Clarehall Malahide Road, Dublin 17 - April 2019 - Architectural Design Statement - Architectural Drawings
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Clarehall Malahide Road, Dublin 17 Architectural Design Statement April 2019 Clarehall - Build to Rent Residential 1
Contents
00 Introduction
01 Site Location
02 Design Development
03 Design Drivers
04 Best Practice Guide to Urban Design
05 Selected Design Drawings
07 CGI’s
06 Schedule of Accommodation
00 Introduction
This report has been prepared by Henry J Lyons Architects to CLIENT
summarise the design concept and the planning context for the
proposed redevelopment of a site at Clarehall, Malahide Road, E to Infinity ICAV
Dublin 17. acting on behalf of it’s sub-fund Blacklion Real Estate Fund
This report outlines the site’s context and history, as well as the ARCHITECT
key aspects of the proposed design. The report also describes how
the proposal has been developed in response to a range of issues, Henry J Lyons Architects
and details how the proposed development has been designed to
be consistent with the policies, objectives and standards set out
in the Dublin City Development Plan.
CIVIL/STRUCTURAL ENGINEERS
CS Consulting
The proposed development will provide much needed high
standard accommodation in the heart of Dublin 17. It will
contribute positively to the regeneration of the neighbourhood
and reinforce an active and vibrant environment. PLANNING CONSULTANT
John Spain Associates
This report should be read in conjunction with the accompanying
reports, drawings and other information prepared by specialist
consultants.
LANDSCAPE ARCHITECTS
Cameo & Partners
A summary of these reports and consultants can be seen
opposite:
DAYLIGHTING CONSULTANT
BPG3
ARCHAEOLOGICALASSESMENT
IAC ARCHAEOLOGY
AA SCREENING
Openfield
Clarehall - Build to Rent Residential 3
01 SITE LOCATION
1.0 Site Location
The site is located on what was formerly an overspill car park
for the Clarehall Shopping centre. Access to the site is via the
Malahide road, a busy major artery linking greater North County
Dublin with the city centre.
To the North of the site is the aforementioned Clarehall Shopping
centre whose mass dominates the general area, directly on the
North East boundary is access to the Car Park and “Click &
Collect” depot for Tesco’s.
To the South and East of the site is the existing Clare Village
apartment scheme which ranges in height from three to six
storeys. Further east of this development is the Temple View
housing Estate which comprises mainly two bed semi detached
houses while the area between the site and the Malahide road
consists of Industrial type workshops
The site is located within the remit of the Dublin City Development
Plan 2016-2022. The majority of the site forms part of the ‘North
Fringe’ Strategic Development and Regeneration Area (SDRA 1).
The North Fringe SDRA is covered by a Local Area Plan (LAP).
Mixed-use, medium density developments with an emphasis on
urban design are facilitated in the LAP area.
Site location relative to Greater Dublin Site location relative to Dublin City Centre Site Location
Clarehall - Build to Rent Residential 5
1.1 Site Context
01 Site Location
05
02 Clarehall Shopping Centre
03 Clare Village Apartments
04 Temple View Park 03
04
05 O’ Tooles GAA Club
06 Future mixed use 01
redevelopment site
06
Malahide Road
Clarehall Avenue 02
Site Access
Aerial View from North
Clarehall - Build to Rent Residential 6
1.2 Proximity to transport inks
Existing quality bus cor-
Proposed Bus Con-
nects corridor -
Route 01
Clongriffin to city cen-
R1
39
Bus stop
R139 2.8 km to Howth
Junction
& Donaghmede
DART
(35 min walk)
3.4 km to Killbar-
250 Metres from
d
oa
R
e
id
site Site boundary
ah
al
M
Site
350 Metres from
site
oad
R
ide
lah
Ma
Blun
den
Driv
e
Clarehall - Build to Rent Residential 7
1.3 Site Historic Context
The accompanying Archaeological Report prepared by
IAC Archaeology should be read in conjunction with this
report and submission.
An investigation into the historical uses on the site shows
an absence of any structures buildings on the site from
the period 1837-1913 which would indicate that the
possibility of uncovering anything of significance would
be quite low.
The main structures of not in the area are:
• Airfield Lodge (situated directly north of the site)
and
• Claregrove House (situated directly East of the site)
There appears to be no evidence of structures relating
to either demesne occuring on the subject site. The
1888 - 1913 map appears to indicate that the access to
Claregrove House from the Malahide Road traverses the
same path as the current access to the subject site.
Historic Map 1837-1842 Historic Map 1888-1913
Clarehall - Build to Rent Residential 8
1.4 Local Planning Context
Dublin City Development Plan 2016-2022.
Site
Extract from Maps B & C Dublin City Development Plan 2016-2022
* Refer to JSA planning report and statement of consistency for a detailed assessment of the relevant planning policy framework
Clarehall - Build to Rent Residential 9
1.5 Land Use Diagram
TESCO
WORKSHOPS
FUTURE MIXED
USE REDEVELOPMENT
SITE
3rd PARTY LANDS
SUBJECT SITE
RESIDENTIAL
CLARE VILLAGE
Clarehall - Build to Rent Residential 101.6 Previous Planning Submission
A previous planning application was submitted by a previous owner on this
site in 2016 for a Multi Storey Apartment building containing 217 Units. The
proposal included the provision of:
• Two levels of basement parking
• Ten Storeys of Residential and Communal Areas
• Elevated Vegetable Gardens and astro pitches at roof level
• A plot ratio of 4.437
The application was refused by D.C.C on 08th September 2016 and some of
the issues raised can be summarised under the following headings:
• The height, bulk and design would constitute significant overdevelopment
of the subject site
• Proposal would be visually dominant and overbearing on adjoining
properties
• Would reduce daylight and sunlight to adjoining properties
On further review of this proposal there are also other issues that emerge
such as inadequate separation distances between opposing windows both
within the scheme as well as on the existing neighboring development.
The applicant and design team had regard to this refusal in bringing forward
the redevelopment proposals for the site.
Clarehall - Build to Rent Residential 111.7 Review of Existing Site Conditions
Prior to the completing the studies mentioned on the previous
page, it is necessary to first address the main site conditions
that will impact upon any proposed development on this site
01 - Position and Scale of neighbouring 3 Storey block
02 - Building Line Established by Neighboring 6 Storey
Block
03- The adjacent thrid party lands which border the
North East of the site and limit the possible points of
access/egress from the site
04 - The roads in third party ownership which further
limit points of access to the site
(The area highlighted in green are third party owned lands that
limit or prohibit access to the adjacent road which is also in third
party ownership.
