Planning Application for 164 Dwellings at Main Street and Balscadden Road, Howth, Co. Dublin - ARCHITECTS & URBAN DESIGNERS REPORT - Howth SHD
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Planning Application for 164 Dwellings at Main Street and
Balscadden Road, Howth, Co. Dublin
Crekav Trading GP Ltd.
May 2018 ARCHITECTS & URBAN DESIGNERS REPORT
P2
Development at Main Street & Balscadden Road, Howth
CONTENTS
Page Page
5.3 Streetscape and Urban Design 46
Development at Main Street & Balscadden Road, Howth
1.0 INTRODUCTION 4 5.4 Compliance with the 12 Urban Design Criteria 48
1.1 Introduction & General Description 4
1.2 Site Context 5 6.0 PUBLIC OPEN SPACE 50
1.3 Site Description 6
1.4 Visual Experience 7 6.1 Public Open Space Strategy for the Proposals 50
6.2 Public Open Space Provision 50
2.0 PLANNING CONTEXT 8
7.0 RESIDENTIAL DEVELOPMENT – DEVELOPMENT STANDARDS 52
2.1 Fingal Development Plan 20172023 8
2.2 Howth Urban Centre Strategy 9 7.1 Private Open Space Strategy 52
2.3 Planning History for the lands at Main Street 11 7.2 Car Parking 54
2.4 SWOT Analysis 12 7.3 Bicycle Parking 55
7.4 Refuse Storage and Collection 56
7.5 Minimum Floor Areas and Standards 56
3.0 PROPOSED DEVELOPMENT 13 7.6 Aspect 57
7.7 Separation Distances 58
3.1 Layout Description 13
3.2 Urban Framework 14
3.3 Movement Strategy 16 8.0 SOCIAL & AFFORDABLE HOUSING 59
3.4 Public Realm 17
3.5 Roofscape 18
3.6 Material Palette 19 APPENDIX 1 PRECEDENT IMAGES 62
3.7 Design Rationale – Block A 24
3.8 Design Rationale – Block M 26
3.9 Design Rationale – Block B 28 APPENDIX 2 DETAIL STUDIES 64
3.10 Design Rationale – Block C 30
3.11 Site Sections & Views 32
3.12 Streetscape Studies 34
3.13 Boundary Studies 36
4.0 DWELLING MIX & RESIDENTIAL DENSITY 39
4.1 Residential Density 39
4.2 Dwelling Mix 39
5.0 BUILDING DESIGN 40
5.1 Apartment Design Overview 40
5.2 Apartment Building Design 41
P3
1.0 INTRODUCTION
1.1 Introduction & General Description
Development at Main Street & Balscadden Road, Howth
This application is made on behalf of Crekav Trading GP
Ltd. It seeks permission for 164 apartments and
duplexes, comprising 158 apartments and 6 duplexes,
and 757m2 commercial space, comprising two shop
units, a community room and a café on lands to the east
of Main Street, Howth, Co. Dublin, accessed from Main
Street with further pedestrian access from Balscadden
Road. This development creates a new pedestrian link
from Main Street to Balscadden Road.
The proposed dwelling mix comprises 40 no. one
bedroom apartments, 92 no. twobedroom apartments,
26 no. threebedroom apartments, 5 no. twobedroom
duplexes and 1 no. Threebedroom duplexes. There are
four blocks of 2, 8, 52 and 102 units respectively. Mews
Block M comprises 1 no. onebedroom apartment and 1
no. twobedroom duplex. Apartment Block A comprises 2
no. onebedroom apartments and 6 no. twobedroom
apartments. Apartment Block B comprises 16 no. one
bedroom apartments, 22 no. twobedroom apartments, 9
no. threebedroom apartments, 4 no. twobedroom
duplexes and 1 no. threebedroom duplexes. Apartment
Block C comprises 21 no. onebedroom apartments, 64
no. twobedroom apartments and 17 no. threebedroom
apartments.
