Supporting Statement - Minister for Housing, Planning and ... · prepared this Supporting Statement...

Supporting Statement

Foreshore Lease Application

Land adjoining 81a and 81b Sir John Rogerson’s Quay Dublin 2

Ravensburg Ltd.


__________________________________________________________________________________________81a and 81b Sir John Rogerson’s Quay, Dublin 2 2

1.0 Introduction

Hughes Planning and Development Consultants, The Mash House, Distillery Road, Dublin 3 have prepared this Supporting Statement on behalf of the applicant, Ravensburg Ltd., to accompany a an application for a foreshore lease to facilitate the provision of a public boardwalk over the River Liffey on land on the north side of buildings at 81a and 81b Sir Rogerson’s Quay, Dublin 2, being the former BJ Marine buildings on the camp shires of the south quay. This report provides some background to the application with particular reference to planning policy context and permissions granted by Dublin City Council. 2.0 Site Description This foreshore lease application relates to the space above the high water mark of the river immediately adjacent to the buildings at 81a and 81b Sir John Rogerson’s Quay. These buildings, known locally as the former BJ Marine premises, are located in the area known as the campshires on the south quay of the River Liffey. Please refer to the enclosed lease area map, prepared by Lawrence and Long Architects, and also the aerials in Figures 1.0, 2.0 and 3.0 below which show the location of the proposed boardwalks (outlined in red) adjacent to the two buildings.

Figure 1.0 Aerial view of the location of the elements of the proposed boardwalks (outlined in red)

which extend above the river



Figure 2.0 Aerial view of the location of the proposed boardwalks, outlined in red, adjacent the

Samuel Beckett Bridge and in the context of the River Liffey and wider city area

Figure 3.0 Aerial view of the location of the proposed boardwalks, outlined in red, adjacent the

Samuel Beckett Bridge and in the context of the River Liffey 3.0 Proposed Boardwalk The two sections of boardwalk, for which planning approval was granted under Reg. Ref. 2173/15 (81a) and Reg. Ref. 3634/13 (81b), will form part of the public amenity space in the area of the south quay and will allow a continuous walkway along the edge of the river, while also creating an improved interface for the refurbished buildings to the river. The boardwalk will be structurally independent of the quay wall and is designed to be a fully reversible intervention in line with conservation best practice.



The boardwalk will extend by 1.415m beyond the quay wall and will comprise a glazed balustrade on the three exposed edges. The boardwalk, together with the balustrade, will function as an effective flood defence mechanism linking the Dublin City Council flood defence wall on the west and east side of the existing building as well as creating a continuous pedestrian route along the south bank of the River Liffey. The glazed screen will also preserve the visual connection of the warehouse with the river, which will enhance the character and streetscape of the area. It is considered that the proposed boardwalk will create a modern and innovative design solution to link the Dublin City Council flood defence wall while adding to the public amenity zoning of the area. A structural report, prepared by Casey O’Rourke Associates, Structural and Civil Consulting Engineers, was submitted in support of both planning applications, being Reg. Ref. 2173/15 for 81a and Reg. Ref. 3634/13 for 81b. A copy of these reports is included with the Foreshore Lease application. As recommended by Dublin City Council drainage engineers (under Reg. Ref. 3634/13), note that a temporary glazed balustrade has been erected flush with the edge of the quay wall, with the applicant’s intention to complete the boardwalk above the river on grant of a foreshore lease. In terms of structure, the boardwalk will comprise a steel frame and composite concrete slab over the existing cobbled floor structure and to cantilever this frame out over the quay wall and river (see drawing in Figure 4.0 below). The overturning cantilever structure is resisted by the self-weight of the original warehouse wall structure and the weight of the internal slab structure. The boardwalk has been designed to take into account the fabric of the quay wall and to allow for minimal damage and reversibility. Please refer to attached Casey O’ Rourke drawings and engineering report for full details of the approved boardwalk.

Figure 4.0 Section through the building at 81b Sir John Rogerson’s Quay, also showing how the

boardwalk will sit above the quay wall and extend above the River Liffey We would also make note of commentary provided in the Planner’s Reports for applications under Reg. Ref. 3634/13 and 2173/15.