SITE BOUNDARY
SITE BOUNDARY
PROPOSED DEVELOPMENT
CLAREHALL SHOPPING CLARE VILLAGE APARTMENT COMPLEX
3 STOREY BLOCK
Clarehall - Build to Rent Residential 1202 DESIGN DEVELOPMENT
2.0 Initial Design Development
SOUTH
3785 m2 / 0.37 HA
EAST WEST
6 -7 STOREYS
Site Area and Orientation Indicative Heights
The site area is 3785m2 (0.37HA) and flanked on its South East and South west boundary by A height of 7-8 storeys is felt appropriate based on the heights of existing buildings in the locale
the existing Clare Village apartment scheme. The area highlightedin green are lands in third party of the Malahide road.
ownership which means that the north western portion of the boundary is the only point from
which the site can be accessed.
SOUTH
EAST WEST
Block Form Issues with Form
The initial study centered on a perimeter block which would flank an internal courtyard with a Given the sites predominately north facing aspect towards the street, proceeding with a perimeter
return along the south eastern boundary block would not maximise the solar gains of the proposed apartments. Also, a predominance of
north facing units and windows would occur. The proximity to the neighboring block is also an
issue.
Clarehall - Build to Rent Residential 142.1 Initial Design Development
SOUTH
WEST
EAST
Adjustment of Form Adjustment of Form
To attempt to overcome the issues with the perimeter block, the eastern portion of the block was This move will also improve the solar orientation of the block by creating more flanks that face
rotated. south, east or west.
Adjustment of Form Adjustment of Heights
The number of units/windows that face north have been reduced by the shifting of the form and The height of the north eastern flank is then dropped so that the heights are more in keeping with
greater separation distances from the neighboring buildings have also been improved. the adjacent block.
Clarehall - Build to Rent Residential 152.2 Pre Planning Consultation 01 - 24th April 2018
Q N
P
O
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N
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L
K
J
3A
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3B
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STORAGE 11A
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11B
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13A
5
LAUNDRY ROOM
8 14
9
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7 10
11
12
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TYPICAL FLOOR 02-04
TOTAL UNITS:25
14
STUDIOS: 7
1 BED: 12
15
2 BEDS:6
16
COMMUNAL FACILITIES: 100 SQ. M
17
18
Clarehall SCHEME STUDY
0001
Typical Floor Plan at21 time
02 2018 of Pre Planning Consultation 001 1:300 @ A3
Dublin Cork Shanghai Abu Dhabi CGI from Pre Planning Consultation 001
T:\Jobs\90-\950345 Clarehall Residential Development\CAD\Xref\Design\950345 X PlanTypical 02-04
A Pre Planning Consultation was held on 24.04.2018 where a number of observations were made on the proposed development. From an architectural standpoint they can be summarised as:
• A preference from Dublin City Council to consider a perimeter block on the site in lieu of the current form
• Concerns about the extent of Single aspect North facing apartments
• The relationship of the proposed development to it’s context and surroundings
• Further studies were required to demonstrate adequate privacy, daylight and sunlight including impacts on neighboring properties.
The responses to these issues will be covered in the following pages
Clarehall - Build to Rent Residential 162.3 Initial Daylighting Study
In the immediate aftermath of the Pre Planning consultation, the first daylighting analysis on the project was
received by the Design Team.
It pointed to some significant issues being created by the massing at living room windows in the neighbouring Clare
Village development. Both problem areas where occuring from the mass the the two extreme ends of the blocks at
the East and Western ends.
The first image on the right (point 001a) shows the main offending areas of the development in red while the least
offending areas are in blue while the second image (Point 001b) shows those same areas on a 3d model of the
project . The first point shown below is taken from the point of view of the living room windows in the three storey
block directly east of the site.
The second point (Point 002a) can be seen below and is taken from the point of view of the living room windows in
the SIX storey block directly West of the site. The impacts in this area are less severe than the previous point.
Q N
P
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1
N
M
L
K
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3A
I
H
Point 001a Point 001b
G
3B
F
E
D
5A
C
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A W
8A
5B V
U 9A
T
1 7A S
2 R
STORAGE 11A
3
11B
4
13A
5
LAUNDRY ROOM
8 14
9
6
7 10
11
12
13
TYPICAL FLOOR 02-04
TOTAL UNITS:25
14
STUDIOS: 7
1 BED: 12
15
2 BEDS:6
16
COMMUNAL FACILITIES: 100 SQ. M
17
18
Clarehall SCHEME STUDY
An analysis on the impact of these findings showed that from Level 02 upwards that up 9 units per floor would be
0001
Dublin Cork Shanghai Abu Dhabi
21 02 2018 1:300 @ A3
lost with the building in its current configuration (as can be seen above). In tandem with the points raised at the Pre
T:\Jobs\90-\950345 Clarehall Residential Development\CAD\Xref\Design\950345 X PlanTypical 02-04
Planning Consultation with Dublin City Council the architects felt that a step back needed to be taken in order to
complete studies that:
• Firstly address the positives and negatives of what a perimeter block would mean on the site
and
• To find a configuration that would minimise the impacts on the daylight of its neighbors
Point 002a Point 002b
Clarehall - Build to Rent Residential 172.5 Perimeter Block Option 001
We chose to run studies on the two most logical initial approaches to a perimeter block on the site in order to
adequately assess the positives and negatives of each.
The first option is a perimeter flanking block to reflect the curvature of the boundary and road line. The advantages of:
• Continuing the established building line across the Northern boundary of the site.
• The creation of a protected Courtyard within.
While there are some positives to be found, when we examine the building form with an indicative apartment layout
there are however a number of issues with utilising this building form on this particular site. They are as follows:
01 Proximity to neighbors creates negative effect on daylight to existing windows
02 Building form creates undesirable number of single aspect north facing apartments
01
01
Increased numbers of cores required to meet dual aspect standards may result in more access/egress 04
03 04
points along building which contradicts centralised access nature of build to rent model
04 Building form is not conducive to providing for required number of dual aspect apartments 02
05
Form results in uncomfortable relationship with third party lands that abut the north eastern
05
boundary of the site
Clarehall - Build to Rent Residential 182.6 Perimeter Block Option 002
The second option for a perimeter flanking block is to reflect the curvature of the boundary and road line
and to offer a return block to both further enclose the site and to increase the potential for more aprtments.
This has the advantage of:
• Continuing the Established Building Line across the northern boundary of the site
• Partially improving number of dual aspect apartments from previous form
• Further creating a protected courtyard internally
As with the previous iteration, while there are some positives to be found, with an indicative apartment layout a number
of issues with utilising this building form present themselves. They are as follows:
01 Proximity to neighbors will create further negative effect on daylight to existing windows
05
02 Building form still creates undesirable number of single aspect north facing apartments
01 01
Increased numbers of cores required to meet dual aspect standards as well as to deal with increased floor
03 plate may result in more access/egress points along building which contradicts centralised access nature
of build to rent model. Number of dual aspect units would still be under required standard.
