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DESIGN REVIEW‘Reimagining Phibsborough’

A VISION STATEMENT FOR THE REGENERATION OFPHIBSBOROUGH VILLAGE AND PUBLIC REALM

3rd February 2016

Reimagining Phibsborough

‘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’.

CONTEXTThe 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 ENVIRONMENTThe 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 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 BOUNDARYFor 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 TEAMIt 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 Movement2 Architectural Options, Massing, Height and Scale, Streetscape- Uses and options3 Landscaping Hard and Soft, Civic Spaces, Public Realm4 Planning Policy, Objectives, Strategic Plan

DESIGN REVIEW PROCESSThe 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 WORKSHOPIntroduction to ProcessContext and HistoryPresentations by Interested StakeholdersSite ConstraintsOpen Forum Panel DiscussionGroup WorkshopsConfirmation of proposed OutputsFood and Drink




2nd WORKSHOPPresentations by the experts/panellists to an invited audienceOpen Forum and DiscussionSummary of Objectives and recording

Following the second workshop contributors will submit their work for exhibition.

EXHIBTIONIt 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:

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 PhotographsE: Site Photographs




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.




Extract from the Draft 2015 Phibsborough LAP- showing boundary of Dallymount Park and Phisbborough Shopping Centre




SITE DESCRIPTION

Existing Site descriptionThe 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:

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 2015Potential 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.

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.

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 9-storey 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 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




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.




Site Photos

Narrow and Dangerous Footpath at Crossguns Bridge




Extract from the 2008 Phibsborough/Mountjoy LAP




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