Planner’s Report for application Reg. Ref. 2173/15



‘The submission from the application states that the current proposal is also at variance with the treatment of the building set out in the South Camphsire Flood Protection Project EIS. Drainage Dept have not raised any objections to the treatment of the building or the boardwalk / flood defence detail. In this regard it is noted that this boardwalk was permitted under Reg. Ref. 3634/13 and the current application does not alter these approved works. This boardwalk connects into the adjoining application proposed under Reg. Ref. DSDZ 2072/15. This boardwalk is necessary to continue the connectivity along the riverside and complies with Policy SC8 of the Development Plan and the SDZ ambitions of maximising public access to all water body frontages. The matters raised above should be addressed by condition.’

Conservation Officer’s report to application under Reg. Ref. 3634/13

‘A cantilevered board walk for the length of the brick structure is indicated as part of the design proposals. The proposed installation appears to sit above the quay wall satisfactorily to avoid adverse impact. The proposal indicates that no adverse impact is likely to the quay wall in terms of building works or removals and will allow for the intervention to be removed where necessary. The proposed glazed screen is supported as it preserves the visual connection of the warehouse with the river – an opaque detail would not be appropriate nor supported in Conservation terms.’

4.0 Planning Policy Context The foreshore lease relates to a space above the River Liffey, which is to facilitate the construction of a boardwalk extending 1.4m over the quay wall on the south side of the river. At this part of the Liffey, the river bank is zoned Z9, the objective of which is ‘To preserve, provide and improve recreational amenity and open space and green networks’. However, the land on which the River Liffey flows is zoned Z11, the objective of which is ‘To protect and improve canal, coastal and river amenities’. Permissible uses for both Z9 and Z11 include ‘open space’. As such, the use of the boardwalk as an extension of the public amenity offered by the quay wall and campshires is consistent with the objectives of both these zones. In terms of assessing the application against the current Dublin City Development Plan, it is considered important to understand the purpose of the boardwalk. The boardwalk has been approved as part of the overall refurbishment and change of use of the two former BJ Marine buildings located on the campshires on the south quay of the Liffey. The refurbishment of the buildings, which is underway on foot of planning permissions granted under Reg. Ref. 3634/13 and 2173/15, will allow for a range of public and office uses, including a café in each building. The buildings were historically used for warehousing purposes associated with marine based freight therefore the buildings are interfaced close to the edge of the qua wall, which would have allowed convenient loading and unloading. As such, this arrangement is not very conducive to allowing public access along the edge of the river on the north side of the buildings. The provision of a 1.4m deep boardwalk will address this access issue, thereby allowing a continuous walkway along the river bank. In light of the above, the following development plan policy is relevant. Policy FC27 It is the policy of Dublin City Council to seek the preservation of the built heritage of the

city that makes a positive contribution to the character, appearance and quality of local streetscapes and the sustainable development of the city.

Policy FC31 It is the policy of Dublin City Council to maintain and enhance the potential of protected

structures and other buildings of architectural/historic merit to contribute to the cultural character and identity of the place, including identifying appropriate viable contemporary uses.

RE2 It is the policy of Dublin City Council (i) to promote and enhance the role of Dublin as the

national economic engine and driver of economic recovery and growth, with the inner city including Docklands as its core economic generator (ii) To promote and enhance the city’s competitiveness and address deficits, to improve the business environment so that existing jobs are supported and employment generated, and be creative and practical in its responses to present economic challenges.



RE14 It is the policy of Dublin City Council (i) to promote and facilitate Dublin as a creative and innovative city that is globally competitive, internationally linked, attractive and open (see also section 8.4.8) (ii) To recognise that cities are crucibles of innovation and that the city centre Z5 zoned area and inner city area including the Docklands is the crucial metropolitan and national resource for innovation, promoting the proximity and diversity of uses that foster innovation.

RE18 It is the policy of Dublin City Council to promote and facilitate the further development of

clusters within the city thereby generating competitiveness, productivity and innovation benefits and to promote north-south linkages between Digital Hub – Grangegorman and east west linkages between the Dublin Docklands, the historic city centre and Heuston

GC19 It is the policy of Dublin City Council to to protect, maintain, improve and enhance the

natural and organic character of the watercourses in the city, and to promote access, walkways and other recreational uses of their associated open space, incorporating flood strategies and subject to a defined strategy of nature conservation in consultation with Inland Fisheries Ireland. The creation and/or enhancement of riparian buffer zones will be required where possible. It is the policy of Dublin City Council to maintain, improve and enhance the safety of the public in its use and enjoyment of the many public parks, open spaces and linkages within the city. This should apply, for example, to all areas of the Royal and Grand Canal.

