical and pharmacy facilities, a credit
union and a creche. As the area evolves there should also be the demand for small scale own door The scheme has been designed in compliance with the ‘Guidelines for Planning Authorities on
office units. The proposed development has been designed to incorporate these uses into a new Sustainable Residential Development in Urban Areas’ (including the associated ‘Urban Design
civic street in the middle of the scheme– the pedestrian boulevard. Manual’); the ‘Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for
Planning Authorities’ Please refer to Section 2.18 of this report for more details on the Housing
To the north of the boulevard adjacent to the new crossing on Charlestown Place a retail unit is Quality Assessment.
proposed on either side of the new street. These units have been earmarked as a credit union and
a pharmacy subject to final agreement in the event of a grant of planning permission. The units act No north facing single aspect units are proposed within the scheme. Where a unit has a northerly
as key nodes identifying and landmarking the entrance to the scheme when approaching from the aspect, it has also been specifically designed to have an aspect to the east west or south. Please
shopping centre complex. refer to the floor plans for each block for more information. A total of 305 dual aspect units are
provided. (51.7%)
Further south along the centre of the street are 4 No. own door office units sized for sole trade
operators and small businesses of up to 6/7 No. employees. These units should be attractive to The blocks have been designed to maximise residential amenity whilst also providing a sustainable
local businesses and small legal and professional services firms. The scale of the units will create density appropriate to this location. Communal courtyards are generous in size, with separation
increased activity and vibrancy in the middle of the street. distances in excess of 24m throughout. Modified perimeter blocks are proposed that are open to
the south so as to maximise daylight and sunlight. Blocks 1 and 2 have also been designed to
The medical centre and a creche are located at the southern end of the street bordering onto the contain gaps along the east and west to provide increased daylight and secondary aspect while
public park. These units will supplement the existing services provided within the Charlestown area Block 4 steps down in height in response to the two-storey housing context along McKelvey
and cater for the proposed increased population. The creche also acts to create visual interest in Avenue.
the streetscape. The faceted elevation creates a unique tectonic quality by creating a focal point
on the street and directing pedestrian movement towards the public park to the south. A Daylight and Sunlight Assessment Report has been prepared by 3DDB and is included with this
application. This assessment has been carried out in accordance with BRE guide ‘Site Layout
To further activate Charlestown Place and St Margaret’s Road, 12 No. larger own door apartment Planning for Daylight and Sunlight’ (2nd edition) as referred in the ‘Sustainable Urban Housing:
units have been provided at ground floor level in Blocks 1 and 2. These units are more generous Design Standards for New Apartments – Guidelines for Planning Authorities’.
two and three bed units and with the additional ceiling height provided in these blocks they would
be suitable for conversion to other uses in the future if there is local demand for additional non- The assessment report shows the proposed buildings will have an imperceptible impact on the
residential uses. daylight and sunlight of the neighbouring buildings on Charlestown Place, St Margaret’s Road and
McKelvey Avenue.
The pedestrian boulevard provides direct connection to and from the shopping centre creating an
active and high-quality public space within the scheme that is a key part of the placemaking Public and communal open space areas have been designed to well exceed the minimum sunlight
strategy for the new neighbourhood. The services proposed provide active frontage and have been recommendations. Private open space areas have been located to optimise solar orientation and
specifically identified for the contribution they can make to the social infrastructure in the locality. designed to minimise overshadowing and overlooking. The areas directly adjoin the main living
They complement the existing shopping centre creating an expanded range of service that will help spaces in each unit and have an aspect that faces either east, west or south.
to consolidate and strengthen Charlestown as the designated district centre for Dublin 11 and the
surrounding area. 95% of habitable rooms will meet and exceed the minimum recommended daylight levels.
Mitigating measures have been implemented for the units with rooms that fall under the threshold
3. Residential Design – and these are listed in the Daylight and Sunlight Assessment Report. Please refer to Section 2.14 of
this report for more details.
Further consideration/justification of the documents as they relate to the quality of the proposed
residential amenity. This consideration should have regard to, inter alia, the ‘Guidelines for Planning
Authorities on Sustainable Residential Development in Urban Areas’ (including the associated
‘Urban Design Manual’); the ‘Sustainable Urban Housing: Design Standards for New Apartments –
Guidelines for Planning Authorities’ in particular with regard to number of single aspect and north
facing units, and daylight and sunlight access to internal habitable areas and in particular to
communal courtyards. Shadow Impact Assessment of communal open spaces, private open space
and public open spaces. The further consideration of this issue may require an amendment to the
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1.1 LIST OF ITEMS SPECIFIC ITEMS TO BE INCLUDED WITH THE PLANNING APPLICATION The materials chosen draw from the existing Charlestown development while the introduction of
the brick facades also provide a new counterpoint to enrich both the new buildings and the public
realm. Please refer to Section 2.17 for more details on the materials and finishes.
1. A detailed statement of consistency and planning rationale, clearly outlining how in the
prospective applicant’s opinion, the proposal is consistent with local planning policies having A highly permeable neighbourhood is proposed and provision for future connections to lands to
specific regard to the zoning objective of the site, “TC” -town centre and its applicability to the the west and south west have also been facilitated.
development site in question having regard to the concerns raised in the Planning Authority’s
opinion. 4. Further consideration of the junction and pedestrian crossing proposed at Charlestown Place.
Please refer to the planning report prepared by BMA for details of this item. Greater pedestrian connectivity, consideration of boundary treatments and interaction with the
Charlestown Shopping Centre, Charlestown Place and Saint Margaret’s Road (public streets) is
needed. The proposal needs to contribution to and enhance the character and identity of the
2. A detailed statement, which should provide adequate identification of all such elements and
neighbourhood.
justification as applicable, where the proposed development materially contravenes the
Development Plan other than in relation to the zoningof the land, indicating why permission
should, nonetheless, be granted, having regard to a consideration specified in section 37(2)(b) Please refer to Section 2.7 of this report for details of the interface with Charlestown Place and St
of the Act of 2000. Margaret’s Road.
The extent of works along Charlestown Place have been extended on the north side of the road
Please refer to the planning report prepared by BMA for details of this item. to further improve the connectivity and treatments on both sides of the road. The works include
the relocation and widening of the pedestrian crossing point, the repositioning of the bus stops,
3. An assessment on how the proposed scheme ties in with the expansion of the overall Charlestown proper integration of the cycle tracks and landscaping. This will ensure consistency and coherency
Shopping Centre. The subject site represents an expansion of the existing Charlestown in terms of finishes and treatments along Charlestown Place.
development (including permitted development) on the northern side of Charlestown Place. It is
important that the proposed scheme should be highly visually and functionally connected to the The existing cycle track and public footpath along Charlestown Place and St Margaret’s Road are
town centre development to the north. There needs to be strong permeability within the scheme to be incorporated into the scheme and reshaped and resurfaced as required to integrate with
and into adjoining lands. the proposed layout. New north/south connections to Charlestown Place and east/west
connections to St. Margaret’s Road are proposed within the scheme resulting in a highly
Sections 2.4 of this report describes the design approach, and the relationship of the proposed permeable public realm.
scheme to the existing Charlestown Shopping Centre complex. Please also refer to our drawing
PL02 which shows the scheme in the context of existing shopping centre complex. Specific care has been taken to ensure that the areas between the back of the public footpath and
the building are highly landscaped to create suitable delineation between public and private space
A new enlarged pedestrian crossing point is created on Charlestown Place to create a strong visual and to create defensible zones and increased residential amenity for ground floor units along
and physical connection between the schemes. The crossing establishes a new primary north Charlestown Place, St Margaret Road and within the scheme. Own door units with recessed
south axis by connecting the existing pedestrian street and public plaza to the north to the new entrances, planters and private terraces in these locations further create an appropriate transition
pedestrian boulevard and public park proposed in this scheme. The route is fully pedestrianised between public and private space.
and is activated by the ground floor units proposed.
Please also refer to the information prepared by RMDA for more details of the boundary
The connection of the public plaza, the pedestrian boulevard and the public park is a key element treatments for the site.
of the urban design strategy for the scheme resulting in a highly connected and permeable
neighbourhood. 5. Justification of landscaping, in particular, at the entrance of the pedestrian boulevard on
Charlestown Place and approaching this entrance from the east to signify the entrance to the
The provision of non-residential uses and the public park within the proposed scheme will also scheme so as to visually link to the Charlestown Centre and aid navigation.
draw people from the shopping centre complex into the new development creating desire lines in
both directions between the schemes. The new pedestrian crossing point on Charlestown Place with large on street paved surface area
creates a highly visual and strong physical connection to the shopping centre complex. This
This scheme has been designed to complement the existing Charlestown development with a view crossing point has been aligned to directly connect the existing pedestrian street and plaza in the
to creating a coherent and vibrant urban quarter appropriate to its designation as a town centre. shooping centre complex to the pedestrian boulevard proposed in this scheme.
A visual impact assessment has been prepared by Modelworks which demonstrates the
relationship of the new scheme to the existing buildings in the area. Further landmarking of the pedestrian boulevard is provided by a shared plaza located to the
south of the crossing point with specimen trees and flanked by two corner retail units providing
active frontage in that location.
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The urban design strategy, together with the landscaping proposals adopted create a hierarchy in maximise daylight, sunlight and aspect for the proposed units and to create a sense of openness
the pedestrian connections throughout the scheme. The north south axis through the pedestrian appropriate to a residential neighbourhood.
boulevard acts as the primary public route with all other paths and connections feeding off this
axis. Block 4 to the south is reduced in scale stepping down from six storeys in the north to four and
two storeys in the south. This is in direct response to the existing dwellings located at McKelvey
Please also refer to the landscape drawings and report prepared by RMDA for specific details of Avenue. The step down in scale creates a more distinct transition between the building typologies.
this key area within the proposed scheme. Separation distances in excess of 28m are maintained between the new scheme and the existing
dwellings. The existing hedgerow and mature tree line along the south of the site are to be
6. A Housing Quality Assessment that provides details in respect of the proposed apartments set out maintained and supplemented as an additional natural buffer. Further details of this boundary
as a schedule of accommodation, with the calculations and tables required to demonstrate condition are included in Section 2.11 of this report.
compliance with the various requirements of the 2018 Guidelines on Design Standards for New
Apartments. It is important that the proposal meets and preferably exceeds the minimum Section drawings have been included for all blocks and our context elevations PL05 and PL06 show
standards in terms of dual aspect and proportion of apartment which exceed the floor area by the relationships within the proposed scheme and to the adjoining lands. Further sections
10%. In the interests of clarity clear delineation / colour coding of floor plans indicating drawings are also included with the landscape architect drawings prepared by RMDA.
which of the apartments are considered by the applicant as dual / single aspect and which
apartments exceeds the floor area by 10%. The Daylight and Sunlight Report included with the application concludes that the proposed
buildings will have an imperceptible effect on the existing buildings in the area specifically the
Please refer to Section 2.18 of this report for the Housing Quality Assessment and to the Housing residential housing on McKelvey Avenue and the residential apartments on Charlestown Place and
Quality Assessment Schedule document included with the application which demonstrate that good levels of daylight and sunlight will be achieved within the scheme.
compliance with the various requirements of the 2018 Guidelines on Design Standards for New
Apartments. The public and communal open spaces provided within the scheme have access to high levels of
sunlight and 95% of the habitable rooms exceed the minimum daylight recommendations. Where
A total of 305 No. dual aspect apartments (51.7%) are proposed and all dual aspect units are units have rooms that fall below the recommendations additional compensatory measures have
specifically identified in accordance with the legend on our floor plan drawings. 426 No. units been provided. Please refer to section 2.14 of this report for more information on Daylight and
(72.2%) have gross areas at least 10% greater than the minimum requirements. All units that are Sunlight.
10% greater than the minimum requirements are identified in the Housing Quality Assessment
Schedule. 8. A Daylight and Shadow Impact Assessment of the proposed development, specifically with regard
to impact upon adequate daylight and sunlight for individual units, public open space,
7. A report that addresses issues of residential amenity (both existing residents of adjoining courtyards, communal areas, private amenityspaces and balconies.
development and future occupants), specifically with regards to potential overlooking,
overshadowing and overbearing. The report shall include full and complete drawings including A Daylight and Sunlight Report has been prepared by 3DDB and is included with this application.
levels and cross-sections showing the relationship between the proposed development and
adjacent residential development. 9. A visual impact assessment. Long range views / photomontages of the proposeddevelopment
from the surrounding area.
Section 2 of this report describes the holistic design approach for the scheme and demonstrates
how high levels of residential amenity have been achieved. The relevant sections as listed below A Visual Impact Assessment has been prepared by Modelworks and is included with this
also specifically address the response to this item. application.
Section 2.5 of this Design Report details the building height strategy for the development. 10. Response to issues raised in the Parks and Green Infrastructure departmentreport submitted
Generous separation distances are proposed to the existing residential buildings to the north at to the Board on the 25.06.2020.
the shopping centre complex, to the south on McKelvey Avenue and within the proposed scheme.
Please refer to the design report prepared by RMDA landscape architects for details of this item.
Building height is concentrated to the north of the site creating a strong streetscape to
Charlestown Place to complement the existing shopping centre complex. Charlestown Place is a 11. Response to issues raised in Architects department report submitted to the Board on the
wide street (approx. 43m) and the daylight and sunlight report included with this application 25.06.2020. Justification is required with respect to height and shadow analysis, in particular of
demonstrates that the scheme will have a minimal impact on the existing residential units to the communal open space.
north.
The items raised by Fingal Co.Co. Architect’s department report to the Board on 25.0620 are as
Generous separation distances in excess of 24m have been provided for the proposed streets and
follows:
communal courtyards within the scheme. The scale and massing of the blocks has been graded to
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(i) While the Daylight Analysis submitted indicates that the central communal open The proposal avoids long uninterrupted walls of building. Modified perimeter blocks are proposed
spaces to Blocks receive daylight in excess of the minimum requirements of the BRE where the south face of the block is reduced to two stories in height which provides for increased
guidelines, (at least half of the amenity areas receiving 2 hours of sunlight throughout daylight and sunlight penetration. The other arms of the blocks are also modified with recessed
the year) this benchmark is a minimum requirement. From the shadow analysis of balconies and stair cores to create depth and modulation along the facades. Block 1 and 2 contain
these spaces, it is apparent that the proposed block massing design results in secondary three storey and full height gaps along the east and west elevations to create secondary
communal spaces in shadow for the majority of times and dates analysed in March, aspect and improved daylight within both the apartments and the communal areas.
June and December. Further consideration of the massing and scale of these blocks is
recommended to ensure greater amenity and quality of light in the communal spaces We respectfully submit that the reductions in height suggested by the local authority are not
and the Apartments effected by such overshadowing. We suggest that while the warranted and through the careful and considered design approach adopted that a high level of
scheme benefits from the height proposed along Charlestown Place and St Margaret’s amenity has been achieved within the scheme.
Road in creating a strong urban and street frontage, the height and massing of the
proposed blocks as ones moves into the scheme should step down and reduce to create (ii) Block 4: The southern block is proposed as a two storey in height, recognising the
a greater human scale within the scheme, improve the amenity. scale of the adjacent two storey housing to the south of the site. The four-storey
eastern arm of Block 4 should be reduced further to address the site context and
• Block 1: 7 storey height proposed to the western arm of Block 1 to be reduced in scale. reduce the impact of the proposal on these houses similarly.
• Block 2: 7 storey height proposed to the western and eastern arms of Blocks 2 to be
reduced in scale. The Daylight and Sunlight report concludes that Block 4 will have an imperceptible impact on the
• Block 3: 7 storey height to southern arm to be reduced in scale. daylight and sunlight of the properties at McKelvey Avenue in line with BRE guidelines.
The Daylight and Sunlight Report included with this application demonstrates that the design We suggest that the four-storey element of Block 4 is appropriate in this location. It provides
achieves good quality daylight and sunlight in accordance with the recommendations set out in strong frontage and passive surveillance of the new public park and separation distances in excess
the 2018 Guidelines on Design Standards for New Apartments. of 28m are provided to the houses to the south of the site. The existing hedgerow and mature
tree line in that area are also to be maintained and supplemented as a natural buffer.
All public and communal open spaces exceed the recommended sunlight hours for the 21st March
and 95% of all habitable rooms exceed the minimum recommended average daylight factors. The gable elevation of the four-storey element has also been amended to minimise overlooking.
The balconies in this area face either east or west and the extent of glazing has been reduced. The
We consider that a successful balance has been achieved between a desire to deliver a sustainable windows in this area are also generally onto bedrooms only with any living rooms having a primary
residential density appropriate to this location and the creation of a scheme with high quality aspect to the east rather than the south. Please refer to Section 2.11 of this design report for more
residential amenity. details on this boundary condition.
Section 2.5 of this design report also demonstrates that the scheme delivers on the Development (iii) Block 3: Block 3 would benefit from additional green space to the east and south to
Management criteria set out in Section 3.2 of the Urban Development and Building Heights soften the surrounding environment and improve amenity, including reducing hard
Guidelines for Planning Authorities 2018. The site has good access to public transport, while the standing and car parking provision in these locations.
new streets, non-residential uses, civic spaces, and new public open space create a positive
contribution to the surrounding neighbourhood. The urban design strategy adopted creates a In accordance with the 2018 Guidelines on Design Standards for New Apartments a minimum
highly permeable scheme with improved connections to the existing shopping centre complex, 1.5m buffer zone has been provided from the ground floor balconies to the back of the footpath.
Charlestown Place and St Margaret’s Road. Additional planting has been provided to increase privacy and amenity. We note that the scheme
is highly pedestrianised, and this approach has developed through the early planning discussions
Due regard has been given to the human scale. Own door ground floor apartments and duplexes with the local authority. Vehicular access has been reduced and on street parking is limited with
with generous defensible zones and private terraces create a sense of individual ownership and the majority of parking provided off street in basements. All on-street spaces are fully
activity at street level whilst the architectural treatment of the buildings with the single storey incorporated into the landscaping strategy. Large banks of parking are avoided, and the street is
colonnades and single storey brick plinth create an important visual immediacy and pedestrian broken up with tree planting in accordance with the Design Manual for Urban Road and Streets.
interaction at ground level. This creates a predominantly car free neighbourhood with high-quality landscaping for the public,
communal, and incidental open space areas.
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12. Justification of hierarchy and quantum of open space provision, both communal and public open
space (POS). Clarity with regard to compliance with Development Plan standard and location of
underground attenuation tanks and storage systems under public open space, as part of SuDS
solution. A responseto the contribution suggested by the planning authority in accordance with
Section 48(2) (c) of the Planning and Development Act 2000 in lieu of public open spaces
provision.
Please refer to the planning report prepared by BMA for details of this item.
13. Detailed landscape drawings that illustrate hard and soft landscaping, useable
communal open space, meaningful public open space, quality audit and way finding. The
public open space shall be usable space, accessible and overlooked to provide a degree of
natural supervision. Details of play equipment, street furniture including public lighting and
boundary treatments should be submitted
Please refer to design report prepare by RMDA landscape architects for details of this item.
14. A full response to matters raised within the PA Opinion and Appended FingalCounty
Council Department comments submitted to ABP on the 25.06.2020.
Please refer to the planning report prepared by BMA for details of this item.
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SECTION 2
ARCHITECT’S DESIGN STATEMENT
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2.1 DESCRIPTION OF THE PROPOSED DEVELOPMENT
The proposed development consists of a total 590 apartments (234 No. one beds, 316 No. two beds and 40 No.
three beds) a creche, a medical centre, four offices, and two retail units all contained in four blocks – Block 1, Block
2, Block 3 and Block 4.
The blocks range in height from 2-10 storeys. A new vehicular entrance to the site is proposed from Charlestown
Place with surface level parking and basement carparks to Blocks 1& 2 (shared) and Block 4.
The development also includes the provision of a public park and all associated landscaping and site works on a
3.9ha site at Charlestown, Dublin 11.
For a more detailed description please refer to the statutory notices that accompany this application
Design Team
Client Puddenhill Property Ltd.
Project Manager O’Byrne Jenkins (OBJ)
Planning Consultant BMA Planning
Architect McCrossan O’Rourke Manning Architects (MCORM)
Civil and Structural Engineer’s Pat O’Gorman & Associates (POGA)
Landscape Architects Ronan Mac Diarmada & Associates (RMDA)
Daylight and Sunlight Analysis 3D Design Bureau (3DDB)
CGIs & Visual Impact Assessment Modelworks
Traffic and Transport Atkins Ireland (Atkins)
Waste Management Byrne Environmental Consulting Ltd
Arborist Arborist Associates Ltd
Screening for Appropriate Assessment Openfield Ecological Services
Social Infrastructure Audit KPM
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2.2 SITE CONTEXT
The development proposed in this application is for lands to the south of the Charlestown Shopping Centre at the
connection of Charlestown Place with St Margaret’s Road in North Dublin City (Dublin 11).
The existing shopping centre complex to the north of Charlestown Place incorporates the shopping centre, a
cinema and leisure plex, a creche, and a number of small commercial units together with 659 No. residential units
all over a shared basement.
The shopping centre is located in the eastern portion of the complex - a two storey centre with five levels of
apartments above. It contains approx. 15,000 sq.m of retail space and is anchored by Dunnes Stores (6,500 sq.m
approx.) with up to twenty-six other smaller retail shops and kiosks. Above the shopping centre are 285
apartments in 4 blocks. This portion of the complex was completed in 2008/09. Planning permission was recently
sought for a change of use of the unit located fronting onto Charlestown Place including the provision of a new
own door entrance and external seating area. (Reg Ref FW21A/0020)
The block in the centre of the complex to the north contains the cinema and leisureplex completed in 2013/14 and
operational for the last 5/6 years. Planning permission has also been recently sought (Reg Ref FW21/0018) to
combine two retail units that face onto the public plaza into a new gym. The block also contains a creche which
has been recently extended. Dublin Bus also has a bus terminus to the north of this block.
The western portion of the development is currently under construction with a completion date due in 2021. There
are a further 374 apartments and some small retail units in this area which is being completed over the existing
basement carpark associated with the shopping centre.
The subject site for this application consists of lands to the south of Charlestown Place encompassing the former
Image 1 – Site Context
temporary car park in that location and the green field lands to the south west.
The site is bounded to the north by Charlestown Place, to the east by St Margaret’s Road, to the south by McKelvey
Celtic soccer pitch and the McKelvey Avenue housing development, and to the west by GE zoned land within the
applicant’s ownership and third party owned industrial / commercial units that front onto the North Road.
Century Business Park is located on the opposite side of St Margaret’s Road with the residential developments of
Melville, Lanesborough Park and Charlestown Park further to the north and east.
Planning permission was previously granted, extended, and renewed for the temporary carpark on the site.
Permission has now lapsed, and the temporary carpark is to be decommissioned when the full extent of the
basement carpark in the centre will become operational in Q4 2021.
The subject site also contains an attenuation tank associated with the surface water systems permitted for the
existing shopping centre complex.
Page 11 of 33
A temporary access road through the site provides vehicular access to the McKelvey Celtic soccer pitch to the
south east. Permanent access to the pitch will be provided as part of the proposed development. Future access
will also be provided to the lands to the west of the site zoned GE (General Employment).
The lands contained in this application are zoned TC -Town and District Centre and it is envisaged that these lands
together with the existing shopping centre complex will create a strong and vibrant local community and district
in the area.
A development appropriate to this objective is proposed.
2.3 SITE ANALYSIS
The site is well located with good access to public transport. Bus stops are located immediately adjoining the site
on Charlestown Place, St Margaret’s Road and Melville Road with a bus terminus located to the north of the
shopping centre complex. Initial proposals for the Luas Finglas indicate a Luas stop on lands within Century
Business Park to the east of St Margaret’s Road.
A Social Infrastructure Audit encompassing the wider 3km context has been prepared by KPMG and is included
with this application. The audit identified a significant range of services and facilities which contribute to the
Image 2 – Site Photo looking east across site and Charlestown Place Road
quality of life within proximity to the subject site. The shopping centre and surrounding area, in particular, has a
high concentration of commercial, retail, industrial and employment facilities.
The shopping centre complex has established a building size and scale for the locality and the subject site
represents an opportunity to utilise an undeveloped plot in a strategic location to further strengthen that urban
approach.
The site also benefits from the existing boundary conditions. Charlestown Place and St. Margaret’s Road are
relatively wide streets suitable for accommodating building frontage while the undeveloped lands to the west and
the soccer pitch to the south east create separation in those areas. There is also an existing tree line and hedge to
the south of the site which creates a natural buffer to the residential development further to the south.
The site is a designated town centre and a high-density quality residential development appropriate to the location
is proposed. The scheme will provide much needed residential units for the north Dublin area and the increase in
population will help to further develop a sustainable community at the town centre location with all the increased
benefits for sustaining the local facilities and services in that area.
Image 3 – Photo of Site Looking West across the site and down Charlestown Place Road
Page 12 of 33
Image 2 – Initial Site Analysis Image 3 – Initial Design Strategy
Page 13 of 33
2.4 URBAN DESIGN STRATEGY
Developing an appropriate streetscape and connection to the existing shopping centre complex was a key
consideration in the preliminary design stages and throughout the discussions with Fingal County Council at Stage
1 and An Bord Pleanála at Stage 2 of the planning process in order to create a coherent and connected urban
strategy for the area.
We propose to extend the existing north /south axis route created in the shopping centre complex by relocating
the existing crossing point on Charlestown Place to create a direct connection to our scheme. A new primary north
south pedestrian spine is established connecting the two developments and creating a new civic street (pedestrian
boulevard) from the existing public plaza in the shopping centre complex down to a new public park that is to be
provided as part of this application.
Strong frontage is proposed to Charlestown Place to create a new streetscape. A rhythm of three blocks with two
north south streets is created reflecting the existing grain on the opposite side of the street. A strong urban edge
along this boundary will be a key contributor to transforming the space into an urban node with an equivalence of
frontage either side of Charlestown Place.
Vehicular access to the site is proposed on the western street opposite the vehicular access to the shopping centre
complex and in a similar location to the site access permitted for the temporary carpark. Vehicular access is limited
with parking requirements provided predominantly in basement carparks with reduced on street parking. This
creates a pedestrian prioritised public realm within the site.
An east west link is proposed across the middle of the site to maintain access to the McKelvey Celtic soccer pitch
and to establish a pedestrian link onto St Margaret’s Road to the east and potential for future links to the lands
located to the west and south of the site.
The proposed buildings are concentrated to the north of the site in three blocks (Blocks 1, 2 and 3) creating strong
frontage onto Charlestown Place and St Margaret’s Road. The buildings are set back from the road to provide
adequate space for a defensible buffer strip to the own door ground floor apartment units providing active
frontage along the north and east of the proposed scheme. The ‘U’ and ‘L’ form of the blocks optimise daylight/
sunlight penetration into the communal areas and apartments whilst providing a transition in the urban form as
Image 4 – Urban Design Concept

