DESIGN REVIEW
‘Reimagining Phibsborough’
A VISION STATEMENT FOR THE REGENERATION OF
PHIBSBOROUGH VILLAGE AND PUBLIC REALM
3rd February 2016
Reimagining Phibsborough
Page 1
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
FOREWORD
Phizzfest, in association with the Royal Institute of Architects (RIAI), is organising a Design Review
Process for the regeneration of the public realm and built environment around Phibsborough
Shopping Centre. The Design Review is Phizzfest's response to the decades of neglect of our village
and coincides with the collapse of the Dublin City Council Local Area Plan 2015
Following on from the successful peer review processes undertaken in recent years in Kilkenny,
Drogheda and Castlebar, and in line with the Government’s Policy on Architecture 2009 - 2015 to
promote high quality urban design and architecture, Phizzfest has chosen to convene a colloquium
of experienced and knowledgeable professionals in the area of urban design & architecture,
transportation, planning and landscape design to prepare a Vision Statement, concepts and
objectives that will help inform the community, business interests and local authority for a path of
renewal- in essence a Vision Statement to ‘re-imagine Phibsborough’.
CONTEXT
The centre of Phibsborough has suffered from little to no investment since the 1960s and is now
dominated by chronic city traffic conditions, low grade public realm and building stock in very poor
repair and quality.
The recent purchase of Dalymount Park by Dublin City Council, the recently rejected DCC LAP 2015
and the fact that Phibsborough Shopping Centre is now in the process of disposition from NAMA to
the private sector, offers a unique opportunity to transform this important north Dublin village
centre. The Design Review seeks to explore ideas that would enhance and improve the local
environment and create a debate on how city villages can protect their identity and community
whilst providing important infrastructure for the city it-self.
Phibsborough Shopping Centre, Dalymount Park and the adjacent lands constitute pivotal sites for
the regeneration of a new village centre with enhanced public realm. Given the State interest in
both, it is vitally important that clear and achievable objectives from the community are explored
and communicated prior to any major investment being undertaken in the area. The rejection of
the LAP has unfortunately created a planning vacuum for the area and it is hoped that ideas and
concepts explored in the Design Review will assist in creating a Vision for an improved village
centre.
GENERAL ENVIRONMENT
The village of Phibsborough is centred on the cross-roads of Phibsborough Road and the North
Circular Road, and boasts many fine examples of Edwardian and Victorian architecture, in addition
to more modern developments. In 1968 the centre of retail and commerce was extended along the
Phibsborough Road with the construction of the Phibsborough Shopping Centre, one of the first
shopping centres built in Dublin City.
Today however the centre is dilapidated in its appearance and has a limited retail offering. It does
however have the significant advantage of offering refurbishment and redevelopment
opportunities right in the heart of the village. To the rear of the shopping centre is Dalymount Park,
home to the Bohemian Football Club since 1901. In 2008 when the first Phibsborough/Mountjoy
Reimagining Phibsborough
Page 2
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
LAP was drafted and adopted it was anticipated that Bohemian FC would relocate out of the area,
thus freeing up this site for redevelopment. With a different financial climate existing since 2008
the focus of the club was to stay in Dalymount Park and explore options for improvement and in
2015 they successfully negotiated the purchase of Dalymount Park by DCC, thus securing its
presence as a Sporting and Community facility within Phibsborough. As stated previously this
offers a unique opportunity to transform the village.
DESIGN REVIEW SITE BOUNDARY
For the purposes of the Design Review Process the scope of area included for review includes, not
only the architectural, landscape, planning and traffic options for the Shopping Centre and
Dalymount but also the footpath, roads and public realm from the North Circular Road/
Phibsborough Road junction northwards to the Crossguns junction with Whitworth Road.
Consideration should also be given to the Connaught Street/Phibsborough Road junction. This area
includes the majority of commercial properties along the main street in Phibsborough. The primary
focus of the review should concentrate on the Shopping Centre site and surrounding environment.
DESIGN REVIEW TEAM
It is suggested that the invited experts and panellists address the following headings through the
Design Review Process.