02
04
04 Building Form still results in uncomfortable relationship with third party lands that abut the north eastern
boundary of the site
05 Ability to maintain 22m separation between opposing windows internally is not possible
Clarehall - Build to Rent Residential 192.7 Block Option 003
Having completed the studies on the two perimeter
block variants, we arrived at a building form that
attempts to embrace the positives found from
the perimeter block studies while at the same time
negating the negative impacts:
•
01 The north western wing continues the building
line created by the existing apartment block
to the west and seeks to create a flanking
perimeter block
•
02 By stepping the block back into the site an
entrance plaza is created which we feel offers
a more welcoming entrance to occupants 03
01
•
03 The form of the building facilitates a greater 03
setback from the neighbouring buildings to
negate against any negative daylight impacts 02
•
04 Having approximately half of the boundary that
meets the streetscape blocked by lands owned
by a third party severely limits the options
04
for an entrance and access to the proposed
development. It is for this reason that we
feel the creation of an entrance plaza is all
the more important to convey a safe entry
point to the development as well as a sense of
arrival. By placing a plaza in this location, the
relationship between the private internally
in the site and the semi public outside the
boundary is improved.
Clarehall - Build to Rent Residential 202.8 Block Option 003
When further analysis of this form has an
indicative apartment layout applied to it, we found
that many of the previous layout problems have
been overcome as well:
•
01 The number of single aspect north facing units
were reduced to maximum 3 per floor
•
02 The number of dual aspect apartments were
increased. The form of the building also allowed 02
for a greater number of windows to orientate 02
south, east and west
03
02 02
•
03 The form of the building allows the efficiency of
02 03
the floor plate reducing the number of lift cores 02
03
02
It is our contention that when taking account of
the apartment design standards and best practic- 01
es for the design of the build to rent model that
the current configuration offers the optimum
layout for this site
Clarehall - Build to Rent Residential 212.9 Pre Planning Consultation 02 - 01 August 2018
NOTE
ALL DIMENSIONS TO BE CHECKED ON SITE
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING
THIS DRAWING IS TO BE READ IN CONJUNCTION WITH
RELEVANT CONSULTANTS DRAWINGS
STUDIO 1 BED 2 BED TOTAL
LEVEL 00 4 9 3 16
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LEVEL 02
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12
12
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LEVEL 03 6 12 4 22
LEVEL 04 6 10 4 20
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DRAFT
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REV DATE DESCRIPTION CHKD DRN
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PLANNING
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1 501
500
Architecture + Interiors +353 1 888 3333 51-54 Pearse Street
henryjlyons.com info@henryjlyons.com Dublin D02 KA66
CLIENT
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0 E TO INFINITY
13 PROJECT
CLAREHALL
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RESIDENTIAL
12 DEVELOPMENT
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11 JOB NUMBER: 950345
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FILE NAME 950345 X Plan 03
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BLOCK DRAWING NUMBER ZONE REVISION
X XXXXX XX #
3d Visualisation at time of Pre Planning Consultation 002
© Henry J Lyons
Typical Floor Plan at time of Pre Planning Consultation 002
A second Pre Planning Consultation was held on 24.04.2018 where the Design team addressed the issues raised with the project in the initial consultation. Dublin City Council (DCC) were in agreement that building form
presented offered the best option in terms of providing a perimeter block to the street and the approach to the adjacent third party lands. In the process of this meetings, DCC hiehglighted other aspects of the scheme
that warranted attention. From an architectural standpoint they can be summarised as:
• A minimum of 50% dual aspect units in the scheme and not 33% as had previously been assumed by the Design team.
• The omission of all single aspect north facing apartments
• To present an argument for the current building height based on the existing context.
Clarehall - Build to Rent Residential 2203 DESIGN DRIVERS
3.1 Daylight and Sunlight Permeability
A further central driving force in the design development,
particularly given the constraints of the site and its
predominately north facing aspect , was to allow the detailed
study of daylight and sun path analysis to generate a new
neighbourhood which places the comfort, convenience and
security of the ccupants front and centre of the design
process, while also allowing these essential studies to
generate the scheme’s aesthetic. To allow form to follow
function in the classic modern sense.
BPG3 were commissioned to study the performance of the
proposed development daylight and sunlight availability and
to assess the lighting impact of the proposed development on
the existing surrounding environment. The report prepared by
BPG3 should be read in conjunction with this entire package.
One of the key drivers from the outset was to provide the
maximum number of apartments with a dual aspect, ensuring
that the single aspect apartments would face south, east
or west and in scenarios where this was not possible, to
overlook an outdoor amenity. This concept, along with the
optimisation of the circulation cores, provided an initial site
plan configuration.
The resulting massing layout, and ultimately the final
architectural design, were subsequently tested in close
collaboration with the daylight specialists through an iterative
design development process.
Clarehall - Build to Rent Residential 243.2 Sustainability
1. Orientation 2. Natural Daylight
Sustainability is an integral part of contemporary architecture.
As previously stated, the fundamental principles of good
orientation , availability of natural daylight and sunlight were key
generators from the outset.
In respect of the appropriate and effective economic and
environmental measures, consideration will be given to the
following:
• Development of a flexible design to enhance dwelling
longevity.
• Maximising the use of passive design measures such as the
building façade to take advantage of the site constraints/
orientation, use of enhanced fabric U-values in excess of Part
L with the delivery of an excellent air permeability rate.
• Targeting natural daylight factors that meet CIBSE 1. 60% Dual Aspect Ratio 1. Balconies in front of bedrooms to avoid
recommendations. Good natural daylight creates a positive overshadowing of living areas 2. Light coloured
living environment and contributes to the well-being of the façades to maximise daylight availability and
occupants. The provision of good glazing on the elevations facade reflectivity
will maximize the use of natural daylight that will enhance the
visual comfort of the apartment occupants. The use of high
performance glazing will ensure that the thermal performance
3. Passive Design Strategies 4. Green Roofs/ SUDS Strategy
of the building is not compromised, while allowing the
apartment occupants to enjoy the benefit of the glazed views.
• Façade studies in conjunction with the Architect using
computer modelling techniques to maximise the daylight
factors, ventilation and solar benefits specific to the site thus
maximising the air quality and daylight within the apartments.
• Extend the sustainable approach from the Building to the Site
throughout the construction and handover process.
• Reduce Reuse and Recycle throughout the design,
construction and operational phases of the development.
