Proposed Draft Variation (No. 43)
of the
Dublin City Development Plan
2005-2011
The Statutory Display of this proposed Draft Variation (No.43 )
to the Dublin City Development Plan 2005-2011
will be on view to the public from
th
9 October 2009 to 5th November 2009 inclusive
Monday to Friday
between the hours of 9.30 a.m. and 4.30 p.m. at the
Dublin City Council
Civic Offices,
Ground Floor, Block 4,
Wood Quay,
Dublin 8.
________________________________________
PROPOSED DRAFT VARIATION (NO 43) OF THE DUBLIN CITY
DEVELOPMENT PLAN 2005 – 2011
RE:
Proposed Variation of Dublin City Development Plan 2005-2011.
Site at Charlemont Street, Dublin 2
Proposal:
It is proposed to vary the Dublin City Development Plan 2005-2011 by changing the
zoning of the subject site to enable the redevelopment of a large underutilised site on
the western side of Charlemont Street incorporating Tom Kelly Road.
From Zoning Objective Z1 “To protect, provide and improve residential
amenities”
To
Zoning Objective Z10 “To consolidate and facilitate the development of
inner suburban sites for mixed use development of which office, retail and
residential would be the predominant uses”.
The subject lands are defined on the attached map.
Background:
The Charlemont Street site despite its proximity to the city centre and public transport
services has been underutilised for many years. The site holds significant potential
to provide a high quality development accommodating a mixed use tenure
neighbourhood, which is important in developing and maintaining local communities
and services for the site and surrounding area.
The established local pattern of development consists of significant office,
commercial and retail developments around the Harcourt Road, Adelaide Road,
Harcourt Street area & western side of Charlemont Street. The area has
experienced significant urban renewal within the past number of years through a
number of office, commercial, retail and residential developments. However, the
western side of Charlemont Street, in particular the subject site, has not experienced
successful regeneration. The subject site has the potential to provide a high quality
mixed-use development to integrate with the established development pattern of the
area.
With this in mind the Housing and Residential Services Department of Dublin City
Council initiated a Competitive Dialogue process to develop innovative solutions for
the regeneration of the site. The aim of the process is to achieve the social,
economic and physical regeneration of Charlemont Street and the Tom Kelly Road
area into a high quality sustainable mixed-use tenure neighbourhood, which strikes
the right balance between accessibility, security, safety, privacy, social inclusion,
community interaction, availability of appropriate services and the provision of
adequate space.
A multi-disciplinary project team and senior management team set up to guide the
regeneration of the site has identified the need to change the zoning of the site to
allow the proposed redevelopment to take place. It is envisaged that the most
suitable zoning for the site to allow for the proposed mixed uses would be Z10. The
Planning Authority concur with this and consider it appropriate and desirable to
rezone the subject site from Z1 to Z10 in order to allow for such a development and
to promote a vibrant and sustainable community within this prime south inner city
location.
It is not considered that the redevelopment of the proposed site would impact
negatively on the Grand Canal Conservation Area. The redevelopment of the site
would seek to enhance the overall area having regard to the development of a high
quality residential environment and sustainable community.
Location and Description:
The site forms part of a city block bounded by Charlemont Street, Charlemont Mall,
Richmond Street South and Harcourt Road. The site is surrounded by Z4 zoned
lands to the north and west and to the south by both Z1 lands and Z3 lands.
The site is in the ownership of Dublin City Council and is presently occupied by 6 no.
residential social housing blocks together with large open hard landscape areas and
car parking for residents. Vehicular access to the site is via Tom Kelly Road, a culde-sac, which divides the site in two. The site can also be accessed by pedestrians
from 3 no. laneways off South Richmond Street. The site is surrounded to the north
and south by commercial developments, which front onto Harcourt Road and
Richmond Street South. These are accommodated in a mixture of structures from
various periods many of which are in poor condition although some are on the record
of protected structures. Several of the sites on these frontages are vacant and in
poor condition. The south of the site is abutted primarily by Dublin City Council
senior citizen housing, the Charlemont Clinic and a parade of shops fronting onto
Charlemont Street.
The site is situated within the canal corridor, in close proximity to the city centre and
the Charlemont and Harcourt Street Luas stops. The southern part of the site abuts
the lands designated a conservation area along the Grand Canal.
Planning Context:
It is the policy of Dublin City Council to create a living and sustainable city with a
strong sense of community and place. It is an objective of the City Development
Plan to promote sustainable communities which have a mix of people and services
making the city a good place to live and work. The proposed redevelopment of the
Charlemont Street site would achieve this objective through the provision of a mixed
use neighbourhood creating a high quality sustainable residential environment in
keeping with the established local pattern of surrounding development. The proposed
variation, which will facilitate the consideration of mixed use development on the site,
will contribute to the creation of a high quality sustainable mixed-use tenure
neighbourhood, which strikes the right balance between accessibility, security,
safety, privacy, social inclusion, community interaction, availability of appropriate
services and the provision of adequate space.
Purpose of the Proposed Variation:
The site currently has a Z1 zoning, ‘To protect, provide and improve residential
amenities”, which precludes the consideration of mixed use development. The
change of zoning to Z10, “To consolidate and facilitate the development of inner
suburban sites for mixed use development of which office, retail and residential
would be the predominant uses”, would facilitate the consideration of mixed use
development on the site, in accordance with the objectives for the redevelopment of
the site into a high quality sustainable mixed-use tenure neighbourhood.
Objections and/or representations to this Proposed Draft Variation of the
DUBLIN CITY DEVELOPMENT PLAN 2005-2011
can be made in writing, to reach:
Tom Vaughan,
Planning Department,
Dublin City Council,
Block 4, Floor 3,
Civic Offices, Wood Quay,
Dublin 8.
Or can be E-Mailed to:
planning@dublincity.ie
BEFORE 4.30 P.M. ON Thursday 5th November 2009
Objections / representations can also be posted in the box provided immediately next
to the public display.