1 Traffic Management, Cyclist and Pedestrian Movement, Parking, Roads and Movement
2 Architectural Options, Massing, Height and Scale, Streetscape- Uses and options
3 Landscaping Hard and Soft, Civic Spaces, Public Realm
4 Planning Policy, Objectives, Strategic Plan
DESIGN REVIEW PROCESS
The Design Review process will be held over 2 days, c. 4 weeks apart. Please see the attached
agenda for both days. In summary the process will comprise the following:
1st WORKSHOP
Introduction to Process
Context and History
Presentations by Interested Stakeholders
Site Constraints
Open Forum
Panel Discussion
Group Workshops
Confirmation of proposed Outputs
Food and Drink
2nd WORKSHOP
Presentations by the experts/panellists to an invited audience
Open Forum and Discussion
Summary of Objectives and recording
Following the second workshop contributors will submit their work for exhibition.
Reimagining Phibsborough
Page 3
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
EXHIBTION
It is proposed to exhibit the work as part of Phizzfest’s cultural programme during their annual
festival commencing at the end of April.
It is proposed that an exhibition of the work will be presented in the Phibsborough Shopping Centre
and the Darc Space Gallery, North Great Georges Street. Exact venue and dates yet to be
confirmed.
It is Phizzfest’s aspiration that the Design Review Process will show how a new village centre can be
imagined with the following aspirations:
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Offer scale, massing and architectural solutions for the enhancement of the Phibsborough
Shopping being mindful of its constraints (ie. Tesco convenant to trade uninterrupted,
retention of tower etc.)
To incorporate the enhancement plans for Dalymount Park within an overall cohesive
masterplan for Phibsborough Village
Create a safer and enhanced public realm for pedestrians and cyclists
An improved traffic junction at NCR/Phibsborough Road- traffic calming
Create an appropriate and enhanced street scape- improved hard and soft landscape
strategy from NCR to Crossguns
Offer solutions for an enhanced forecourt and parking regime to Phibsborough Shopping
Centre
Resolve lands to the rear of Phibsborough Shopping Centre and create a new village civic
space
Resolve and offer solutions to the unsafe Crossguns footpath- interface with the Royal
Canal
Suitable short to medium term uses on site while development proposals are evolving over
time;
Encourage sustainable transport with safe and direct routes for pedestrians and cyclists and
provide for the availability of public transport and strong connections with adjacent areas;
Draw from the unique natural, cultural and built heritage of the area and add to that
context;
The panel of experts should consider all of the above whilst keeping an open mind on the potential
of the site, bearing in mind that the next step following the peer review process will be the
development of an objectives document for issuing to DCC, stakeholders and councillors.
DOCUMENTS PROVIDED FOR BRIEFING:
A: Site Location Plan – OS Map
B: Historical Drawings of Shopping Centre
C: Recent BNP brochure for disposition of Phibsborough Shopping Centre
D: Context Photographs
E: Site Photographs
Reimagining Phibsborough
Page 4
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
INTRODUCTION
SITE LOCATION
Extract from Google Map of Site
For the purposes of the Design Review Process the focus area will comprise the main shopping
centre site facing on to Phibsborough Road, North Circular Road and Connaught Street and lands
backing on to the Dallymount Park boundary aswell as the NCR/Phiborough Road Junction and the
Crossguns/Whitworth Road Junction. As outlined previously it will also include the main road,
footpaths and public realm from the North Circular Road/Phibsborough junction northwards to the
Crossguns/ Whitworth Road junction. As noted previously the primary focus of the Design Review
should concentrate on the Shopping Centre site and immediate surrounding environment.
Reimagining Phibsborough
Page 5
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
Extract from the Draft 2015 Phibsborough LAP- showing boundary of Dallymount Park and
Phisbborough Shopping Centre
Reimagining Phibsborough
Page 6
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
SITE DESCRIPTION
Existing Site description
The existing Phibsboro Centre is a typical 1960s pre-cast concrete structure which some say should
be demolished, while others advocate its “protection”. It comprises of a series of shops at ground
floor level, and a landmark seven-storey office building above. The centre is anchored by a Tesco
supermarket and also has the benefit of a gym and medical practice at first floor level. It is set back
from the street with surface car parking to the fore, and with additional car parking in a roof-top car
park at first floor level. In terms of floor area it provides c. 2,500 sq.m of retail, 3,500 sq.m. of office
and 400 sq.m. of restaurant/gym use. The site, in terms of land ownership extends back to include a
grass embankment once used as a spectator standing area for Dalymount Park Football Ground.