• Use of Dynamic Thermal and Energy Simulation techniques
to confirm a low energy and carbon footprint design for the
apartment development. Natural ventilation analysis will be
carried out to confirm compliance with current regulations
and for the impact of climate change using an approved 2050 1. Enhanced window and building fabric 1. Green Roofs provided to all apartment blocks
weather file. U-values. 2. Reduced air permeability and 2. Attenuation Tank
Clarehall - Build to Rent Residential 253.3 Build to Rent / PRS Model
The Build to rent typology is a comparatively new sector in the The most prevalent type of household in the private rented sector
Irish residential market. This new model is characterised by a is couples living without children, followed by those living on their
variety of different leases possible for tennants (short-medium own. Together, these households account for 59% of those in the
term) and a high turnover of occupants. In order to facilitate this private rented sector.Around a quarter of households in the PRS
aspect, concierge style facilities are essential for the adequate are families with children, while, across the UK, 12% of households
functioning of the developments as are communal storage in the PRS are sharers. In London however, the proportion of
facilities throughout the development in order to facilitate those sharer households rises to 26%.
moving in and moving out. A recent study by Knight Frank deals
with the typical tennant type to be found in this sector and has
informed how we have designed the building to cater for this
need.
MULTIHOUSING 2017 RESIDENTIAL RESEARCH
MEET THE TENANTS
By analysing the wide-ranging and detailed information obtained through our Tenant Survey, we have been able to identify the main
types of tenant in the private rented sector. Members of each group have the same socio-demographic characteristics. We observed
the current rental choices and preferences of each tenant type, as presented below:
ACTIVE LIVING BABY
iGENS NESTERS SOLOISTS SHARERS FAMILIES SOLOISTS COUPLES BOOMERS
Early twenty-somethings about to Millenials to forty-something A flat of one’s own from millienial Millenials to forty-somethings Young families, usually Families with dependent Longer-term renters, usually in employment Retired people living
graduate or in first job, urban living couples, urban living to forty-something, usually city living sharing with friends with dependent children or non-dependent children in the rented sector
AGE AGE AGE AGE AGE AGE AGE AGE AGE
UNDER 25 25-49 25-49 25-49 UNDER 35 OVER 35 50-64 50-64 OVER 65
NET MONTHLY INCOME NET MONTHLY INCOME NET MONTHLY INCOME NET MONTHLY INCOME NET MONTHLY INCOME NET MONTHLY INCOME NET MONTHLY INCOME NET MONTHLY INCOME NET MONTHLY INCOME
SOURCE: FRANK KNIGHT / TENANT SURVEY 2017
ALLOCATED FOR RENT ALLOCATED FOR RENT ALLOCATED FOR RENT ALLOCATED FOR RENT ALLOCATED FOR RENT ALLOCATED FOR RENT ALLOCATED FOR RENT ALLOCATED FOR RENT ALLOCATED FOR RENT
50% >50%
LIVING IN LIVING IN LIVING IN LIVING IN LIVING IN LIVING IN LIVING IN LIVING IN LIVING IN
APARTMENT Clarehall - Build to Rent Residential
APARTMENT APARTMENT HOUSE HOUSE HOUSE APARTMENT HOUSE HOUSE 26
CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE CURRENT PROPERTY SIZE
ONE BEDROOM TWO BEDROOMS ONE BEDROOM ONE BEDROOM TWO BEDROOMS THREE BEDROOMS ONE BEDROOM TWO BEDROOMS TWO BEDROOMS3.4 Communal Spaces LEVEL 08
• Gym
• Outdoor Terrace
Additional to the communal amenity spaces found in LEVEL 07
the traditional apartment model are the shared com-
No Provision
munal facilities for use by the occupants. Given that
the Build to Rent model is characterised by Studio,
1 Bed and 2 bed units (which are at the smaller end LEVEL 06
of the scale) the logic therein is that by offering al-
ternative spaces for use by the residents, the overall • Communal Storage
experience of the building is improved as well as facil- • Laundry Facilities
itating a wide range of needs by a diverse number of
occupants.
LEVEL 05 Communal Function Room (Kitchen & Dining)
Examples of these spaces are: • Communal Storage
• Laundry Facilities
• Wet leisure – pool based facilities.
• Dry leisure – gym and fitness led. LEVEL 04
• Cinema room.
• Communal Storage
• Residents’ lounge/games/club rooms.
• Laundry Facilities
• Workstations.
• Private dining room.
LEVEL 03
Communal Function Room (Kitchen & Dining)
Barbecue facilities.
• Communal Storage
Storage facilities for bulky personal items.
• Laundry Facilities
Créche.
Car parking, car clubs and cycle storage and
LEVEL 02
maintenance facilities.
• Communal Storage
A diagram showing the distribution of communal • Laundry Facilities
spaces throughout the building can be seen opposite.
LEVEL 01
Precedent Image: Communal Lounge & Study
• Communal Storage
Lift Cores
• Laundry Facilities
Central Park, Sandyford, Kitchen-Dining-Lounge
Communal Amenity Spaces
LEVEL 00
• Concierge • Breakout Spaces
• Lounge • External Amenity Space
• Dining Room • Laundry Facilities
Clarehall - Build to Rent Residential 273.5 Communal Amenities - Ground Floor Level
The main point of access to the proposed development is from the
North Western corner and is envisaged as being via access control
to give an added sense of security. Upon entering the building,
there will be a large scale communal space (highlighted in Red)
complete with a concierge desk (highlighted in blue), lounge area,
breakout spaces and games/relaxation area. It is intended that this
lively space will serve to activate this corner of the building and
engage with the streetscape. This has been located to ensure that
there is a regular presence in this area. Immediately adjacent to
this space is an external private plaza. This plaza will only be acces-
sible by occupants and is envisaged as a breakout area from the
main communal space and is one of a number of different external
charecter areas provided within the development (The accompa-
nying report prepared by Cameo and Partners should be consulted
for further details).
In line with commentary received from Dublin City Council, the two bed
apartment that previously faced onto the streetscape has been moved to
face the plaza and the communal area shifted to the street side. It is our
stated intention that this will provide a more active space to the street
and provide for passive supervision of this area in line with current urban
design best practices. It will also allow the building to knit with the urban
fabric should the sites around be redeveloped.
Immediately South of the main entrance space is a communal
dining space (highlighted in green). Here dining and cooking
facilities will be provided The intention is that this will be a
space that can be reserved by the residents via the concierge
for occaisons when they are having guests over and the space/
facilities within their apartment are not sufficient. An example
of this would be those occupants in the studios having a large
number of guests over where their habitable space would be
comparatively limited. This dining space has been located
adjacent to the largest external space and is also south facing so
that it allows for a linkage between the two areas on fine days.