one moves from Charlestown Place into the public open space.
The south of the site contains the attenuation tank permitted under Reg Ref F19A/0146. This area is to be
expanded and redeveloped as a new public park. A fourth urban block (Block 4) fronts onto the new park providing
passive surveillance and creating a sense of enclosure. Block 4 is modulated in scale from 6 storeys down to 2
storeys to address the properties to the south of the site on McKelvey Avenue.
There is an existing treeline along the south of the site that formed part of an original field boundary in that
location, and this is to be protected and maintained within the scheme to act as a natural buffer to the properties
to the south of the site at McKelvey Avenue.
Page 14 of 33
2.5 BUILDING HEIGHTS
12 Storeys
The existing shopping centre complex has established a scale, density, and grain of building for the new town
7 Storeys
2/3 Storeys
centre. The development is generally 7 storeys tall rising up to 12 storeys on the corner of Charlestown Place and
6 Storeys
10 Storeys St Margaret’s Road. The area currently under construction is of similar scale and density.
8 Storeys
7 Storeys It is important that the development proposed in this application is of appropriate scale to talk to and compliment
7 Storeys
the established forms to the north while also responding to the context of the immediate site.
7 Storeys
7 Storeys
2 Storeys 8 Storeys
7 Storeys 2 Storeys The three blocks proposed to the north of the site are generally 7 storeys tall with Block 1 rising to 10 storeys in
7 Storeys the north east corner in response to the 12-storey element opposite combining to create a prominent landmark
2 Storeys node at the junction of Charlestown Place and St Margaret’s Road.
7 Storeys
5 Storeys
Blocks 1 and 2 are designed as U-shaped courtyard blocks with 2 storey duplexes to the south to provide active
6 Storeys frontage and to delineate the public and private open space whilst also maintaining increased southerly aspect for
4 Storeys the communal courtyard areas.
5 Storeys Block 3 to the west is a standalone L-shaped block. It is eight storeys to the north presenting a prominent form at
2 Storeys the vehicular entrance to the site from Charlestown Place. This block while designed as a linear block could also
2 Storeys
form part of a courtyard block in combination with future development on lands to the west of the site.
Block 4 to the south is set back from the southern boundary creating a perimeter walkway in that area. The block
intermediates the scale from the seven storeys of Blocks 1-3 down to the 2-storey scale of the housing to the south
Image 5 – Building Heights