SI50 It is the policy of Dublin City Council to put in place adequate measures to protect the

integrity of the existing Flood Defence Infrastructure identified in Appendix 17 and to ensure that the new developments do not have the effect of reducing the effectiveness or integrity of existing and new flood defence infrastructure and that flood defence infrastructure provision has regard also to nature conservation and amenity issues.

The concept for reuse of the BJ Marine buildings and provision of a public boardwalk was first devised in the Dublin Docklands Authority’s ‘Campshire Vision’ document published in 2007. The following is an extract from this vision document:

‘The two BJ Marine warehouses on Sir John Rogerson’s Quay have been empty for a long time waiting for new users or the sledgehammer. These two structures present a great opportunity to liven up the waterfront with a minimal investment in new buildings and outdoor space. To preserve the warehouses on the campshire it is necessary to create more space around the structures, as they block the flow of pedestrians and cyclists. A cantilevered terrace over the Liffey would give these warehouses the space they need, allowing enough space for movement. The warehouses will be converted into commercial uses possibly a café/eaterie to cater for growing demand among office workers and residents for outlets of this type and accommodate a venue for temporary exhibitions, installations and events.’

The Dublin Dockland Authority’s document also produced a sketch up of how the refurbished buildings and boardwalk might appear. This perspective is shown in Figure 5.0 below. The boardwalks, as approved by Dublin City Council under Reg. Ref. 3634/13 and 2173/15, at 1.414m deep, are of significantly less scale and depth as those shown in the DDA vision document but would achieve the same outcome in terms of providing a continual pedestrian route along the river side.



Figure 5.0 Visual concept of BJ Marine building and boardwalk, as presented in Dublin Dockland

Authority’s ‘Campshire Vision’ document, 2007. 5.0 Navigational Impact It is considered that the provision of a boardwalk at this location will not affect navigation of the Liffey. The boardwalks would have a depth of 1.414m and would extend long the edge of the quay wall in line with the northern elevation of each building. There are no moorings, public or otherwise, at this location, with historical moorings associated with the BJ Marine buildings having long being extinguished. 6.0 Storm Water Management The boardwalk will be impermeable (constructed in concrete) which will allow all rainwater to be collected and also act as a flood protection measure. The collected rainwater will be diverted to the ends of the existing building where it will connect into a manhole chamber. It is proposed to discharge the rainwater from this final manhole to the river. The proposed pipeline to direct this rainwater back into the river is also required to be part of the Flood Prevention Strategy for the development. In order to prevent flooding and successfully discharge the collected rainwater the pipe will be fitted with a Non- Return Valve to prevent backflow of water from the river. Details of these works are indicated on drawing number 1136-C001 of Casey O’Rourke’s drawings. 7.0 Flooding The location of the site is at risk of flooding by rising tides and storm surges of the River Liffey. The proposed cantilevering boardwalk over the quay wall will act as flood defence feature connecting the Dublin City Council Flood Wall constructed to side elevations of the two buildings at 81a and 81b Sir John Rogerson’s Quay. The structure of the boardwalk will be constructed of steel and concrete and will be impermeable so as to act as a flood barrier in the event of a flood. A glass balustrade which will be designed to resist the load from flood water if it reaches a level of 3.7 m AOD will be constructed at the boardwalk edge over the River Liffey. The glass balustrade will comprise of 2 no. sheets of 22.5mm toughened glass with an interlayer between the two. This layer will bond and hold the glass in place. The interlayer called ‘lonoplast’ has a high tear resistance and is used primarily in glazing systems to resist wind loading from Typhoons and bomb impact. At each end of the buildings, the boardwalk and glass balustrade will return and connect in with the Dublin City Council flood defence system. The connection method will use similar details to that of the glass to glass connection used in the proposed boardwalk but it will be glass to concrete connection. The primary idea is that in the event of a flood the glass will push against a strip of compressible metal laid against the concrete which will provide the waterproof seal to the joint.



7.0 Conclusion The applicant is seeking a foreshore lease to allow the provision of a public access boardwalk on the north side of two buildings at 81a and 81b Sir John Rogerson’s Quay on the south side of the River Liffey. The boardwalk has been granted planning permission by Dublin City Council. The boardwalk has been designed to avoid any works to the Quay Wall and in terms of structure, the glazed balustrade will complement Dublin City Council’s flood defence infrastructure and also enable adequate surface water drainage back to the river. The boardwalk will provide for an important amenity asset within the context of the campshires, contributing to Dublin City Council’s objective of increasing the recreational value of the area. ___________ Kevin Hughes MIPI MRTPI

Director For HPDC

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