Also within this overall site is the land once occupied by the nineteenth-century tram depot, and
now the location of Euro Car Parks, at 345-349 North Circular Road.
There are a number of legal covenants on the property which constrain any potential development.
These include:
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Tesco’s to remain operational and unencumbered during construction of any works around
their domain.
Parking covenants to the forecourt - 138 car parking space at the moment with a total of
154No. car parking spaces between ground and first floor to remain under Tesco control.
No competing retailer can be accommodated within shopping centre.
Tesco, Eddie Rockets and Tesco Off Licence are all under separate ownership to the main
development.
While the above legal constraints may restrict the scope for the Design Review we would advise the
invited panellists to explore other options aswell and not to be straight jacketed by them. A strong
vision for the Village is important.
RELEVANT BACKGROUND INFORMATION TAKEN FROM THE DRAFT DCC LAP 2015
Potential for Refurbishment/ Redevelopment
Zoning Objectives
Phibsborough is identified within the Dublin City Development Plan 2011-2017 as a Key District
Centre. This represents the top-tier of urban centres outside the city centre, the objective of which
is to act as a strong spatial hub providing a comprehensive range of commercial and community
services to the surrounding population. Key District Centres are also identified for their capacity for
greater retail provision, where they are well served by public transport, where there is a need for
regeneration and where there is a significant quantum and intensity of population.
The existing Phibsboro Shopping Centre site is ideally located in the heart of the village and close to
several major public transport connections. The existing retail offering is limited and does not
adequately serve the existing population. It needs to be revitalised and extended to offer a more
competitive retail mix and to be more in line with modern retailing environments. It needs to
expand, diversify and upgrade the retail profile to include higher order uses and speciality shops to
reflect its status as a higher order centre within the retail hierarchy.
Reimagining Phibsborough
Page 7
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
In bringing forward any proposals for redevelopment, the Development Plan states that within
district centres:
Proposals for new development must contribute towards the improvement of these centres in terms
of the regeneration of sites and vacant premises and urban design. Within the traditional core of
these centres, the priority will be to develop a unique shopping destination, complemented by
restaurants, cafés, cultural uses and an attractive public domain with high levels of pedestrian
permeability.
Proposals for development at this location shall have regard not only to the relevant Dublin City
Development Plan but also to the Retail Planning Guidelines for Planning Authorities and the
companion document, Retail Design Manual, Department of Arts, Heritage and the Gaeltacht, April
2012.
Density and Mixed-Use
Redevelopment proposals for this key site shall be of a suitably high density to maximise its central
location and proximity to public transport facilities. Care should however be taken to respect the
distinct Victorian character of the surrounding streets and the character and scale of the existing
area.
The use type on the site should be mixed, combining a range of uses including retail, office, leisure
and residential, thus
encouraging multi-purpose trips and enhancing the retail experience. The revitalisation strategy
should focus on achieving an amount and quality of convenience shopping to minimise outflow of
expenditure and unsustainable travel patterns. Building on this complimentary uses including
comparison retail, café, restaurants, local services etc should be provided. Developing the space
above the shopping for compatible uses such as cinema, restaurant, leisure uses and housing helps
to increase gross densities and can contribute to the creation of a compact urban form. Providing
an element of complimentary uses that stay open later is also desirable, thus creating an ‘evening
economy’ and a sense of vitality within the heart of the village.
Given the central location of this site within the village and its proximity to Quality Bus Corridors
and the new Luas Cross City, it is considered a key site for employment generating uses. As such the
predominate use on the site should focus on job creation. Residential development should account
for no more than 30% of gross floorspace for the site.
Form and Design
The delivery of a form and design, that enhances the streetscape, is attractive and welcoming, and
that creates an intimate setting for the pedestrian is fundamental in any new design proposals. New
designs should be modern in form and human in scale, providing opportunities for social
interaction.
The removal of the existing surface car parking to the front of the Shopping Centre is a basic
requirement in any redevelopment proposal. The building line along Phibsborough Road should be
brought forward creating an attractive street frontage which integrates the development with the
existing streetscape. The building line to the North Circular Roadshould also be addressed with
appropriate in-fill and landscaped design proposals.