of the site at McKelvey Avenue. It is six storeys to the north stepping down to four and two storeys to the south.
The block also provides active frontage onto the new public park and the perimeter walkway maximising passive
surveillance of the public realm.
The subject site, a designated town centre, is well served by existing high quality public transport and the planned
Finglas Luas extension will also serve the area. The proposed scheme will replace an underused plot of land
creating a high quality vibrant residential quarter approporiate to a town centre location. The scale of the building,
the massing, and the forms have been shaped to maxmise daylight and sunlight provision and more details of this
anaylisis is included in Section 2.14.
Long uninterrupted elevations are avoided and steps in building height, recesses, and material selection are used
to created modulated facades appropriate to a resdiential setting. The development will create a postive impact
in the area with heigh levels of amenity for both future residents and people from the surrounding area. The public
park and pedestrian boulevard in particular provide civic infrastrusture for the wider Dublin 11 area.
We consider the heights appropriate in this location and consistent with the objectives set out in Section 3.2 of
the Urban Development and Building Heights Guidelines for Planning Authorities 2018. More details on our
response to the Building Height Guidelines are included in the planning report prepared by BMA.
Page 15 of 33
2.6 PUBLIC REALM
The proposed scheme creates a highly landscaped pedestrian friendly public realm. Over 40% of the net site area
has been allocated to public and communal open spaces supplemented with further areas of incidental planting
defensible zones and street landscaping.
New Pedestrian Crossing
A predominantly car-free site plan is proposed. Vehicular access and on street parking have been limited to small
Bike Stands
areas along the entrance road and to the north and west of Block 4. The majority of the parking requirement is
Own Door Access to Activate

contained within the two basements with entrances located close to the main site entrance to limit vehicular
Street Front
Own Door Access to Activate Street Front movement. This all results in a site where pedestrian and cyclist movement are prioritised with the intention of
creating a high-quality public realm.
Retail Retail
PEDESTRIAN BOULEVARD
A highly permeable layout is proposed with strong north/south and east/west axes. The site layout and the design
of the four blocks create distinct public streetscapes while the blocks themselves enclose their own more
Public Seating Area semiprivate communal spaces. This creates a clear delineation between public and private which is further
Health Centre Office Suites enhanced with defensible zones of planting and private terrace areas at ground level.
Office Suite The existing boundary conditions have been fully integrated into the scheme. To the north and east the boundary
is fully permeable and the treatments in those locations look to create strong urban street scapes. The boundaries
Own Door Duplex Units Facing
D
to the south and west are onto private / third party lands. In these instances, the buildings have been pulled back
AR
Public Open Space No 1

LEV
from the boundaries to create setbacks, permeable links and space for landscaping. The boundaries in these
OU
Playground
NB
Creche locations are to be maintained and supplemented with additional planting and landscaping.
RIA
EST
PED
Pedestrian Crossing with Bollards The site will be extensively planted with large areas of public open space, communal space, defensible planting
to prioritize Pedestrian, Vehicular
access restricted. zones and incidental landscaped pockets.
Swale
Access gate to McKelvey F.C
The following sections detail the approach to key elements of the public realm that result in a high-quality scheme
Habitat Zone
and a family friendly neighbourhood.
Public Art Location and

Seating
PUBLIC OPEN Habitat Zone

SPACE NO 1
Image 6 – Extract Showing Public Realm along the new pedestrian boulevard and terminating in the Public Open Space
Page 16 of 33
Signalised Pedestrian NET SITE AREA 3.14 Ha

Crossing relocated
Total No of Units 590 No.
SITE BOUNDARY FOR THE PURPOSES
CHARLESTOWN PLACE RD.

OF THIS APPLICATION
Bus Stop waiting area
incorporated into new EXTENT OF APPLICANT’S OWNERSHIP
SITE ENTRANCE path layouts

Office Suite
Creche
Retail
RETAIL FINANCIAL RETAIL Medical
PEDESTRIAN BOULEVARD
D.
BASEMENT BLOCK 1+2
ETS R
ENTRANCE
BLOCK 2 BLOCK 1
Communal open Communal open
space no 2 space no 1
R
925m2 1540m2
ARGA
BLOCK 3
Communal open OFFICE OFFICE
space no 3
580m2 HEALTH
CENTRE
CRECHE
S T. M
Creche
BASEMENT BLOCK 1+2 PUBLIC OPEN

ENTRANCE SPACE NO. 2
1848M2
Playground
Access restricted
BLOCK 4 Public Art Location and

Communal open Seating
space no 4
400m2
PUBLIC OPEN Cycle Track and
SPACE NO. 1 Footpath
4737M2
HABITAT ZONE
Image 7 – Site Plan – For more information, please refer to PL03
Page 17 of 33
22970 2810 2000 2000 2880 1800 1550
ST.MARGARET'S ROAD PLANTED CYCLE PATH BANK RAMP

2.7 CHARLESTOWN PLACE & ST MARGARET’S ROAD
PLANTING
VERGE TRACK
Parapet
Strong building frontage is created along Charlestown Place and St Margaret’s Road to give the development an
+90.950
urban presence appropriate to its designation as a town centre. The north corner of Block 1 rises to 10 storeys and
together with the 12-storey element, from the shopping centre complex opposite, a new landmark node will be
SITE BOUNDARY
K/L/D
created at the junction of Charlestown Place and St Margaret’s Road. Blocks 1 and 2 in conjunction with the
K/L/D existing shopping centre will complete a new sense of enclosure and form a new streetscape along Charlestown
Place.
K/L/D
K/L/D Connection to the existing shopping centre complex and the interaction with the Charlestown Place and St
Margaret’s Road at street level has been a key part of the design considerations from the outset and through the
K/L/D
discussions with the local authority and An Bord Pleanala. The extent of the site area has now been increased
beyond the applicant’s ownership and a portion of Fingal Co. Co. owned lands along Charlestown Place and St
K/L/D
Margaret’s Road together with a letter of consent have been included in the application in order to facilitate the
K/L/D creation of fully integrated streetscapes.
The existing pedestrian crossing on Charlestown Place is to be removed and relocated to the west to create a
BASEMENT
direct connection to the proposed scheme and a primary north/south pedestrian axis. A new wider signalised
Image 9 - Section through Block 1 showing relationship with St. Margaret’s Road
pedestrian crossing with paved surfacing for increased emphasis is provided. The red line site area has been
REVISIONS PROJECT TITLE: DATE: DRAWN BY:
DATE DESCRIPTION No.