Clarehall - Build to Rent Residential 283.5 Communal Amenities - Ground to Sixth Floor LEVEL 0
LEVEL 0
LEVEL 0
LEVEL 0
LEVEL 0
LEVEL 0
Communal spaces that repeat on all but one of the LEVEL 0
accommodation levels are storage and laundry facilities. LEVEL 0
In our experience working with clients who operate Build
1600
1500
to rent entities in the US and UK they have highlighted the living/dining/kitchen
40.0 m2
391
bedroom
11.5 m2
necessity of these spaces towards the successful running of
5
30
00
amenity space
2
8.6 m
the building. These spaces may be used for diverse purposes
storage
3.0 m2
00
e
3125
ag storage
33
2
or 2.2 m2
st 3 m
2. bedroom
13 m2
2
st 3 m
e
ag
1.
bedroom
or
living/dining/kitchen
13.1 m2
as tenant’s needs dictate. A quantity of laundry and storage
23.0 m2 storage
2.0 m2
amenity space
5.7 m2
3950
16
65
02Y
1 bed-E
lightw
bedroom
12.1 m2
45 m2
space could be complemented by entertainment and leisure
ell
00
30 storage
3.2 m2
living/dining/kitchen
31.0 m2
3125
ell
lightw 2550
43
bedroom bedroom
+35.900
60
12.1 m2 12.2 m2
77
spaces.
00
17
30 storage
2.7 m2
bathroom
3.8 m2
1500
amenity
4090
space
00
living/dining/kitchen 5.6 m2
3350
bathroom
25
25.8 m2 3.8 m2
living/dining/kitchen
25.8 m2
1665
02J living/dining/kitchen amenity amenity space
27.0 m2 5.7 m2
02X 1 bed-G space
3.7 m2
1 bed-D 57 m2 bedroom 1850
49 m2 2850 12.1 m2
amenity space
bathroom 5.5 m2
3350
3.7 m2 living/dining/kitchen
storage 23.0 m2 bedroom
12.1 m2 3000 02X
2.3 m2
1 bed-D
Laundry Facilities
60
living/dining/kitchen storage bathroom
49 m2
0
24.8 m2 02A 2.3 m2 3.8 m2
02C Studio-C
bedroom
16.4 m2 600 600 bedroom 3000
bathroom 16.4 m2
1 bed-F
65 42 m2 3.8 m2
16 51 m2
40
storage
3350
44
3350
bathroom
25
amenity 2.3 m2
20
00
65
space 3.7 m2
35
00
bathroom
5.2 m2 02Y 3.8 m2
storage
1885
1.7 m2
1 bed-E
amenity space
45 m2 bathroom
storage amenity space 3.6 m2 3.8 m2
3.0 m2 5.2 m2 02K STORAGE 02W
living/dining/kitchen 1 bed-G 29 m2 Studio-F
15
bathroom 27.0 m2
bedroom
4.2 m2 57 m2 39 m2
00
12.1 m2 living/dining/bedspace
2000
15
39.1 m2
00
3350
storage
storage
00
1.9 m2
3.2 m2
30
living/dining/bedspace
600
storage 32.9 m2
60
2.3 m2
0
4600
bathroom
90,00° 3.7 m2 bathroom
There is no “one size fits all” for this building model and this
3.7 m2
STORAGE 600
02B 00N
Studio-D
living/dining/bedspace
29 m2 storage
00 31.5 m2
1.9 m2
Studio-E
35
40 m2
42 m2
44
2800
2700
65
bathroom
02L 3.7 m2
600
2000
1665
is reflected in the varied mix of units. We have found in our
amenity space Studio-E 00M
5700
8.0 m2
40 m2
storage
1.9 m2
+35.900 Studio-E
40 m2
63
15
living/dining/bedspace
00
7
39.1 m2 living/dining/bedspace
5700
15
bathroom
16
amenity 31.5 m2
600
3.7 m2
00
space
4.0 m2 living/dining/bedspace
31.5 m2
amenity
4.0 m2
space
1665 88
dealings with BTR operators that the studio units are highly
bathroom
3.7 m2
20
living/dining/bedspace 2700
31.5 m2 5700
1665
amenity
90,0
4.5 m2
space
2700
0°
desireable by tennants on short term leases while the one
02M
Studio-E
lightw
2700
5700
90,0 40 m2 storage
0° 1.9 m2
ell
74,63°
600
32
40
beds by those on medium to longer term leases. The main
,3
9°
86
amenity
space
4.0 m2 bathroom
3.7 m2
1665
5.2 pac ity
s en
m 2e
living/dining/bedspace
am
31.5 m2
1500
reason being privacy and cost effectiveness. These units
26
33
3350
263
2700
50
02N
Studio-E
5700
40 m2 storage
1.9 m2
3
3 686
require significant design attention in order to efficiently
600
1500
193
m2e
g
amenity
3.2 ra
sto
space
36
5.2 pac ity
4.0 m2
s en
m 2e
am
1665
33
3350
use the space to it’s maximum potential. With space in the
50
b T
m 2 -C
1 00
2550
45 ed
n
he
m 2 itc
0°
.0 g/k
23 in
90,0
in
g/d
in
liv
5.2 pac ity
m 2 om
s en
m 2e
3000
3.8 ro
apartments at a premium, we have found that by centralising
am
th
.1 om
ba
m2
12 dro
1500
be
m 2 om
5.0 pac ity
°
3.8 ro
s en
74,23
m e
th
2
am
ba
the laundry facilities in one large space allows the extra room
59,05°
m2 e
600
g
1.9 ra
1665
sto
3000
2000 55
66
to be given back to the living space, especially in the studio
b S
.7 om
m -B
1 00
en
m2
11 dro
45 ed
ch
2
m 2 it
be
.2 g/k
3350
90,0
25 in
in
0°
g/d
in
liv
units. It may be that some tennants desire their own washing 1615
90,0
6.5 pa ity
0°
m2 e
s n
c
e
am
machines internally but this aspect allows for that flexibility. 0 3
274
25
65
°
72,89
Storage Facilities
210
00
Given the often transient nature of the tennancies with short N
term leases there is alot of coming and going in this building
NW NE
W E
°
,11
79
type. In some cases with workers coming from overseas to
S
work on short terms contracts, often, belongings are shipped
in advance and conversely, after they leave, left behind while
they wait to be shipped. Even in simpler scenarios, where it
may be for only a number of hours, it allows the operator to
prepare the unit for the next occupant.
Clarehall - Build to Rent Residential 293.6 Communal Amenities - Penthouse Level
At roof level it is proposed to provide a large
flexible space that can be used as a gym as well
as a smaller multi use space for the occupants.