Uses should animate the street and efforts should be made to limit the presence of large
convenience shopping to the street front by setting such uses within the scheme, with smaller units
such as hairdresser, café, bookshop etc. facing the street.
Reimagining Phibsborough
Page 8
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
Materials should be of high quality and durable. Should future proposals include the retention of
the existing office tower, then opportunities should be explored to re-clad this building to enhance
its visual appearance. The proliferation of antennae on its roof should be removed or screened out
of public view.
Heights
The existing single- and two-story building is of poor visual interest and detracts from the
streetscape; it gives no sense of enclosure and no sense of place. The 7-storey office block (above
retail) provides a focal point and landmark building, of debatable merit.
The Development Plan 2011-2017 identifies Phibsborough as a location suitable for mid-rise
buildings up to a maximum height of 50m, subject to assessment. (This is based on a floor-to-ceiling
height of 4m for offices, i.e. up to 12-storey, and 3m for residential, i.e. up to 16-storey) For this
site, taking into account the grain of the existing surrounding streetscapes it is considered that a 9storey commercial/12 storey residential building (i.e. 36/37metres) is the maximum height suitable
for this site. High buildings should be visually and architecturally coherent and provide an attractive
contribution to the skyline, and shall be subject to the assessment criteria set out in the
Development Plan. (PLEASE NOTE THAT THIS ELEMENT OF THE LAP WAS SUBJECT TO AMENDMENT
JUST PRIOR TO THE COUNCILLORS VOTING AGAINST ITS ADOPTION- CLEARLY THE HEIGHTS NOTED
ARE CONTENSIOUS.
Fronting onto the North Circular Road, a building of 3-storey with a possible 4th storey set back is
considered appropriate. This lower scale is proposed based on the narrow plot width within the
historic core and proximity to protected structures.
Connectivity and Public Realm
Development proposals for this site will need to address the issue of connectivity both to the wider
environment and within the site. Proposals will be required to meet the Development Plan
standards for car parking and cycle parking for all its users, in addition meeting the service needs for
the site.
Proposals for redevelopment shall explore options of linking the North Circular Road site (between
343 and 351 NCR) and the main site along Phibsborough Road, with a possible new pedestrian link
developed along a new public realm. As a large key site within the heart of the village the site will
be required to provide a new public realm/ civic plaza within its boundary. This space may face onto
Phibsborough Road or the NCR, whichever is deemed more suitable in the overall design. It shall be
surrounded by appropriate animated uses.
The new civic space will have a high quality public realm, with appropriate attention given to
lighting, seating, bins, paving, shelter etc. It should be a place that can encourage people to linger
longer, or to gather at times of celebration. It shall incorporate new high quality public art that
helps to celebrate this space and to create visual interest.
The site shall also make provision within its boundary for a new Dublinbike parking facility, to
enhance its overall accessibility and connectivity to the wider area, in association with Dublin City
Council. Provision for a taxi rank may also be required.
At pre-planning stage the developer shall enter into discussion with Dublin City Council to discuss
access arrangements. The applicant may be required to provide a shared pedestrian access to
Reimagining Phibsborough
Page 9
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
Dalymount Park from the North Circular Road entrance. With Dalymount set to be enhanced as a
sports and leisure facility for the area, the synergy between the two sites should be explored with
best use made of available land. Shared/ combined car parking arrangements may also be feasible.
In keeping with the recommendation set out in the Retail Planning Guidelines future applicants will
be requested to submit a design statement for any major retail proposal, justifying why the design
solution proposed is considered the most suitable for the site. A detailed landscaping plan will also
be required.
Extract from the Draft 2015 Phibsborough LAP
Reimagining Phibsborough
Page 10
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
Extract from the Draft 2015 Phibsborough LAP
The wording of TC5 raised concerns form the local community and was subject to recommendations
for amendment from the councillors.
Reimagining Phibsborough
Page 11
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
Site Photos
Reimagining Phibsborough
Page 12
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’
Narrow and Dangerous Footpath at Crossguns Bridge
Extract from the 2008 Phibsborough/Mountjoy LAP
Reimagining Phibsborough
Page 13
‘This project is supported by the family of the late Michael and Aileen Byrne who operated the family business of M.J. Byrne &
Sons at 138/9 Phibsboro Road for 60 years from 1929 to 1989.’