Charlestown Place SHD Feb '21 PK
extended to the opposite side of Charlestown Place to ensure that all works required to move the crossing and
NG APPLICATION
DRAWING TITLE: SCALE: REVISION:
Masterplan
make good the existing location are included.
1:1000@A1
JOB NO: DRAWING NO:
Albert Place West, Harcourt Lane, Dublin 2, Ireland.

Tel: 01-4788700 Fax: 01-4788711 E-Mail: arch@mcorm.com
18022 PL02
12395 1250 1165 2005 1330 2140

RECESSED
2000 2040
CYCLE DROPPED
7500 3305 8215 2055 1800 1800
CYCLE
7805 ESB SUBSTATION -
SHOPPING CENTRE The drop off area in front of the shopping centre is to be extended to provide two additional drop off / taxi spaces.
COURTYARD TERRACE BLOCK 1 - UNIT 50 COLONADE PATH PATH TRACK KERB CHARLESTOWN PLACE RD. VERGE CHARLESTOWN PLACE RD. VERGE TRACK PATH ACCESS RAMP TO ESB SUBSTATION
PLANTING PLANTING
Landscaping to the central median is to be reinstated and the existing bus stops on Charlestown Place are to be
K/L/D BED
relocated eastwards for safer access and with new paved waiting areas integrated into the footpath layouts. The
temporary ESB substation in this location is to be removed as part of the works on going on the development north
K/L/D BED
of Charlestown Place. The west bound right hand turning lane is also to be shortened to facilitate the new crossing.
K/L/D BED
RESIDENTIAL
Full details of the proposed works are detailed on Atkins Drawing No. SK009.
K/L/D BED
K/L/D BED The existing verge, cycle track and footpath to the south of Charlestown Place and the west of St Margaret’s Road
K/L/D BED are to be incorporated into the scheme and reshaped to tie in with the new streets and to create permeable
K/L/D BED ESB
connections and access points within the scheme.
BASEMENT
Own door ground floor apartments are provided to Charlestown Place and St Margaret’s Road to provide activity
BASEMENT and a sense of individual ownership and scale at street level. The design approach recognises the conditions of the
existing roadways and seeks to mediate the integration by providing a landscaped buffer at ground level to the
own door units proposed to activate the streetscape.
Image 10 – Section through Block 1 showing relationship with Charlestown Place.
Page 18 of 33
1800 4175 5955 3705 4400 2555 3210 1800

RECESSED COLONADE PATH PLANTED AREA PATH PLANTED AREA VENT PATH RECESSED COLONADE The entrances are recessed in a colonnade with private terrace areas, planters and defensible planting providing
24000
27600 a balanced transition between public and private. These areas act as small break out spaces and will take on the
Parapet Parapet
+90.950 +90.950
form of small front gardens for each of the units providing additional amenity and privacy for the ground floor
units while also creating visual interest and giving a more intimate human scale to the streetscape.
K/L/D K/L/D
These larger ground floor units are suitable for families and they have direct access to the communal courtyard
K/L/D K/L/D
areas within the respective blocks.
K/L/D K/L/D
2.8 PEDESTRIAN BOULEVARD

K/L/D K/L/D
The primary north south axis created be relocating the pedestrian crossing on Charlestown Place creates a public
K/L/D K/L/D
spine through the scheme linking the existing Charlestown Shopping centre complex through the proposed
K/L/D K/L/D scheme to the public park proposed to the south.
OFFICE
Throughout the discussions that were held with Fingal County Council over the last 24 months this scheme has
C
R
E
OFFICE
C
been identified as an opportunity to appropriately supplement the existing amenities and services provided in the
BASEMENT Charlestown area.
22970 2810 2000 2000 2880 1800 1550

Image 11 – Section through Block 1 and 2 showing New Pedestrian Boulevard A new civic space is created between Block 1 and 2 along this spine. This new street (pedestrian boulevard) is to
PLANTING
VERGE TRACK
be activated at ground level on both sides with retail units, own door offices, a creche and a medical centre creating
Parapet
+90.950
a new public place, encouraging permeability and inviting pedestrians from the wider community through the
scheme. The use for these ground level units have been carefully selected based on market research to
SITE BOUNDARY
complement the existing high level of service and retail options provided in the shopping centre.
To the north of the boulevard two retail units (envisaged as a pharmacy and credit union but sized to also
accommodate other similar uses) flank the entrance to the scheme creating corner landmarks.
Four own door offices are located in the centre of the street suitable for sole traders or small legal and professional
services businesses of up to 5-7 employees. The small-scale own door units create a sense of individual ownership
appropriate to a new town street.
The creche, sized for 96 children, is provided in the south east of the new street over two levels with a semi-
enclosed play area at first floor level overlooking the street and the park. The street facade cranks in this location
with the projecting form acting as a focal point, creating a sense of place, and directing views towards the new
public park.
NOTES: DATE DESCRIPTION No.

PLANNING APPLICATION
DO NOT SCALE FROM DRAWING TITLE: SCALE: REVISION:
DRAWINGS. WORK TO
FIGURED DIMENSIONS Masterplan 1:1000@A1
Image 12– Section through the pedestrian boulevard(update with final CGI)
ONLY. ARCHITECT TO
JOB NO: DRAWING NO:
BE NOTIFIED OF ALL
DISCREPANCIES. Albert Place West, Harcourt Lane, Dublin 2, Ireland.
18022 PL02
Page 19 of 33
Playground
100m²
House Slide
y
Sta
y&
Pla
LiFT
VP
Opposite the creche a medical centre is proposed. It contains a series of individual offices and treatment rooms
VP VP
for medical practitioners. This facility will provide an important community function for both the new scheme and
the wider area, servicing the local needs of the new residents and drawing people into the neighbourhood from
the surrounding areas.
This new pedestrian boulevard will give the scheme a civic presence creating a direct link to the existing shopping
O
PR
N
IO
AT
ST
centre complex and inviting permeability through the development from the wider community. The space itself
UP
LL
PU
A Playground
349m²
(2160sq.m) creates a hard-landscaped civic space and active walkway punctuated with trees, informal seating
area, spill out space and meeting areas.
The new services provided will supplement the existing residential amenities and infrastructure within this
developing area and community. Two way pedestrain flows are envisaged as residents of this new scheme will
12395 1250 1165 2005 1330 2140 2000 2040 7500 3305 8215
Hedge No.1
2055
A
1800 1800 7805 utilise the existing shopping centre, leisure facilites and public transport infrastructure located to the north of the
ESB SUBSTATION -
SHOPPING CENTRE
RECESSED CYCLE DROPPED CYCLE
subject site.
COURTYARD TERRACE BLOCK 1 - UNIT 50 COLONADE PATH PATH TRACK KERB CHARLESTOWN PLACE RD. VERGE CHARLESTOWN PLACE RD. VERGE TRACK PATH ACCESS RAMP TO ESB SUBSTATION
PLANTING PLANTING
BA SH UP
PUBLIC OPEN SPACE

RS
PU
NO.1
2.9 PUBLIC PARK
RESIDENTIAL
Hedge No.1 A new public park is proposed to the south of the proposed scheme and at the end of the pedestrian boulevard.
OVER
HEAD
LADD
ER
PARALLEL BARS
Hedge No.2
Tree No.4
0303
0301 Tree No.3
Hedge No.2
This part of the site contains an existing underground attenuation tank that was constructed as part of the works
0302 0299
0300 0297
Tree No.2
associated with the shopping centre complex. The tank has also been sized to accommodate the development
0298
0296
Tree No.1 proposed in this application.
Image 13– Landscape Plan for the Public Park. The area is to be expanded and reshaped and moulded to create a fully usable open space area. The tank has
REVISIONS been constructed to accommodate the build ups required to properly
PROJECT TITLE:
facilitate the landscaping strategy proposed.
DATE: DRAWN BY:

Feb '21 PK
A detailed landscape plan and report has Site

been Plan prepared by RMDA and is included with this planning application.
1:500@A1
JOB NO: DRAWING NO:

18022 PL03
This primary opens space area measures 4,737 sq.m - 15% of net site area. It contains a children’s playground, kick
BED about space and central focal point / piece of art at the end of the pedestrian boulevard. The design of the park
BED PUBLIC OPEN SPACE mediates the more formal civic landscaping approach adopted on the pedestrian boulevard and transitions to a
NO.1
BED
more informal natural landscaping strategy.
BED
The space is south facing, well overlooked, and will become an excellent amenity space for both the new residents
BED
in this scheme and the existing residents in the surrounding area. The playground includes a series of natural play
BASEMENT ATTENUATION TANK
items and has been mounded and shaped to create an interesting play area. Informal seating areas have been
NOTES:
REVISIONS
PROJECT TITLE:

provided around the playground and throughout the park for families and people enjoying the amenity space.
DATE:
Feb '21
DRAWN BY:
PK
Image 14– Section though the Public Park.

DRAWINGS. WORK TO
FIGURED DIMENSIONS Masterplan 1:1000@A1
ONLY. ARCHITECT TO
JOB NO: DRAWING NO:
BE NOTIFIED OF ALL
18022 PL02
Page 20 of 33
Image 15 – CGI image looking north from the new public park along Pedestrian Boulevard.
Page 21 of 33
A perimeter walkway with informal play / exercise equipment is also proposed around the park linking with the
east west permeable link south of Block 1 and the landscaped space south of Block 4 and promoting more active
3000
enjoyment of the public area.

3000
3000
2.10 BOUNDARY TO MCKELVEY CELTIC

3000
The boundaries to McKelvey Celtic soccer pitch are to be maintained and additional planting and hedging is to be
3000
provided in those areas. Access to the soccer pitch is maintained along the north side of the public park with a
3300
CORE 03
new entrance created in the north east. A coloured bitmac shared surface is to be provided to the access way to
promote shared usability. Temporary access to McKelvey Celtic is to be provided from St Margaret’s Road while
construction is ongoing and until the new permanent access is completed.
3000
The area to the south of Block 1 is also fully landscaped and

G provides
E N E R Aan
L additional
N O T E S1848 sq.m of public open space
3000
resulting in a total figure for landscaped public open space of 6,585 sq.m or 20.9% of the overall net site area.
THIS DRAWING TO BE READ IN CONJUNCTION WITH ARCHITECT'S DRAWINGS,
AND CONSULTANT ENGINEER'S DRAWINGS AND SPECIFICATIONS.
3000
REFER TO ARCHITECT'S SITE PLAN PL02 FOR NORTH ORIENTATION.
Image 16 – Concept Image of Walkway to the South of Block 4 THE LEVELS ARE TAKEN FROM GROUND FLOOR AT LEVEL +0.00
3000
22980 6340 3605 4000 2280 1500 8140

This area creates a set back from the soccer pitch and incorporates a swale as part of the SUDs strategy for the
DEFENSIVE PRIVATE
NOTES ON FINISHES:
3000
NO. 66 MCKELVEY AVE EXISTING DITCH PLANTED BANK PEDESTRIAN WALKWAY PLANTING TERRACE UNIT NO.98
site. It also contains the pedestrian route that forms part of the main east west axis through the site and a direct
ROOF : SINGLE PLY MEMBRANE / TORCH ON FELT WITH GREEN
ROOFS TO SELECTED AREAS.
3300
WALLS : TO BE FINISHED IN SELECTED BRICKWORK, RENDER,
connection to St Margaret’s Road. NATURAL /RECON STONE AND METAL CLADDING IN

SELECTED COLOR , AS INDICATED.
JOINERY: ALL WINDOWS AND DOORS, FRAMES AND LEAVES, TO BE

CORE 03 CORE 02 CORE 01
ALUMINUM POWDER-COATED OR uPVC, TO APPROVED COLOUR.
RAINWATER GOODS : TO BE uPVC / ALUMINIUM TO SPECIFICATION.
The paved area provided in this location has been widened and shaped to incorporate seating areas. It is a type of
BALCONIES: HANDRAILS TO BE MILD STEEL GALVANISED AND PAINTED TO
SELECTED COLOUR WITH SAFETY-GLAZED BALUSTRADES.
semi civic space with higher proportion of hard landscaping, providing another high quality south facing amenity
SITE BOUNDARY
3000
area within the overall development.