The proposed commercial offer comprises two shop
units, a community room and a café. Mews Block M
contains 1 no. shop unit of 96m2.. Block A contains 1 no.
shop and shop/café unit of 429m2.. Block B contains 1
no. community room of 161m2. Block C contains 1 no.
Café of 71m2.
The development includes all associated site works and
infrastructure which includes hard and soft landscaped
open space, internal roads, paths, public lighting,
utilities, drainage and surface water attenuation.
P4 Ground Floor Site Layout
1.2 Site Context
Development at Main Street & Balscadden Road, Howth
Howth is an historic village with distinctive character
areas: the village core, the harbour area and Howth
Road. The subject site is located within the village core
character area which has a tight urban grain and a
concentration of retail and commercial uses at ground
level along Main Street. Most of the buildings within the
village core date from the late C.19th to early C.20th
with some modern infill development.
The quality of buildings facing Main Street, Abbey Street
and Church Street is generally good, but there are some
in poor condition, including the former Baily Court Hotel.
The rise and fall of roads and footpaths are enhanced by
the rich fabric of simple buildings contributing to a
congruous whole. The winding street enclose and unfold
views, animating the character of place. It is these
changes in level and direction and the stepped nature of
the roofscape that give Howth village its distinct
character.
Focal buildings of note within the village core are St.
Mary’s Abbey, the Church of the Assumption and the
Martello Tower. These landmarks aid legibility within the
village and aid understanding of the place. However
there are some significant barriers to legibility and
permeability in Howth, notably the steep topography
surrounding the Martello Tower which is a physical
barrier between the village core and Balscadden Bay.
Certain views and panoramas within the village core are
identified and protected by the County Development
Plan. These locations include the Martello Tower, Main
Street (upper) and St. Mary's Main on Church Street.
The building line within the village typically comes
forward to the pavement and there is minimal soft
landscaping. Throughout the village buildings orient
positively to the street and frontages are typically active.
The building grain is fine in nature with a vertical
emphasis.
Site analysis
Subject Lands P5
1.3 Site Description
Development at Main Street & Balscadden Road, Howth
The subject lands comprise c. 1.55 hectares (c.3.8
acres) of land between Main Street and Balscadden
Road. Originally 3 separate plots with 3 different owners,
the site has been consolidated into a single entity under
one landowner. This provides a great opportunity to
develop a residential scheme that is fully integrated with
the village of Howth.
The largest plot of land, on Balscadden Road, south of
the Martello tower, was formerly the Edros centre,
comprising a community hall and tennis courts. The site
is undeveloped, overgrown and fenced off. It offers no
visual or physical amenity to Howth and provides a poor
setting for the Martello tower. It is a relatively flat site,
surrounded on 3 sides by steep embankments. A rightof
way from Abbey Street to Balscadden Road exists along
the bottom of the mound but this pathway is isolated
from neighbouring properties.
South of the Balscadden site are the ‘Cluxton’ lands. The
site is overgrown with grass and shrubs and rises
steeply to the south and west. The site slopes steeply
upwards to the Asgard Park estate on the southern
boundary, c. 15m higher than the Balscadden plateau.
The third plot of land is the former Baily Court hotel,
which has not functioned as such for many years. The
rear of the hotel backs directly onto the Cluxton lands.
Individually each of the 3 sites could be developed as
small to medium infill schemes, but as a whole, they
have potential to make a significant and positive
contribution to the village and open up new connections
and links through the village.
P6 Site Location Map
1.4 Visual Experience
Development at Main Street & Balscadden Road, Howth
The response to the physical characteristics of the urban
structure and built form in Howth are important when
integrating the proposed new development into its setting,
but there are other factors that reinforce its local
distinctiveness, such as visual experience. When moving
through streets and spaces in Howth there is a special sense
of place that results from the relationship of buildings to one
another. The places are also memorable for the way in which
vistas to and from the coast reveal everchanging views of
the surrounding landscape.