It is envisaged that this will be a space for use by
the building residents with a mixture of fitness
equipment to suit all. Immediately adjacent to
this is a small multi use space. This is a space
that (via the building management company)
could be booked out and used to provide
activities for the residents such as yoga/pilates
classes and also to hold small workshops for
those with other interests. The stated intention
is to provide a space that depending on the
eventual occupiers will be suitable to cater for a
number of uses.
This space is also supplemented by an external
terrace. The terrace is accessible from both
the gym and multi use space at the top level
and is for use by all occupants. It is orientated
directly south and should allow for views
eastward towards the coast. This terrace has
been situated so as to be set sufficiently back
from neighboring buildings and thus negate any
excessive overlooking issues.
Clarehall - Build to Rent Residential 303.7 Building Height
A brief analysis of the building heights in the surrounding area can
be seen opposite and was the departure point when ascertaining
an appropriate scale and massing that would be suitable for the
development.
SDRA 1 - North Fringe states that “ Minimum heights of 5
storeys for the key district centres at Clongriffin rail station
and the N32/Malahide Road junction”. The analysis of the
surrounding area that sits within this zone shows that recent
development fits within this strategy.
As can be seen in the adjacent image, the development to the
South of the subject site is predominately 2 storey residen-
tial, the shift in height change begins with the predominately
6 storey Clarevillage development directly South of the site
and continues with the sites that border the Malahide road
and that pattern is continued at the junction of the Malahide
Road with the development on the North Western side of this
junction being 7 & 8 storeys.
The use of height is integral in the stated aim of “extend(ing)
the metropolitan core and create a new dynamic mixed-use
urban quarter”.
2 Storeys
3 Storeys
4 Storeys
5 Storeys
6 Storeys
7 Storeys
8 Storeys
Clarehall - Build to Rent Residential 313.8 Building Height
As detailed earlier in this section, a great level of care and
attention has been taken in sculpting the building to ensure that
its mass and form sits neatly alongside its neighbors. This has
been done in close co-ordination with the numerous daylight Parapet Level Parapet Level
NO DIM
THIS D
+58.650 +58.650
analysis that occured throughout the design process and
RELEV
Eighth Floor Eighth Floor
which served as a barometer through which to asses whether
SITE BOUNDARY
+55.400 +55.400
SITE BOUNDARY
Parapet
+53.250
the massing was having and untowardly negative impact on
8 Storeys
Seventh Floor Adjoining Property
+52.150 Seventh Floor
+52.150 +52.150
Parapet
its neighbors. The success of this process can be seen in the
+50.000
Sixth Floor
+48.900 Sixth Floor
+48.900
accompanying report by BPG3.
Adjoining Property
+45.900
Fifth Floor
+45.650 Fifth Floor
+45.650
6 Storeys
Fourth Floor
+42.400 Fourth Floor
+42.400
Adjoining Property
+40.900
In order to minimise the impacts on the neighboring
Third Floor
+39.150 Third Floor
+39.150
properties, the strategy has been to concentrate all the Second Floor
+35.900 Second Floor
+35.900
height centrally in the development so as to keep it as far First Floor
+32.650 First Floor
+32.650
away as possible from the existing residential and also to Ground Floor
+29.400 Ground Floor
+29.400
pare back at the fringes. The uppermost floor at penthouse
ENTRANCE TO ENTRANCE TO
DEVELOPMENT BASEMENT CARPARK
3400
Basement
Basement
level has been designed to appear as a ornamental glass box
+26.000
+26.000
so as to minimise the visual impact. It should also be noted North Elevation
PROPOSED DEVELOPMENT CLARE VILLAGE APARTMENT COMPLEX Key Plan 1:100
that no residential accommodation occurs at this level Contiguous North Elevation - Scale 1:200@A1
Parapet Level Parapet Level
+58.650 +58.650
The end result for the project is a building that is 8 storeys
Glazed curtain walling
3250
3250
plus setback penthouse. The adjacent image shows the North Eighth Floor
+55.400
Eighth Floor
+55.400
Elevation of the project. Here we can see that although the 64
00 Parapet
main massing of the proposed development is in fact 8 levels mm
3250
3250
+53.250
Seventh Floor
4 Storeys Di
12
Seventh Floor
(as opposed to the 6 on Clare Village) this has been achieved
+52.150
ffe
+52.150
3 Storeys 00
via only a marginal difference in height of the main body of the mm r- Parapet
3250
3250
Di
+50.000
building of 1200mm at the first setback level. The FFL of the ffe
Sixth Floor
+48.900 Sixth Floor
reSelected
+48.900
nc
Brick Finish
proposed level 07 is actually the same height as the opposing
1
e
REV
3250
3250
parapet. The 6 storey massing that is out at the building line is Fifth Floor
+45.650 Fifth Floor
+45.650
2.15m below the neighboring parapet level PPC Aluminium
Double Glazed Unit
29249
3250
3250
Fourth Floor PCC Matt Finish
+42.400 Fourth Floor
Cladding Panel +42.400 Archite
henryj
The accompanying CGI’s also illustrate the paring back on the
Adjoining Property
+40.900 CLIENT
ET
3250
3250
building that has occured on the North Eastern side. Here the Third Floor Toughened Glass Balustrade
Third Floor
PROJE
+39.150
+39.150 CLA
building height drops from the main 8 storey massing down to DE
MA
4 levels in order to reduce any overbearing elements from the
3250
3250
Perforated Brick Lattice Screen
JOB N
Second Floor
Second Floor
perspective of the existing three storey residential building to
+35.900 DATE
+35.900
SCALE
View from North East View from North
DRAW
the South East.
CHEC
3250
3250
FILE N
First Floor DRAWI
+32.650 First Floor NO
+32.650
/CO
3250
3250
Ground Floor BLOCK
+29.400 Ground Floor
+29.400
ENTRANCE TO ENTRANCE TO
DEVELOPMENT BASEMENT CARPARK
Clarehall - Build to Rent Residential
North Elevation - Scale 1:100@A1
32
© Henr3.9 Contiguous Elevations
Below are two Contiguous Elevations illustrating how the height of the proposed development sits alongside that of its neighbors, in this instance the Clarehall Shopping centre and the Clare
Village development. As discussed before, the mass of the building has carefully modulated so as to maximise access to natural daylight, ventilation and views and minimise overshadowing and
loss of light. It is evident from these proposed elevations, as well as the proposed CGI’s that the buildings height can be considered not to be excessive for this location when the neighboring
context is taken into account.