3000
1.2m SECURITY
FENCE
Own door duplex units along the south of Block 1 provide active frontage and interaction at street level.
3000
BED BED
EXISTING
BOUNDARY
3000
WALL
K/L/D
2.11 BOUNDARY TO MCKELVEY AVENUE
3000
3300
Lift AOV
BASEMENT
CORE 03 BEYOND CORE 02 CORE 01 The existing tree line, ditch and hedge along the south boundary of the subject site is to be retained, protected
and supplemented to create a natural buffer.
Image 17 – Section through the Southern Boundary 22970 2810 2000 2000 2880 1800 1550

PLANTING
VERGE TRACK
Block 4, in this location, has been set back from the boudnary creating a walkway with seating areas and incidental
3000
Parapet
+90.950
play areas linking to the public park . The setback created provides separation distances of over 28m to the
3000
properties along McKelvey Avenue.
SITE BOUNDARY
3000
3000
Block 4 intermediates the building scale responding to the two storey housing development to the south. The
massing steps down from six storeys to the north to four and two storeys to the south. Two storey own door
3000
duplex units units are provided along the south of the block. These units provide active frontage on to the walkway
3300
CORE 01 DUPLEX UNITS CORE 03 and incidental open space area created.
Image 18 – Block 4 Southern Elevation
TES: Charlestown Place SHD Page 22 of 33

DATE DESCRIPTION No. Mar '21 PK
T SCALE FROM DRAWING TITLE: SCALE: REVISION:
NGS. WORK TO
D DIMENSIONS Block 4 - 1:200
ARCHITECT TO
IFIED OF ALL Elevations & Sections Sheet 1 JOB NO: DRAWING NO:
PANCIES. No.1 Grantham Street, Dublin 8, Ireland.

18022 PL404
Type of Unit No. of Area/ Total Area/ Type Total Total The four-storey wing to the east of the block has been modified to reduce overlooking. Balconies have been
Units Unit (sq.m) Requirement Provision
(No.) (sq.m) (sq.m) (sq.m)
removed from the south elevation and bedroom windows are now located on this façade. The southern elevation
also responds to the context. The u-shape form of the block and the open nature of the massing reduces the viusal
One Bed 91 5 455 1323 1670 impact to the south. Context elevations are included on Drawing No’s PL04 and P05. Elevation EE and FFshows
BLOCK 1 Two Bed (3 pers.) 0 6 0 the relationship to McKelvey Avenue. The elevations show the gradation in height as the block steps down to
Two Bed (4 pers.) 106 7 742
Three Bed 14 9 126 respond to the context of the two storey dwellings sout of the site.The daylight and sunlight assessment include
One Bed 57 5 285 1175 1185
BLOCK 2
with the application also confirms the approach taken ensures that there is minimal impact on the properties to
Two Bed (3 pers.) 7 6 42
Two Bed (4 pers.) 116 7 812 the south of the subject site.
Three Bed 4 9 36
One Bed 54 5 270 571 580
BLOCK 3 Two Bed (3 pers.) 0 6 0 2.12 WESTERN BOUNDARY
Two Bed (4 pers.) 34 7 238
Three Bed 7 9 63
One Bed 32 5 160 658 700 A 1.8m high mesh fence is to be constructed along the western boundary as part of the works to secure the
BLOCK 4 Two Bed (3 pers.) 8 6 48
Two Bed (4 pers.) 45 7 315 undeveloped lands to the west. The fence will be planted with hedging. It is envisaged that in time when the lands
Three Bed 15 9 135 to the west of the side become developed that this boundary will be removed, and a fully permeable boundary
TOTAL 3727 4135
Table 1 – Communal Open Space Calculation will be provided in that location.
*
GENERAL NOTE:
2.13
THIS DRAWING TO BE READ IN CONJUNCTION WITH
ARCHITECT'S DRAWINGS, LANDSCAPE ARCHITECT'S
AND CONSULTANT ENGINEER'S DRAWINGS AND
COMMUNAL OPEN SPACE
SPECIFICATIONS.
Each residential block has its own dedicated area of communal space as per Image 16 opposite with the areas
sized in accordance with Table 1 below.The U-shaped courtyards to Blocks 1, 2 and 4 enclose communal open
spaces that have good southerly aspect. The courtyards are generously sized /graded according to the building
scale with separation distances in Block 1 increased due to the larger building heights in that location. The
communal open space for Block 3 has a south westerly aspect. The diagram opposite shows the separation
distances provided. These block configurations result in communal courtyards which balance enclosure with
* * *
CORE
1
daylight and sunlight penetration. All units have access to the courtyards at ground level with multiple access
points provided and direct links to the public streets and the public open spaces. Each communal space contains
FFL: 0.000m
COMMUNAL OPEN
SPACE BLOCK 1
a small children’s play area dedicated to the block with informal lawn areas, seating and planting. The spaces are
well overlooked and provide high levels of residential amenity for each of the blocks.
Ho
us
eS
lid
e
Playground
100m² Blocks 1,2 and 4 also contain small roof garden areas. These roof gardens have been located in more sheltered
y
Sta
y&
Pla
areas are semi enclosed by the buildings and have solid balustrading for increased residential amenity and safety.
They add to the variety of spaces provided and the overall quality of the development. Each of the communal
spaces take on their own character in terms of shape, layout, and aspect. High quality landscaping is proposed for
each of the communal open space areas with mixture of soft and hard surfaces, opportunities for play and
relaxation. All spaces are well overlooked and have good orientation.
Storage
5.2 m²
CLASSROOM - 4
Image 18 – Communal Courtyard Block 1
CLASSROOM - 5
3-6 YEARS
n.21 K + n. 3 A
* The communal open spaces provide a further 4,135 sq.m of amenity space and contributes to a total landscaped
site area of 12880 sq.m or 40.8% (consisting of the public park, open space south of Block 1, the pedestrian
n.12 K + n. 2 A 48.8 m²
6555

Page 23 of 33
DATE DESCRIPTION No. May '21 PK
Block 1 1:200
Ground Floor Plan JOB NO: DRAWING NO:
1 Grantham Street, Dublin 8, D08 A49Y, Ireland.

18022 PL101
3
UP
4
5
6
7
8
1000
300
1000
12
11
10
9
58
57
59
60
56
61
62
55
E30
63
64
54
65
53
52
all
ils onmake
below
wall
E41
spine
Existing g handra and
of stair
in existin
riate
Mainta g section
approp
51
existin as
50
49
good
48
47
46
45
44
43
42
Pedestrian Boulevard
BUS
BUS
2106m2
Block 2
Communal Open Space
925m2 + 260m2
3215
Block 3
Lift
Communal Open Space

580m2 Block 1
Communal Open Space
1540m2 + 130m2
Talk &
Playground
Tumble
Double Toddlers Castle
with Tunnel
100m² Hou
Playground
se
Slid
e
100m²
Playground
100m²
House Slide
y
Sta
y&
Pla
LiFT
VP
VP VP
Public Open Space no.2

1800m2
O
PR
ION
AT
ST
UP
LL
PU
Playground
349m²
Block4
Public Open Space no.1
Communal Open Space
4737m2
de
Home
& Garden
Sli
e
400m2 + 300m2
us
Ho
Playground
100m²
BAR H UP
S
PUS
OVERH
EAD LADDER
PARALLEL BARS
REVISIONS PROJECT TITLE: DATE: DRAWN BY
NOTES: DATE DESCRIPTION No. Page 24 of

Charlestown Place33
SHD Feb '21 PK
DRAWINGS. WORK TO
FIGURED DIMENSIONS Site Plan 1:500@A1
ONLY. ARCHITECT TO
JOB NO: DRAWING N
BE NOTIFIED OF ALL
18022 PL03
LEGEND
58
57
59
6061
56
62
55
E30
63
64
54
65
OVERALL SITE AREA: 3.57Ha
53
boulevard and the communal open spaces). Each of the residential units also have their own dedicated private
52
all
below on
wall
make
E41
spine
Existing
handrails
and
stair
existing of
Maintain section
appropriate
51
existing
as
50
49
good
48
47
46
45
44
43
42
NET SITE AREA: 3.14Ha
(excluding Fingal lands)
TOTAL NO. OF UNITS : 590 No.

SITE BOUNDARY FOR THE
balcony or private terrace area and the crèche has a dedicated play area at first floor level. There are also further
PURPOSES OF THIS APPLICATION
EXTENT OF APPLICANT'S OWNERSHIP
BUS
BUS
CHARLESTOWN PLA
CE f.f.l
lvl existing / proposed level
areas of incidental planting and defensible planting zones.
Ground Floor - finished floor level
Note:
This site plan is to be read in conjunction with
the POGA and RMDA drawings and
documentation
2.14 DAYLIGHT & SUNLIGHT

f.f.l
ROAD
+68.6m
Pedestrian
For detailed assessment of the proposed development, we refer to the report prepared by 3D Design Bureau which
RETS
Communal Roof Garden 130sq.m
Boulevard
has been carried out in accordance with the requirements set out in Section 6.6 of the 2018 Apartment Design
ARGA
BLOCK BLOCK BLOCK
Talk &
Playground
Tumble
Double Toddlers Castle
with Tunnel
100m² House
Playground
3 2
Guidelines. The report assesses the impact/ performance of the design under the following headings:
1
Slide
ST. M
100m²
Office Playground
100m²
House Slide
Stay
&
Play
f.f.l
+68.6m
Health
Effect to Vertical Sky Component (VSC) to neighbouring properties – The report concludes, based on the sample
Centre
Public
Open Space No 2
1848m2
assessed, that the development will have an imperceptible impact.
PRO
ION
STAT
UP
PULL
Playground
Effect to Annual Probable Sunlight Hours (APSH) Annual Study – The report concludes, based on the sample
349m²

BLOCK 4 Home
Public
Slide
Open Space No.1

& Garden
e
Hous
Playground
100m² 4737m2
BARS UP
PUSH
Effect to Annual Probable Sunlight Hours (APSH) Winter Study – The report concludes, based on the sample
PARALLEL BARS
OVERHEAD
LADDER
McKelvey Celtic AFC

Sunlighting to Proposed Amenity Areas – The report concludes that 10 of the 11 areas assessed meet the
KITCHEN DEALERSHIP guidelines for assessment (Please refer to Table below).
Image 19 – Daylight and Sunlight Diagram showing southern facing courtyards and open spaces

PLANNING APPLICATION Average Daylight Factor (ADF) of internal proposed development – The report concludes, based on the sample
DRAWINGS. WORK TO
FIGURED DIMENSIONS Site Plan 1:500@A1
ONLY. ARCHITECT TO
JOB NO: DRAWING NO:
BE NOTIFIED OF ALL
18022 PL03
assessed, that 97% of the rooms within the development will comply with the relevant guidelines.
We note that while the report is based on a single analysis, the Design Team engaged with the 3D Design Bureau
at an early stage in the design development process with a view to optimising the performance of the development
with respect to the relevant guidance provided in the 2018 Apartment Design Guidelines. As noted in the Urban
Design Rationale, individual blocks have been orientated to maximise daylight/ sunlight penetration within this
particular town/ district centre context. A clear rationale is also provided for the proposed heights and urban edge
along St. Margaret’s Road and Charlestown Place and the transition in scale as one moves north to south through
the development. We respectfully submit that an appropriate balance has been struck with regards to the proper
urban design strategy for the site and the parameters of Section 6.5 of the 2018 Apartment Design Guidelines are
given due consideration in the design solution.
In order to protect the overall integrity of the design approach, compensatory measures have been utilised in a
small number of instances to offset shortfalls in particular rooms.
Page 25 of 33
are adopted. East/ west cores consist of 8-9 apartments either side of a central corridor while north south cores
Target Value Area capable of receiving 2 hrs of sunlight on 21st March
Public Open Space 1(Park) 50% 99.4% have fewer units and a higher proportion of dual aspect to ensure all units have south facing living spaces.
Public Open Space 2(South of Block 1) 50% 92.8%