'Serial vision’ is a term given by Gordon Cullen in his
publication Townscape to the way in which the urban
scenery is revealed in a series of steps. It is the relationship
of buildings to each other that gives visual pleasure, which
separate buildings do not. The art of relationship weaves
buildings and elements of townscape together in such a way
that drama is released. This vitality of experiences is not felt
when studying a town from one viewpoint only. Only when
moving through a space is the drama of juxtaposition
achieved through the gradual or sudden revelation of
incidents. ‘Serial vision’ makes a town come alive and be
memorable through this process.
This is perhaps the key way in which the character of Howth
is experienced. There is no static view of the town.
Although its setting on the coast with a harbour allows views
back to the town, the view from the coast is constantly
changing. The coastline is not an even straight line. This
fact, together with the hilly nature of the town, means that
views of the town from the coast are ever changing.
The curving nature of Main Street and Abbey Street allows
the changing urban environment to be disclosed gradually,
and the closing of the final vista draws the viewer into the
street. This configuration invites curiosity because the final
destination is not visible. It is one way of attracting
pedestrians into a public environment and is a device that is
also used in the proposed new development by glimpse from
Abbey Street into either of the two narrow, curved streets of
the proposed scheme.
Extract from Townscape by Gordon
Cullen, Architectural Press London
1961 P7
2.0 PLANNING CONTEXT
2.1 Fingal Development Plan 20172023
Development at Main Street & Balscadden Road, Howth
The site is zoned TC, RS and HA under the Fingal
County Development Plan 20172023. It is also located
within the Howth SAA Buffer Zone and there are specific
objectives to preserve views from the Martello Tower.
TC: To protect and enhance the special physical and
social character of Town and District Centres and
provide and/ or improve urban facilities.
RS: To provide for residential development and protect
and improve residential amenity.
HA: To protect and enhance High Amenity areas.
Part of the site (the former Baily Court Hotel) is within the
Architectural Conservation Area and the design of new
development proposed in the ACA must respond
appropriately.
There is one local objective on the site: To ensure the
layout, scale, height and design respects the high
amenity status of the surrounding area, the Martello
Tower and the village character.
Section 3.1 of this report provides a detailed design
appraisal, which is required for developments in excess
of five residential units.
Only landscaping is proposed on the land designated Extract from the Fingal County
HA, all buildings will be located within the lands zoned Development Plan 20172023
RS and TC. Subject lands outlined in red
P8
2.2 Howth Urban Centre Strategy
Development at Main Street & Balscadden Road, Howth
This nonstatutory document articulates a vision for the
village and is a tool to assist and guide development.
The development site falls within the Village Core
character area, for which a Development Strategy and
Urban Design Framework has been prepared. The
proposed development, subject to this application, takes
cognisance of this document.
The Design Guidelines for the Village Core, outlined on
the right, have been taken into account in the proposals.
P9
Legibility
Development at Main Street & Balscadden Road, Howth
The subject lands are identified as 'Barriers to Legibility'
in the document. The proposals will significantly improve
the legibility of this section of the village. The site will be
opened up, the existing right of way will be improved, a
new route from Main Street to Balscadden Road will be
introduced with active frontages along it.
Legibility will also be improved along Balscadden Road.
The setting of the Martello will be improved by the
development which will help to define the setting of the
Martello Tower and replace the existing palisade fence
and scrub planting with high quality planting and an
improved public right of way.
Map 2.8 Howth Urban Centre Strategy
P102.3 Planning History for the lands at Main
Street
Development at Main Street & Balscadden Road, Howth
The lands have benefited from various historic planning
permissions across the 3 sites.
Site A
The Former Baily Court Hotel currently has planning
permission for redevelopment, comprising 8 apartments
and 4 shops (Reg. Ref. 15A/0072). The site area of this
plot is c.0.18ha
Site B
The Cluxton site comprises c.0.39ha. It had planning
permission for 6 houses until recently.
