guinness udv lands

development frameworkurban projects

dublin city council: heuston gateway regeneration strategy

substudy document: guinness udv lands

Guinness UDV Lands

introductionurban projectsGuinness UDV Lands substudy document

Dublin City Council Steering Group:Sean Carey Ast. City manager

Jim Barrett City Architect

Dick Gleeson Deputy Planning Officer

Alan Taylor Economic Development Officer

Mary Conway Senior Planner

Consultant Team:Urban Projects: Urban Design / Project ManagementDerek TynanMichael McGarryGerry CahillPhilip Crowe

Louise McGuinnessDirk FreyMichael BassettMarkus Lassan

DTZ Sherry Fitzgerald: Property AdvisorsPeter Waller

Fergal McCabe Strategic PlanningFergal McCabeRachel Brennan

Faber Maunsell Transport and InfrastructureCormac O’BrienJoe SeymourIan McNamara

Michael Bassett GraphicsMarkus Lassan

Philip Crowe Photography

Issued to Dublin City Council, May 2003

introductionurban projects

1.0 Introduction

This document describes the Development Framework Proposal for

lands owned by Guinness UDV fronting onto Steevens Lane and

Victoria Quay.

The Development Framework Plan is part of a wider study: The Heuston

Gateway Regeneration Strategy and Development Framework Plan.

The proposal therefore is in line with the development framework plan

for the wider area, as described in Part 2: Regeneration Strategy and

Development Framework Plan.

1.1 Site Location

The lands referred to in this document as the ‘Guinness UDV lands’ are

a zone on the Northern and Western sides of the Guinness UDV lands

between the river and St. James’ Gate. Please refer to plan opposite.

Guinness UDV Lands:

Overall Guinness UDV area (hectares): 13.455

Site area (hectares): 3.416

Gross development capacity (sq.m): 142 530

Plot Ratio overall Guinness UDV area: 1.1

Site area: 4.2

Present zoning: Z3 / Z4 / Z7

Proposed zoning: Z3 / Z4 / Z5 / Z6 / Z7

Guinness UDV Lands substudy document

heuston gateway boundary

guinness udv lands boundary

guinness udv lands location plan

site A

introductionurban projects

1.2 Site Description

The Guinness site is key to the development of the overall Heuston

Gateway due to its large area and location. Development is

subject to Guinness UDV’s operational requirements and has been

restricted to the three sites along the periphery of the Guinness lands

north of St. James Gate described below:

Site A:

the zone along Steevens Lane in the location of the old Caskworks

Site B :

corner site with frontage onto Heuston Square and Victoria Quay

Site C :

lands onto Victoria Quay

Site A: The Caskworks site along Steevens Lane is presently characterised by

underused or abandoned buildings. Steevens Lane will soon be solely

for use by Luas, pedestrians, cyclists and access only traffic. The site

is tucked away from the main public arena at Heuston but has the

following potentialities:

• Proximity to Heuston Station, Phoenix Park, city centre and

national institutions

• Frontage onto quality pedestrian and public transport

environment

• Position opposite the principal façade of an architecturally and

historically significant building – Dr Steevens’ Hospital.

• Location within the Guinness lands which has a precedent for

high buildings and no restrictive historical urban grain – a

suitable location for high density mixed use development.

• Possible connection to existing road within Guinness lands

running from Thomas Street to Victoria Quay.

Site B:Site B is at the corner of the Guinness lands opposite Heuston Station.

The potentialities of the site are similar to site C. Site B has greater

prominence due to aspect onto the river , Heuston Square and Station.


Site C: Victoria Quay is presently characterised by a wide busy road and the

blank wall and vehicular entrance of the Guinness lands. Victoria Quay

is one of the most hostile environments in the area.

However the site has huge potential due to the:

- Length of river frontage and potential to continue the built form

of the quays.

- Proximity to Heuston Station, Phoenix Park, city centre and

national institutions.

- Views over to the Collins Barracks to the north and along the

Liffey corridor.

- Prominent position at the gateway to the city centre.

site A

site B

site C

site B

site’s A-C location plan

site C

urban projectsGuinness UDV Lands substudy document

office development Site AResearch Headquarters, Basel [Herzog and De Meuron]S3 Offices, Dublin [FKL Architects]University building, Utrecht [Mecanoo]Commercial building, Munich [Herzog and De Meuron]

development framework planurban projects

2.0 Development Framework Plan

The Development Framework Plan proposes the following development

onthe Guinness UDV lands

Site A:Development on this site should be principally commercial. While

residential uses would be preferable in terms of mix of use throughout

the area, it is considered impractical in light of the necessity to preserve

the manufacturing processes currently carried out on the Guinness

lands. The hours of work and noise levels on the Guinness lands is

considered unsuitable for adjacent residential development as there

might be a risk of injunctions being made against Guinness. If however

the nature of work and processes on the Guinness lands change,

residential should be considered.