Pedestrian Boulevard 50% 98.6% The report by 3DDB sets out the rational for the average daylight factor analysis. We note that in general living
areas consist of combined kitchen/living/dining areas (K/L/D). Where possible these rooms have been provided
Block 1 Amenity Area 50% 76.3%
with additional windows/dual aspect. However, this has not been possible for single aspect units which are
Block 1 Roof Garden 50% 50.3%
inevitably required throughout the scheme. In these locations the living area has been provided in the well-lit part
Block 2 Amenity Area 50% 77.4%
of the room with galley type kitchens to the rear of the room. Rather than closing off the kitchen area (up to
6.5m2), we have allowed the kitchen to link directly to the living area as per Section 2.1.14 of BR209. We consider
Block 3 Amenity Area 50% 89.5% this provides a higher level of residential amenity; however, it does impact the ADF calculations for these unit
Block 4 Amenity Area 50% 67.5% types.
Creche 50% 80.2% In response to the initial analysis carried out by 3d Design Bureau, a significant number of design changes to
internal layouts and configuration were carried out across the scheme in order to maximise the daylight received
Table 2. Communal Open Space Daylight and Sunlight Results. Please see report from 3d Design Bureau for more information. in the proposed units along with maximising/adding additional glazing where required. We have outlined a broad
overview of the changes made across the scheme below.
Block 2 Unit 04 Increased Private Open Space - 120%, Large unit - 113% overall area, recessed
living room with balcony providing additional defensible space between living
Block 1 - Increased Window size, Extensive reconfiguration of internal layouts to units in Cores 2 and 3 along with
room and street.
the reconfiguration of internal layouts across units in cores 1, 4 and 5.
Block 2 Unit 54 Increased Private Open Space - 252%, Own Door Access, Large unit - 162%
Block 2 - Increased window size, Extensive reconfiguration of internal layouts to units in Cores 2, 3 and 4 along
overall area
with the reconfiguration of internal layouts across units in cores 1 and 5.
Block 2 Unit 55 Increased Private Open Space - 204%, Own Door Access, Large unit - 106%
Block 3 - Increased Window size and reconfiguration of internal layouts to improve ADF values for rooms facing
overall area, recessed living room with balcony providing additional
East onto block 2.
defensible space between living room and street.
Block 4 - Maximised window sizes, Internal reconfiguration to reduce depth of rooms.
Block 2 Unit 63 Increased Private Open Space - 121%, Large unit - 115% overall Area, Large
K/L/D Area -127%. Direct access to communal courtyard.
Where it was not possible to achieve the desired results, additional compensatory measures in accordance with
Table 3. Mitigation Measures applied to units with least optimal Daylight ADF results(under 60%). Section 6.7 of the 2018 Apartment Design Guidelines were introduced where feasible throughout the scheme.
Compensatory measures include unit areas exceeding area requirements and, in some cases, exceed the additional
As noted above, 10 of the 11 amenity spaces proposed achieve compliance with the relevant guidelines with the 10% area, increased private amenity space, own door access, larger Kitchen/Living/Dining areas and recessed
majority exceeding the criteria by a considerable margin. A small roof garden in Block 2 falls short of the guidance K/L/D for increase privacy from the public realm and communal areas, direct access to communal open spaces
set out, although we believe it will achieve a higher quantity of sunlight during the warmer months when the space where possible. We have outlined a list of compensatory measures introduced to the units achieving the least
is more usable due to its East/West Orientation. We note that this area forms only a fraction of the overall amenity optimal results in Table 3.
space provision within the Development and approximately one fifth of the communal open space provision in
We note the following statement in the introduction to BR209 - Site Layout Planning for Daylight and Sunlight – A
Block 2. All of the future residents in Block 2 will have access to the larger courtyard. The overall development
Guide to Good Practice.
benefits from an overprovision of communal space (approx. 400sq.m.) and a very substantial public space
provision. We respectfully submit that it is appropriate within the overall context of the development to retain “The advice given here is not mandatory and the guide should not be seen as an instrument of planning policy; its
aim is to help rather than constrain the designer. Although it gives numerical guidelines, these should be interpreted
this space rather than omit it from the scheme.
flexibly since natural lighting is only one of many factors in site layout design.”. Section 1.6
The development has 51.7% dual aspect units and no single aspect north facing units are proposed. All units have We respectfully submit that Daylighting has been considered in this context and has been optimized within the
overall site layout design.
living spaces and private open spaces with either east, west, or southerly aspect. Two types of core arrangement
Page 26 of 33
2.15 LAYOUT, ASPECT AND AMENITY

A total of 590 residential units are proposed – 234 No. one beds, 316 No. two beds and 40 No. three beds.
Block 1 consists of 211 units and is generally 7 storeys in height rising to 8 and 10 storeys in the north east to
address the 12-storey element off the shopping centre opposite. The block is u-shaped with one core to the east
and west and three cores to the north. 3 no. two storey duplex units to the south enclose a communal courtyard
with an additional roof garden provided at 4th floor level in the west of the block.
At ground floor level the block contains a retail unit, three own door offices and a two storey creche. Gaps in the
block to the east, west, and south allow for permeability, increased daylight and proportioning of the block form.
The creche has been sized for 96 children in a two-storey unit. It contains 6 classrooms to cater for children from
the ages of 1-5. The accommodation also includes an office, staff room, kitchen, and sanitary facilities. Classrooms
are located at ground and first floor level with a sheltered play area provided at first floor level. The crèche is
positioned at a strategic location within the development and the form and elevation treatment allow it to become
a focal point within the scheme. The cranked elevation and slatted façade give it a prominence and presence that
enriches the civic space at the point where the civic street transitions into the public park.
Image 21 – View of Public Open Space from Block 3
Block 2 is similar in layout to Block 1 and is 7 storeys throughout with 3 storey breaks along the east and west sides
to allow for permeability, increased daylight and block proportioning. The block encloses a communal courtyard
at ground floor level and additional roof gardens are provided at fourth floor level to the east and west. It has 184
residential units. The block also contains the other retail unit, an own door office unit and the medical centre.
Block 1 and 2 provide strong frontage onto Charlestown Place and contrast with the more open finger block
arrangements adopted on the upper floors of the existing Shopping Centre Complex to the north of Charlestown
Place. Together they will act to strengthen the streetscape along Charlestown Place. Larger own door apartment
units are provided at ground floor level all along Charlestown Place with generous defensible zones and private
terrace areas created to promote an active street frontage.
There is a shared basement below Blocks 1 and 2 accessed from the west of Block 2 close to the vehicular entrance
to the site which helps to minimise traffic within the site and promotes a high-quality public realm with pedestrian
and cyclist priority.
Block 3 is a standalone L-shaped block that together with the north west corner of Block 2 frame the entrance to
the site. It contains 95 residential units in two cores. The northern core is 8 storeys stepping down to 7 storeys to
the south. Communal open space is provided to the west of the block. Block 3 has been designed as a standalone
Image 21 – CGI showing Communal Courtyard and amenities
Page 27 of 33
A
3
BARBER SHOP BARBER SHOP SIGNAGE SIGNAGE SIGNAGE SIGNAGE
A VENT
BARBER SHOP SIGNAGE SIGNAGE SIGNAGE SIGNAGE

EXISTING
ENTRANCE
GENERAL NOTES
3
BARBER SHOP BARBER SHOP SIGNAGE SIGNAGE SIGNAGE SIGNAGE
VENT
BARBER SHOP SIGNAGE SIGNAGE SIGNAGE SIGNAGE

EXISTING
ENTRANCE
GENERAL NOTES REFER TO ARCHITECT'S SITE PLAN PL02 FOR NORTH ORIENTATION.
block, but it could be incorporated into a courtyard block as part any of future development on GE lands to the
THE LEVELS ARE TAKEN FROM GROUND FLOOR AT LEVEL +0.00
PROPOSED DEVELOPMENT SITE

THE LEVELS ARE TAKEN FROM GROUND FLOOR AT LEVEL +0.00 west of the site. NOTES ON FINISHES:
ROOF : SINGLE PLY MEMBRANE / TORCH ON FELT WITH GREEN
NATURAL /RECON STONE AND METAL CLADDING IN
NOTES ON FINISHES: SELECTED COLOR , AS INDICATED.
ROOF : SINGLE PLY MEMBRANE / TORCH ON FELT WITH GREEN JOINERY: ALL WINDOWS AND DOORS, FRAMES AND LEAVES, TO BE
Block 4 to the south of the site intermediates the scale between the 7 storeys of Blocks 1-3 and the two-storey
PROPOSED DEVELOPMENT SITE
NATURAL /RECON STONE AND METAL CLADDING IN RAINWATER GOODS : TO BE uPVC / ALUMINIUM TO SPECIFICATION.
housing scheme to the south of the site at McKelvey Avenue. Block 4 is 6 storeys to the north stepping down to
JOINERY: ALL WINDOWS AND DOORS, FRAMES AND LEAVES, TO BE SELECTED COLOUR WITH SAFETY-GLAZED BALUSTRADES.
four and two storeys to the south.

There are 100 residential units in Block 4 within 3 cores. Two storey three bed duplex units to the south provide
Image 22 – Southern Elevations facing Public Open Spaces active frontage along the southern boundary and relate to the smaller scale of development to the south of the
CENTURY BUSINESS PARK ST.,MARGARET'S ROAD PROPOSED DEVELOPMENT SITE ADJACENT LANDS
site. A roof top garden is located in the north east of the block overlooking the public park and providing additional
amenity for the residents in this block.
ST.,MARGARET'S ROAD PROPOSED DEVELOPMENT SITE ADJACENT LANDS
While the blocks have individual forms and orientations, the design team has sought to ensure that a consistent
architectural language is created through the use of materials and repeating elements such as fenestration and
balcony design. Large windows are provided to all living rooms and bedrooms to maximise daylight, sunlight, and
views. Balconies are generally set into the blocks to create a clean and crisp façade with strong urban presence
Image 23 – North Elevation Along Charlestown Place Road
CENTURY BUSINESS PARK ST. MARGARET'S ROAD PROPOSED DEVELOPMENT SITE ADJACENT LANDS
while also creating more sheltered and private amenity spaces. Recesses, gaps and staircores are used to modulate
and proportion the facades and to create a distinct urban grain.
ST. MARGARET'S ROAD PROPOSED DEVELOPMENT SITE ADJACENT LANDS
At ground floor level core entrances, duplex units and own door apartment units provide active frontage to the
residential areas. The centrally located pedestrian boulevard, and public park create distinct urban spaces which
REVISIONS together with the individual treatments of each of the blocks will give the scheme a strong character and sense of
PROJECT TITLE: DATE: DRAWN BY:

Charlestown Place SHD FEB '21 PK
PLANNING APPLICATION place.

DRAWINGS. WORK TO
FIGURED DIMENSIONS Context Elevations Sheet 1 1:500@A1
ONLY. ARCHITECT TO
BE NOTIFIED OF ALL
JOB NO: DRAWING NO:
DISCREPANCIES. DATE DESCRIPTION No.