North Elevation
South Elevation
Clarehall - Build to Rent Residential 333.10 Building Materials
Care and attention has been taken in the selection of the external materials of the building. The emphasis has been
on having strong hard wearing materials that will age well with very little maintenance. Given the materials in the
surrounding area, brick was the clear choice for the external walls due to its prevalence locally on developments
new and old. By this choice we hope to have selected something that will allow the building to knit quite effectively
with its surroundings.
The core palette of brick and metail panelling will cover the majority of facade with the exception of the glazing 2
which will be aluminium frame units to augment the hard wearing nature of the external walls. All walls that face
outwards from the site will be clad in brick and metal panels to ensure that the quality of the facade adds to the
streetscape
1 2 3
1 1
1
Metal Cladding Brick Render
2
• Matt Finish • Smooth Finish • High Quality Render
• UV/ Anti-Graffiti Coating • Buff • Matt Finish View from North
• Hard Wearing finish that • Hard Wearing finish that
ages well ages well
2
1
A perforated brick screen has been
utilised on the main facade to show to
enable light perforate in while maintaining
View from North East
the continuity of the brick
Clarehall - Build to Rent Residential 343.10 Building Materials
Internally, within the site a high quality render with a rough finish has been used to augment the brick/metal
combination and add some variety to the facade. It was also our feeling that the softer feel of the render in tandem
with the metal, would in sections, sit better with the softer features of the large landscaped area to the south of
the project. By mixing the main palette of materials we feel that this offers a better variant that reflects the softer 1
features in this private space within the development that stands in contrast to the harder face externally 2
1 2 3
3
Metal Cladding Brick Render
• Matt Finish • Smooth Finish • High Quality Render
• UV/ Anti-Graffiti Coating • Buff • Matt Finish
View from South West
• Hard Wearing finish that • Hard Wearing finish that
ages well ages well
1
3
3
2
A perforated brick screen has been
utilised on the main facade to show to
enable light perforate in while maintaining View from South
the continuity of the brick
Clarehall - Build to Rent Residential 3504 BEST PRACTICE GUIDE TO URBAN DESIGN
4.0 BEST PRACTICE GUIDE TO URBAN DESIGN (DOEHLG 2009)
An overarching objective of this proposal is to create a well
designed sustainable neighbourhood that will stand the test of
time.
This Design Statement seeks to demonstrate how the
proposed development addresses or responds to the design
criteria set out in the ‘Urban Design Manual - A Best Practice
Guide’ (DoEHLG, 2009).
A comprehensive consideration of the criteria set out under
the categories of Neighbourhood , Site and Home established
a set of principles or ‘drivers’ under which the design has
developed.
These are explained as follows:
NEIGHBOURHOOD
01 Context
02 Connections
03 Inclusivity
04 Variety
SITE
05 Efficiency
06 Distinctiveness
07 Layout
08 Public Realm
HOME
09 Adaptability
10 Privacy & Amenity
11 Parking
12 Detailed Design
Clarehall - Build to Rent Residential 374.1 NEIGHBOURHOOD
01 CONTEXT
The site lies within the SDRA 1 - North Fringe area which has
8 7
a stated objective to “create a highly sustainable, mixeduse
urban district, based around highquality public transport nodes,
with a strong sense of place” and “achieve a sufficient density
of development to sustain efficient public transport networks
and a viable mix of uses and community facilities”. 4
All the uses required to create a sustainable neighbourhood
R139
are currently provided in the immediate surroundings,
including residential , retail of different scales, offices, bars and 5
restaurants, and cultural activities.
3
D
A
The subject proposal will add 224 Build to Rent units to
O
2
R
E
this established neighbourhood, providing a very significant
ID
H
LA
economic consolidation of, and uplift to existing services and 9
A
M
6
infrastructure, and adding density and vibrancy to the area.
1
1. Clare Village Apartents
2. Clarehall Shopping Centre
3. Bus Stop
4. Hilton Hotel
5.Clarehall Retail Centre
6. Temple View Housing Estate
7. Belmayne Housing Estate
8. Giraffe Childcare
9. Darndale Housing Estate
Site Context
Clarehall - Build to Rent Residential 384.2 NEIGHBOURHOOD
01 CONTEXT
The north-western boundary seeks to create continuity
between the existing Clare Village Apartment Complex
and the proposed development. As borne out in our earlier
studies, it was evident that a perimeter block in this
location would provide the appropriate urban response
to the streetscape and continue the established building
line along the existing road. To the Northern corner of the
site, the boundary lines engagement with the streetscape
ends due to the aforementioned third party lands that run
along the Eastern boundary. Here we have continued the
perimeter block up to this corner to complete the building
line and then inserted our entrance with an internal plaza to
sit alongside it.
As can be seen in these images, the heights of the building
local to the neighbors have been dropped and tailored to
respond directly to these existing buildings and ensure that Diagram A - Showing existing Situation at North West Corner Diagram B - Showing proposal at North West Corner
the proposal sits adequately alongside them.
The main entry point to the building is located at the
North corner and every effort has been made to ensure
engagement with the streetscape from the uses within
where possible. The amenities are visible from the street
and the non-residential activity therein will provide the
“urban life” activity, colour and vibrancy appropriate to a
street frontage.
Diagram A - Showing existing Situation at North Corner Diagram B - Showing proposal at North Corner
Clarehall - Build to Rent Residential 394.3 NEIGHBOURHOOD
16/04/2018 Google Maps
02 CONNECTIONS
The Clarehall area is served by public transport 10 MIN. WALK 10 MIN. CYCLE
in the form of bus lines on the Malahide road
and R139, Clongriffin and Howth Junction Dart
station within cycling distance and further afield by
proximity of the M50 within driving distance. .
The main transport link adjacent to the site is the
Malahide road. From here buses run into the city centre
southwards and northwards towards Malahide and
Clongriffin. Eight bus stops occur within a 10 minute
walk of the site. This route has also been identified in
the Busconnects routes (Clongriffin - City Centre)
identified earlier this year .
Additional to this, the two Dart Lines, Clongriffin and
Howth Junction are also to be found in the locality. The
average Journey times are:
• 11 Minutes by Car
• 15 Minutes by Bus
• 10 Minutes by Bike
• 30 Minutes on foot
The provision of good transport links and a
consolidated employment and retail core in the
area provide an excellent opportunity for urban
density.
Sheltered parking for 80 bicycles is provided at Bus Stop
ground level and a further 200 sheletered spaces
are provided in the basement carpark.
DART
Imagery ©2018 Google, Map data Stop
©2018 Google 100 m
Total bicycle spaces 280.