6 storey commercial development in a series of four blocks

allowing light and views to and from the Guinness lands is

proposed. The northern block must address Dr. Steevens’ Hospital Park

and Heuston Square. This block has a high profile landmark location

and should be of the highest architectural standards. This block also

provides frontage onto the new westbound access road.

The building line should be set back and the development should

address the public space of Steevens’ Lane. The space must be

re-designed to provide clear demarcation between Luas lines, vehicular

carriageways, cycle-tracks and footpaths (please refer to

section 3.3.6).

Site B:Site B should be the location for a distinctive landmark building with a

commercial/ cultural use. The development is to be generally six

storeys. The development should address Heuston Square and Victoria

Quay. Principal entry should be from the Heuston Square. Part of the

Heuston Square site should be the location for a tall structure of

appropriate slenderness. The tall structure must address Heuston

Square at street level.


overall development plan

guinness udv lands development plan location

landmark buildings Site B:Potsdamer Platz, Berlin [Renzo Piano]GSW Headquarters, Berlin [Sauerbruch Hutton Architects

development framework planurban projectsGuinness UDV Lands substudy document

Guinness Lands Development Plan

development framework planurban projects

Site C:The more open context of this presently under-developed

land justifies an increase in building height. This height should be

restricted to allow the profile of the higher Guinness structures near St.

James’s Gate to be viewed from the north city. A visual impact

assessment of any proposed development should be

carried out as necessary.

Site C should be commercial development of up to six storeys. The

buildings will have a hi-profile frontage onto Victoria Quay and

accordingly must be of the highest architectural design standard.

Development along Victoria Quay should be broken at regular intervals

to allow south light onto the Quays and views to and from the Guinness

lands.

The building line onto Victoria Quay should be adjusted to

accommodate generous pedestrian/ cycle amenity.

The development should appropriately accommodate 2 listed

structures: the original Guinness Gate Lodge and the pub on the corner

of Watling Street (please refer to section 4.1.4).

The development should allow for the required access between

Victoria Quay and the Guinness lands.

The development should provide for a new road branching off at

Victoria Quay to be in line with St. John’s Road as indicated.

Pedestrian access to the rear of the new development on Victoria Quay

between Watling Street and Heuston Square would provide a direct link

between the station and the Digital Hub.


heuston square

victoria quay

stevens lane

dr. steevens park

public spaces

public domaincommercial development Site CPotsdamer Platz, Berlin [masterplan: Renzo Piano]

model view

zoningurban projects

3.0 Zoning

The zoning objective for the Guinness lands must ensure that no

development can occur that might restrict in any way the present or

future use of the Guinness UDV Brewery.

The Development Framework Plan for the Heuston Gateway proposes

development of commercial uses along Steevens Lane (site A) and

Victoria Quay (site C) with a high profile landmark building on the

corner site (site B).

The present Z7 zoning objectives for the Guinness lands are ‘to provide

for the protection and creation of industrial uses and facilitate

opportunities for employment creation’. Office use, the predominant

proposed future use, is not within the permitted or ‘open for

consideration’ categories of the present Development Plan. It will

therefore be necessary to vary the Development Plan, make a Local

Area Plan or await the review of the Development Plan. Offices for the

exclusive use of Guinness UDV would be permissible under the present

zoning as this can be seen as part of the existing industrial use.

The revised zoning in the new Development Plan should state that the

Guinness UDV Brewery and all associated activites including

production, storage, marketing, distribution and administration,

undertaken principally within the James’s Street, Watling Street,

Victoria Quay, Steeven’s Lane precinct, are of major importance to the

city, in terms of employment as well as industrial and cultural heritage.

The new Development Plan should also state that it is a specific

objective of Dublin City Council to ensure the continued operation

Guinness UDV industrial activities on these lands and to facilitate their

consolidation and expansion as appropriate. Notwithstanding the

zoning objective for these lands therefore, any development proposals

which would adversely impact on the safe and proper continuation of

Guinness UDV operations, will not be permitted.

It is proposed to designate the majority of the development site to Z6:

‘to provide for the creation and protection of enterprise and facilitate

opportunities for employment creation’. The corner site should be

designated Z5: ‘to consolidate and facilitate the development of the

central area, and to identify, reinforce, strengthen and protect its civic

design character and dignity’. This should ensure development of the

highest standards on the corner site and create a compatible buffer with

the Guinness UDV Brewery along Steevens Lane and Victoria Quay.


Dublin Development Plan

Dublin Development Plan, proposed rezoning

guinness udv lands

Documents