Charlestown Place SHD FEB '21 PK Albert Place West, Harcourt Lane, Dublin 2, Ireland. 18022 PL04
Context Elevations Sheet 1 1:500@A1
The scheme is open and permeable inviting in the wider community and providing facilities and infrastructure for
JOB NO: DRAWING NO:

18022 PL04
the surrounding Charlestown area.
2.16 DENSITY / VARIETY / DISTINCTIVENESS
The proposed development creates a high-density landmark residential development appropriate to its strategic
location in Dublin 11 and the wider north Dublin area.
A total of 590 units are proposed with a net density of 187.9 units/ha. The blocks are on average 7 storeys tall and
designed with efficient plan layouts which means that that over 40% of the site remains as public / semi-private
open space. The site is located within a designated town/district centre and a density of this order is appropriate
to a such a strategic site.
Image 24 – View along Charlestown Place Road looking East
Page 28 of 33
+3.600
3
3600
S S C
I I
Ground .F.L G G
R
E
+0.000 N N
A C
BALCONIES:
A
G
E
G
E
H
E
HANDRAILS TO BE MILD STEEL GALVANISED AND PAINTED TO
CORE 04 BEYOND CORE 03 CORE 02 CRECHE BEYOND
ARCHITECT’S DESIGN REPORT NORTH ELEVATION

CHARLESTOWN PLACE SHD – PLANNING APPLICATION
NORTH ELEVATION
1 1:200@A1
The proposed development will deliver a new urban quarter that together with the existing shopping centre
EAST ELEVATION
WEST ELEVATION
complex with create a strong and vibrant town centre.
Parapet Parapet
Parapet Parapet
+22.350 +22.350
+22.050 +19.350
Parapet
+19.350
Parapet
+19.350 From the daylight analysis it is found that the proposed development will have an imperceptible impact on the
SOUTH ELEVATION
amenity of the existing buildings in the area and all units proposed receive good levels of daylight. We propose
Key Plan - Block 1
4 NTS
that a high-density residential development is appropriate to this location.
Please refer to
Landscape
architects report for
more detail on
Landscape
Parapet Treatment
Parapet +7.050
+6.600
2.17 MATERIAL & FINISHES
Highly quality materials and finishes are proposed for this scheme. Materiality has been key part of the design
CORE 01 PEDESTRIAN ENTRANCE DUPLEXES CORE 05
CRECHE
2
SOUTH ELEVATION
1:200@A1
strategy to develop an appropriate character and family friendly atmosphere within the scheme.
NOTES:
REVISIONS
DATE DESCRIPTION
The existing Charlestown Charlestown
No.
Shopping Place SHD
centre complex is characterised by high quality stone cladding, linear balcony
PROJECT TITLE: DATE:
Mar '21
DRAWN BY:
PK
design and highly glazed facades. A continuation of this approach is adopted for this scheme while introducing
DRAWINGS. WORK TO
FIGURED DIMENSIONS Block 1 1:200
ONLY. ARCHITECT TO
BE NOTIFIED OF ALL Elevations & Sections- Sheet 2 JOB NO: DRAWING NO:
DISCREPANCIES. 1 Grantham Street, Dublin 8, D08 A49Y, Ireland.

18022 PL113
new qualities to create contrast and visual interest. Elements of brick have been introduced as a new field material
creating a more solid appearance that is then modulated by vertical breaks for staircores and recessed balconies
creating a repeating grain and a more vertical façade design.
a. Safety Glazed b. Molianus Stone c. Selected Metal d. Selected Buff e. Mild Steel Balcony Balustrade This field material of brick will be complemented with areas of stone cladding (drawing on the high-quality material
Balcony on prominent to selected areas. Cladding Brick to selected
corner Areas of the existing Charlestown Shopping Centre complex) metal detailing and glass balustrades to balconies. Recessed
penthouse levels to Block 1 and Block 2 are finished in metal cladding. The south facing internal courtyard areas
in Block 1, 2 and 4 will be finished in render to create contrast and to improve daylighting. The elevations are also
Roof F.L
+30.600
Parapet
+31.350
Parapet
+31.050
more sheltered which lends themselves to render compared to the outer elevations. This palette of brick, stone,
render and metal cladding together with the strategic use of recessed balconies and repeated fenestration unifies
3000
9th.F.L
+27.600
Parapet
3000
the blocks giving them a crisp elegant appearance.

+25.350 Parapet
8th.F.L
+25.050
+24.600
Site Plan Key

3
Parapet
3000
NTS
7th.F.L +22.350
+21.600
3000
GENERAL NOTES
6th.F.L
+18.600
Green roofs are proposed for 25% of free roof area (excluding areas required for PV panels) and are generally
3000
5th.F.L
+15.600 AND CONSULTANT ENGINEER'S DRAWINGS AND SPECIFICATIONS.
30600
located at the lower-level roofs which will be overlooked. An extensive landscaping plan incorporating hard and
3000
4th.F.L
+12.600
Please refer to THE LEVELS ARE TAKEN FROM GROUND FLOOR AT LEVEL +0.00
Landscape
3000
3rd.F.L
more detail on
soft surfaces is proposed. The roads are distinguished with areas of shared surfacing creating pedestrian and cyclist
+9.600
NOTES ON FINISHES:
Landscape
Treatment ROOF : SINGLE PLY MEMBRANE / TORCH ON FELT WITH GREEN
3000
2nd.F.L ROOFS TO SELECTED AREAS.

+6.600
priority and providing a higher quality streetscape. Footpaths and routeways around the buildings are paved and
NATURAL /RECON STONE AND METAL CLADDING IN
3000
1st.F.L
+3.600
incidental areas of planting and landscaping enliven the ground plane.

3600
S S C
I I
Ground .F.L G G
R
E
+0.000 N N
A C
BALCONIES:
A
G
E
G
E
H
E
HANDRAILS TO BE MILD STEEL GALVANISED AND PAINTED TO
CORE 04 BEYOND CORE 03 CORE 02 CRECHE BEYOND
NORTH ELEVATION
NORTH ELEVATION
1 1:200@A1
Image 25 – Typical Façade details North & South Elevation of Block 1 – Material Palette
EAST ELEVATION
WEST ELEVATION
Parapet Parapet
Parapet Parapet
+22.350 +22.350
+22.050 +19.350
Parapet Parapet
+19.350 +19.350
SOUTH ELEVATION
Page 29 of 33
Key Plan - Block 1
Please refer to
4 NTS
Landscape
more detail on
Landscape
Parapet Treatment
Parapet +7.050
+6.600
2.18 HOUSING QUALITY ASSESSMENT
The scheme has been designed in compliance with the Guidelines for Planning Authorities on Sustainable
Residential Development in Urban Areas 2009 and associated Urban Design Manual Best Practice Guidelines and
the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018.
A mix of unit types are proposed to cater for multiple occupancy requirements. One Bed units, Two Bed units (3
& 4 person), and Three bed units (5&6 person) are proposed. This will create a variety for homeowners. No more
than 10% 3-person two bed units are proposed. 51.7% of the units are dual aspect and the majority of units
(72.2%) are sized to be 10% larger than the minimum space standards. No single aspect north facing units are
proposed. All ground floor units have a minimum height of 2.7m. All upper floor units shall have a minimum height
of 2.4m.
All residential units are designed with ‘open plan’ layouts and provision has been made for sprinklers as part of
the fire safety strategy for the development. The open plan units allow an efficient use of space and help to
maximise daylight penetration within the unit improving residential amenity.
Storage is provided within each of the units as indicated on the drawings. Minimum storage areas of 3 sq.m for
one bed units, 6 sq.m for two bed units and 9 sq.m for three bed units are proposed. These areas consist of a
mixture of dedicated utility/ storerooms, open shelving, and bathroom storage within the apartment units.
Storage areas have generally been designed to have a maximum area of 3.5 sq.m but in some localised instances
areas are slightly larger due to efficiencies of the unit layouts.
Each apartment has a private balcony or private terrace area accessed from the main living space. The minimum
areas provided are 5sq.m for all one bed units, 7 sq.m for all two bed units and 9sq.m for the three bed units. All
balconies have either east, west or southerly aspect.
All habitable rooms have been designed in accordance with the recommended space standards in Appendix A of
the apartment guidelines. Please refer to the Housing Quality Assessment Schedule included with this application
for details of apartment sizes and room areas. The floor plans for each block indicate the dimensions proposed for
each of the habitable rooms.
The apartments are generally designed in an efficient plan format balancing the ratio between floor area and
external wall area which allows for an efficient and sustainable layout while also creating an efficient thermal
envelope.
Typical 1 bed 50.9m2 Typical 2 bed 80.4m2
Image 26 –Typical 1 and 2 Bed Typologies and their` relevant location in Block 1. Typology is used throughout the site.
Page 30 of 33
LiFT LiFT LiFT
350
BLOCK 2
TELECOM
5000
5000
6000
348
338 340 345 347 236 240 245 250 255 260
TELECOM
BLOCK 1
The apartments will be constructed to the relevant building regulation standards delivering a high level of energy
efficiency in use in line with Building Regulation Part L’s near zero energy target. A Building Lifecycle Report and
6000
6000
6000
Energy and Services Report have been prepared and are included with the application.
STORAGE
337 335 330 325 320 315 310 305 300
5000
5000
2.19 UNIVERSAL DESIGN
The buildings have also been designed with due regard to the principles of universal design, including the ‘Building
for Everyone: A universal Design approach” and “Universal Design Guidelines for Homes in Ireland” publications.
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All units are Part M accessible and all single storey apartments on upper floors are provided with lift access. Larger
Block 2 - Basement Plan
1 1:200@A1 own door apartments and duplexes are located at ground floor level in Blocks 1-2 and 4 which allow for additional
flexibility and adaptability. Internal partitions will be generally nonloadbearing which allows a certain amount of
Optioneel
Optional
adaptability within the constraints of the apartment typologies.
Optioneel
Optional
Optioneel
Optional
Optioneel
Optional
Optionnel Optionnel
Image 26 – Basement Access Ramp Section

Optionnel Optionnel
375/400
A total of 1068 bicycle spaces are proposed.
750/850 1500 2250 3000 1.5 bicycle spaces per unit are provided off street as follows:
1500/1600 2251/2400
1900 3160 4241 2884
• Block 1/2 - 395No. units – 593 No. Bicycle parking space located at the basement level,
134
2850
Optioneel
2832 1349
Manoeuvreerruimte
• Block 3 - 95 units – 143 No. Bicycle parking space located at ground floor level,
Manoeuvreerruimte
Manoeuvring space Manoeuvring space
Manövrierraum Manövrierraum
Espace de manoeuvre Espace de manoeuvre
2790
200
1265
2100
• Block 4 - 100 units – 169 No. Bicycle parking space located at basement level,
1950 2150 2895 2410 2895 2150 1950 5000 525
6050 7460 1350
A further 169 bicycle spaces are located on surface for residents/ visitors plus an additional 13 bicycle spaces are
*Minimale afstand/ Minimal distance/ Minimale Abstand/ Distance minimale
SECTION A-A MANUFACTURERS REQUIREMENTS

2 NTS 3 NTS
provided in the Block 1/2 basement for the non-residential uses.
Basement ramps are provided with a designated cycle lane and a clear head height of 2.1m is proposed on all
LOBBY REVISIONS
NOTES: access ramps.
B2 - CORE 3 DATE DESCRIPTION
F.F.L: -3.750m
DO NOT SCALE FROM
DRAWINGS. WORK TO
FIGURED DIMENSIONS Please also refer to the Traffic and Transport Statement prepared by Atkins Ireland which is included with the
ONLY. ARCHITECT TO
BE NOTIFIED OF ALL
DISCREPANCIES. planning application.
LOBBY 35
Lift 30
27
14
11
SEC
SEC
A-A
A-A
BIKE STORE
n.200
6000
64 60
66 65
Lift Lift
26
DOMESTIC
5000
Image 27 – Bike StoreBIN
Layout and Section
STORE 1 – Block 2 Basement
57.3m2
15 25
B2 - CORE 2
F.F.L: -3.750m
LOBBY LOBBY LOBBY LOBBY
5000
6000 Page 31 of 33
10 67 69 70
water tank
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2.20 CAR PARKING
BIN STORE
A total of 515 parking spaces are proposed. 351 spaces are located in the Block 1/2 basement, 81 spaces in Block 2
61.9m2
4 basement and 83 spaces on surface.