Malahide Road
https://www.google.ie/maps/@53.3980051,-6.1683845,2009m/data=!3m1!1e3 2/2
Clarehall Avenue
Clarehall - Build to Rent Residential 404.4 NEIGHBOURHOOD
03 INCLUSIVITY
INCLUSIVE LANDSCAPES
With a mix of 1 Bed, 2 Bed and Studio apartments, the scheme provides a wide mix of different units to cater for a variety Public spaces are to be used by residents and visitors, with
of users - singles, couples and families, across the full age spectrum, and with a landscape designed to integrate with and different emphasis where character is denoted by use. The
support the principle of diversity, the new homes are designed to meet the aspirations of a range of people and households. uses associated with a residential development balance public
access with privacy, and passive supervision. The playful quality
Direct accessibility into and through the proposal is maintained from North Corner of the site via the public footpath lends itself to amenity space for all ages, but encourages more
through the proposed scheme, and through a seamless and level ‘Boulevard’ connection between the existing Rockbrook and active use towards the public park.
the new proposal.
By demonstrating the inclusiveness of uses in social spaces,
Universal access is enabled through a 24 hour- accessible lift in the reception building, providing independent universal with easy access to recreation and amenity, the scheme
access for residents and members of the public alike. encourages a more stable and permanent community to
develop. Therefore there is a range of public, communal and /
or private amenity spaces and facilities for children of different
ClAREHALL RESIDENTIAL
DEVELOPMENT
ages, parents and the elderly.
AREA SCHEDULE
2019 03 26
The development has been designed to ensure that areas
SITE AREA - 3785 m²
defined as communal open space will be privately managed and
be clearly defined, accessible and open to all.
1 BED 2 BED COMMUNAL
STUDIOS TOTAL
APARTMENT APARTMENT AREA
The Landscape Design aims specifically at the creation of
defined and accessible spaces:
Floor
GIA (m2) No. no. no. no. m2 GFA (m2)
Basement
• To create a sense of place and identity
2870 m²
Ground 1154 m² 10 5 1 16 405 m² 1634 m²
First 1063 m² 11 9 1 21 60 m² 1590 m²
Second 1105 m² 11 9 2 22 60 m² 1639 m²
Third
Fourth
1103
972
m²
m²
11
9
9
8
2
2
22
19
60 m²
60 m²
1639
1470
m²
m²
• To create a range of multifunctional spaces
Fifth 739 m² 5 6 2 13 60 m² 1184 m²
• To create legible and clear pedestrian circulation routes
Sixth 440 m² 3 4 2 9 60 m² 735 m²
SEVENTH 440 m² 6 4 - 10 - 735 m²
EIGHTH 300 m² 0 260 m² 330 m²
Total (m2) 7316 66 54 12 132 1025 13826
Current Provision
Car Parking
79 SPACES
Cycle Parking
200 SPACES + 76
80 VISITORS
Clarehall - Build to Rent Residential 414.5 NEIGHBOURHOOD
The design of the new buildings are
carefully considered with the intention
to present a positive aspect to passers-
by, balancing vibrancy and activity with
privacy and amenity (clear delineation
and gradation of public, semi private
and private open space), avoiding all
necessary physical and visual barriers.
The landscape design takes account of
designing for diversity, so that whilst
some spaces have necessarily specific
and exclusive uses such as children’s
play areas, the rest of the scheme is
aimed at being an amenity for everyone,
designed as playful and social spaces,
allowing the spaces to reflect the
community that will live there
As previously stated in the previous
sections, the scheme was designed
with a number of paramount guiding
principles or ‘drivers’. It was considered
very important to balance the allowable
height with the maximum quantum of
open space. The proposal provides
a site coverage of 69.8%, delivering
30.2% of the total site area as open
space.
Clarehall - Build to Rent Residential 424.6 NEIGHBOURHOOD
04 VARIETY
Over recent years, the immediate neighbourhood has
incorporated a mix of residential, commercial and retail uses.
The proposed addition of 132 new Build to rent units, it is
hoped will provide a neighborhood link between the Clarehall
Shopping Centre, the wider Malahide road area and the existing
Clare Village Development and serve as an additional activator
to create a sense of urban identity to the neighborhood.
Retail entrance at Clarehall Shopping Centre with site in background
The development offers a wide range of unit types (studios,
1 beds and 2 beds) which will require a broad variety of
individuals. The residents will also benefit from a series of
amenities such as a concierge service, lounge / café area, gym,
games room, breakout rooms as described in the accompanying
drawings and schedules.
These amenities will complement the services provided by
the existing adjacent developments, and as they are located at
street level along the Malahide road, immediately adjacent to
the planned transport interchange, they can be considered to
be in the most accessible locations within the development.
The layout and detailed arrangement of the homes and the
design of the public realm are carefully arranged to ensure
compatibility with the neighbouring uses and activities in the
existing streetscape. Every home at street level is designed
with its own private off street terraced area, leading onto a
variety of types and scales of bright and spacious private and
semi private areas.
The privacy and acoustic amenity of the street level units are
protected by the detail of the landscape strategy with hedging,
mounding, seating and tree planting carefully designed to buffer
and strain entry to inhabitants or visitors, separated from the
casual bypassers.
Clarehall - Build to Rent Residential 434.7 Site
05 EFFICIENCY
The proposal builds on the potential for higher density, taking
into account appropriate accessibility by public transport and
the objectives of good design.
It was strongly considered that an oversupply of retail exists
on the adjoining Clarehall Shopping Centre site. In addition, it
was clear from both professional experience and further expert
advice from property agents that there is no demand for office
space located in isolation in a semi-residential area.
These considerations informed the final architectural brief
for the design of a residential only area, which would be fully
compatible with, and significantly stimulate, consolidate and
support the established social, leisure, commercial and cultural
infrastructure of the general Malahide Road environs.
The aspiration for high density residential development
was fixed in accordance with the statutory instruments of
Development and SDRA Plans, with the final numbers of
homes proposed arrived at through a series of studies to
optimise daylight amenity and maximise open space quantum,
quality and variety.
Typical Floor Plan with Circulation and Cores Highlighted
In line with the standards “Sustainable Urban Housing: Design
Standards for New Apartments”, introduced in 2018, the 12
units per vertical circulation core maximum does not apply
nor does the restriction on unit type mix thus allowing greater
flexibility throughout the scheme.
A number of massing models were studied in collaboration with
specialist daylight and sunlight consultants, BPG3, during the
design development process. We believe that the resulting
configuration of the building blocks and open spaces is an
optimum solution that provides residential quality, high density
and maximum sunlight and daylight permeability to apartments
and public open amenity spaces.
The applicant and the design team believe that buildings,
gardens and public spaces are laid out to exploit the best solar
orientation.
Building Massing Studies
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