LOBBY
B2 - CORE 3
5000
F.F.L: -3.750m
LOBBY
30 35 40 45 49
Lift
27
11
14
It is proposed that 474 No. parking spaces will be assigned to residential units (67 on surface and 407 within 91
SEC
SEC
A-A
A-A
BIKE STORE
6000
n.200
basements), 25 No. parking spaces on surface will be assigned to non-residential uses with an additional 12 No. TO BE READ IN CONJUNCT
GENERAL NOTE:
Lift
6000
THIS DRAWING
ARCHITECT'S DRAWINGS, AND CONSULTA
66 65
64 60 parking spaces on surface allocated for visitor and drop off. There are also 4 No. club car spaces provided
55 50 on
ENGINEER'S DRAWINGS AND SPECIFICATI
B1 - CORE 2
Lift
26 Lift
6000 F.F.L: -3.750m SCHEDULE OF ACCOMMODATION
surface.
5000
DOMESTIC
5000
BASEMENT GROSS AREA -11051
LOBBY LOBBY
BIN STORE 1 88
57.3m2
15 25 BASEMENT NET AREA -10008
B2 - CORE 2
F.F.L: -3.750m
Please also refer to the Traffic and Transport Statement prepared by Atkins Ireland which is included with theSPACES
PARKING - 347
LOBBY LOBBY LOBBY LOBBY UNIVERSAL SPACES -4
5000
5000
6000 6000
planning application. TOTAL -351

10 67 69 70 75 80 83 84 87
water tank
block 1
6000 6000 5000 5000 BICYCLE SPACES - 608
2.21 BIN STORAGE & PLANT
6000
6000
*
19 20 21 LEGEND
Dual Aspect
168 165 160

Bin storage and plant areas for Blocks 1, 2 and 4 are proposed in the associated basements and all units in the
155 150
CORE
148 Core Numbe
1
6000
FFL: 0.000m
Finished Floo
respective blocks shall have access to these areas. Bin storage and plant areas are located at ground floor in Block
5000
5000
water tank Core Description Tag
block 2 COMMERCIAL
BIN STORE
Apartment N
PLANT ROOM 58.6m2
3. The scheme shall be fully managed by a professional management company and the management company
7 5 1
01 1-BED
No. of Beds
BIKE STORE A/B/C 40.1
n.38 Apartment A
break tank
agents shall be responsible for bin collection. Collection areas have been provided on surface adjacent to basement Block No.
5000
5000
6000
169 170 175 180 185 189 190 191 Apartment E

BICYCLE ENTRANCE/EXIT
SLOPE 1:10 entrances. A waste management plan has been prepared by Byrne Environmental and is included with the EIARF.F.L Finished Floo
ST Store
submission. No plant is proposed for the roofs except PV and / or solar panels which may be required to satisfy
SPRINKLER
VEHICLE ENTRANCE/EXIT
7000
7000
TANK AND
PUMP ROOM SLOPE 1:10
Part L requirements.
235 232 231 230 226 225 224 223 220
B2 - CORE 1 B2 - CORE 5 B1 - CORE 1
LOBBY LOBBY
F.F.L: -3.750m LOBBY LANDLORD LANDLORD F.F.L: -3.750m F.F.L: -3.750m
2.22 DRAINAGE
5000
5000
BIKE LIFE SAFETY LV
351
STORE GENERATOR SWITCHROOM
n.10
LOBBY LiFT LOBBY LOBBY LiFT
LiFT
350
BLOCK 2
TELECOM
It is proposed to connect into the existing foul sewer on Charlestown Place. Our Engineers have liaised with Fingal
County Council and Irish Water in relation to the new connection. Sustainable urban drainage features such as
5000
5000
6000
348
338 340 345 347 236 240 245 250 255 260
TELECOM
BLOCK 1 green roofs, tree pits and swales have been fully incorporated into the landscaping scheme to reduce the impact
6000
6000
6000
of surface water runoff. There is an existing surface water attenuation tank located on site that serves the existing
134534
279
LOBBY
B1 - CORE 3
BIKE STORE F.F.L: -3.750m BIKE STORE
BIN STORE n.16 n.38 B1 - CORE 4
2 LOBBY
F.F.L: -3.750m
61.9m2
LOBBY
Lift
LOBBY Lift
B2 - CORE 3
5000
5000
F.F.L: -3.750m LOBBY
STORAGE LOBBY 35 40 45 49 92 93 94 97
30
Charlestown Shopping Centre complex. This tank has been designed for and has adequate capacity to also cater
Lift
27
14
11
91
SEC
SEC
A-A
A-A
BIKE STORE
337 335 330 325 320 315 310 305 300 295
6000
6000
n.200 Lift
6000
64 60 55 50 105 100 98
66 65 B1 - CORE 2
Lift Lift F.F.L: -3.750m
26 6000
5000
5000
DOMESTIC
5000
LOBBY LOBBY
BIN STORE 1 88
57.3m2
5000
5000
15 25
B2 - CORE 2
for the new development.

F.F.L: -3.750m
LOBBY LOBBY LOBBY LOBBY
5000
5000
5000
6000 6000 6000 600
10 67 69 70 75 80 83 84 87 110 115 119

water tank
block 1
6000 6000 5000 5000
6000
6000
6000
19 20 21
A A 168 165 160 155 150 148 145 140 135 134
6000
5000
5000
5000
water tank
block 2 COMMERCIAL
BIN STORE
2.23 PART V
PLANT ROOM 58.6m2
7 5 1
BIKE STORE
n.38
68379
break tank
5000
5000
5000
6000 600
169 170 175 180 185 189 190 191 195 200 205
BICYCLE ENTRANCE/EXIT
SLOPE 1:10
SPRINKLER
VEHICLE ENTRANCE/EXIT
7000
7000
7000
TANK AND
PUMP ROOM SLOPE 1:10
161234 235 232 231 230 226 225 224 223 220 215 210 206
B2 - CORE 1 B2 - CORE 5 B1 - CORE 1
A total of 590 units are proposed which would result in a Part V obligation of 59 units. In the event of a planning
LOBBY LOBBY
F.F.L: -3.750m LOBBY LANDLORD LANDLORD F.F.L: -3.750m F.F.L: -3.750m
5000
5000
5000
Block 2 - Basement Plan
BIKE LIFE SAFETY LV
351
STORE GENERATOR SWITCHROOM
n.10
1
LOBBY LiFT LOBBY LOBBY LiFT
LiFT
350
BLOCK 2
TELECOM
1:200@A1
5000
5000
5000
6000 600
348
245 250 255 260 265 270 275 276
338 340 345 347 236 240
TELECOM
BLOCK 1
permission grant the developer shall liaise with the local authority’s housing department to agree the details and
6000
6000
6000
6000
STORAGE
337 335 330 325 320 315 310 305 300 295 290 285 280
5000
5000
5000
the preferred location for these units. We have initially suggested 59 units within Block 4 that could be offered to
161234
Optioneel Optioneel Optioneel

Optioneel
Optional Optional Optional
Optional
Optionnel Optionnel Optionnel
Optionnel
375/400
Image 28 – Extract from PL200 showing Basement layout. meet the Part V obligations. Please refer to Drawing No. PL500.
750/850 1500 2250 3000 1500/1600 2251/2400
1900 3160 4241 2884

2850
Optioneel
2832 1349
KEY PLAN
Manoeuvreerruimte Manoeuvreerruimte
2
Manoeuvring space Manoeuvring space
Manövrierraum Manövrierraum
Espace de manoeuvre Espace de manoeuvre
2790
200
1265
NTS
2100
1950 2150 2895 2410 2895 2150 1950 5000 525

6050 7460 1350
*Minimale afstand/ Minimal distance/ Minimale Abstand/ Distance minimale
SECTION A-A MANUFACTURERS REQUIREMENTS

2 NTS 3 NTS Page 32 of 33
REVISIONS PROJECT TITLE: DATE

Charlestown Place SHD FE
DO NOT SCALE FROM DRAWING TITLE: SCA
DRAWINGS. WORK TO
FIGURED DIMENSIONS BLOCK 2 1
ONLY. ARCHITECT TO
Basement Plan JOB
2.24 CONCLUSION which will deliver significant improvements to the streetscape and public realm in the Charlestown area. This is
done in a manner which respects the existing context to the north and west of the site and which also anticipates
The development of the subject site represents a major opportunity to build on significant recent progress in
future development to the east.
transforming the Charlestown area into a District hub well served by transport, retail & social infrastructure. The
scale and ambition of the design is warranted by the emerging regeneration at the location of Charlestown at the We have proposed a design which provide a high standard of residential amenity for future residents through well-
north western fringe of the city. It is appropriate to apply density and heights which support and responds to this proportioned and well-lit accommodation arranged in a manner which will encourage communal interaction and
context but in manner that applies best practice in urban design. protect private amenity. We have focused on designing a pedestrian friendly residential setting with a variety of
well landscaped open spaces.
We respectfully submit that the proposed development will achieve this through a scheme which seeks to connect
with the existing centre and surrounding amenities, which will offer reciprocal services and amenities to new/ We trust the above in order and look forward to a favourable decision in due course.
existing residents and
Image 29 – View from Melville Road looking West towards development
Page 33 of 33

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ARCHITECT’S DESIGN REPORT

Strategic Housing Development

SECTION 1 - RESPONSE TO AN BORD PLEANALA OPINION

1.0 List of items to be addressed prior to lodging a planning application

SECTION 2 - ARCHITECT’S DESIGN STATEMENT

2.1 Description of the Proposed Development

2.1 DESCRIPTION OF THE PROPOSED DEVELOPMENT

Client Puddenhill Property Ltd.

Project Manager O’Byrne Jenkins (OBJ)

Planning Consultant BMA Planning

Architect McCrossan O’Rourke Manning Architects (MCORM)

Civil and Structural Engineer’s Pat O’Gorman & Associates (POGA)

Landscape Architects Ronan Mac Diarmada & Associates (RMDA)

Daylight and Sunlight Analysis 3D Design Bureau (3DDB)

CGIs & Visual Impact Assessment Modelworks

Traffic and Transport Atkins Ireland (Atkins)

Waste Management Byrne Environmental Consulting Ltd

Arborist Arborist Associates Ltd

Screening for Appropriate Assessment Openfield Ecological Services

Social Infrastructure Audit KPM

2.2 SITE CONTEXT

A development appropriate to this objective is proposed.

2.3 SITE ANALYSIS

Image 2 – Initial Site Analysis Image 3 – Initial Design Strategy

2.4 URBAN DESIGN STRATEGY

Image 4 – Urban Design Concept

2.5 BUILDING HEIGHTS

Image 5 – Building Heights

2.6 PUBLIC REALM

Own Door Access to Activate

Public Open Space No 1

Public Art Location and

PUBLIC OPEN Habitat Zone

Signalised Pedestrian NET SITE AREA 3.14 Ha

SITE BOUNDARY FOR THE PURPOSES

CHARLESTOWN PLACE RD.

SITE ENTRANCE path layouts

RETAIL FINANCIAL RETAIL Medical

BASEMENT BLOCK 1+2 PUBLIC OPEN

BLOCK 4 Public Art Location and

Image 7 – Site Plan – For more information, please refer to PL03

22970 2810 2000 2000 2880 1800 1550

ST.MARGARET'S ROAD PLANTED CYCLE PATH BANK RAMP

DATE DESCRIPTION No.

Albert Place West, Harcourt Lane, Dublin 2, Ireland.

12395 1250 1165 2005 1330 2140

1800 4175 5955 3705 4400 2555 3210 1800

2.8 PEDESTRIAN BOULEVARD

K/L/D K/L/D scheme to the public park proposed to the south.

ST.MARGARET'S ROAD PLANTED CYCLE PATH BANK RAMP

NOTES: DATE DESCRIPTION No.

PUBLIC OPEN SPACE

DATE DESCRIPTION No.

A detailed landscape plan and report has Site

Albert Place West, Harcourt Lane, Dublin 2, Ireland.

Charlestown Place SHD

Image 14– Section though the Public Park.

enjoyment of the public area.

2.10 BOUNDARY TO MCKELVEY CELTIC