It is noted that the permitted development was granted
with uppermost floor levels to the south of the scheme at
+35.27m, slightly below the existing development of
Asgard Park which is c.+35m
Site C
The Balscadden site currently has planning permission
for 22 units, comprising 6 apartments and 16 houses
(Reg. Ref. F14A/0108).
This 0.98ha site previously had a decision to grant
permission for 64 units from Fingal County Council (Reg.
Ref. F07A/1349). This was enabled by a material
contravention achieved in consultation with the Local
Authority. The decision was appealed by third parties,
and was overturned by An Bórd Pleanála on
appeal for zoning reasons, which are now fully resolved.
Planning History Map P11Development at Main Street & Balscadden Road, Howth
P12
2.4
SWOT Analysis
SWOT Analysis3.0 PROPOSED SCHEME – DESCRIPTION
3.1 Layout Description
Development at Main Street & Balscadden Road, Howth
The residential development is comprised of three main
blocks plus one smaller mews building.
Block A is proposed to replace the former Baily Court
hotel and is a 3storey landmark building marking a new
civic space and connection to Balscadden Road. It is
within the village Architectural Conservation Area and its
treatment will be sensitive to the existing character of
Abbey Street and Main Street. The ground floor shop
unit faces west and will catch the afternoon and evening
sun. The wide pavement to the front and the civic space
adjacent will be attractive for outdoor seating, and it is
envisaged that the shop will include some café or
restaurant uses.
The additional commercial and residential building on the
west boundary of the site, Block M, is a long, narrow
village building with simple Aframe gabled ends. It will
provide a defined street edge to the rear of the existing
Abbey Street/Main Street properties and their gardens.
Block B is the second largest block of apartments on the
site. It has multiple cores and entrances on three sides.
This block is proposed to be dug back into the steep hill
and to screen heavy retaining walls within its structural
solution. It has a proposed height to the new street of 4
storeys to the shoulder, with setback penthouses. The
building height on the internal courtyard will be 3 storeys
plus penthouse. The east wing of Block B steps up with
the site contours along Balscadden Road and is thus 3
storeys plus penthouse to the street for that section
Block C is a large, orthogonal building within the main Figure Ground Study Before and After
body of the site. It is three storeys high with penthouses
on the south and west wings. The access road leads to
an underground car park with a large, semiprivate
garden above.
P133.2 Urban Framework
Development at Main Street & Balscadden Road, Howth
The framework plan for the new development focusses
on the making of connections between the village core
and Balscadden Bay. The development is designed as
an extension to urban fabric of the village core, with
publicly accessible streets and spaces. The form of the
buildings and the treatment of the uppermost floors will
be in keeping with the stepped and highly articulated
roofscape of the village. The key elements of the plan
are as follows:
One new connection from Abbey Street/Main Street to
Balscadden Road. There is an existing rightofway at
the bottom of the mound, but this path is in poor
condition and is not currently overlooked. The proposed
development will improve this route.
• A new public space with mixed uses adjacent to Main
Street.
• High quality hard and soft landscaping throughout.
• An attractive and appropriate civic setting for the
Martello Tower and the mound.
• Provision of ground floor retail unit on Main Street.
This block will include apartments over the shop,
providing activity and continuity in street frontage.
• Provision of 164 apartments and duplex units with a
mix of tenures. Multiple cores will provide a fine
grained form to the development.
• Passive surveillance and security to Martello Tower
and the mound from the new apartments to its south.
• Two large semiprivate landscaped gardens and
smaller enclosed private courtyards for the amenity of
the residents.
• Improved accessibility for all users.
Urban Framework Plan
P14Urban Edges Before and After Diagrams
Development at Main Street & Balscadden Road, Howth
P153.3 Movement Strategy
Development at Main Street & Balscadden Road, Howth
A new pedestrian link is proposed from Main Street to
Balscadden Road. Vehicular traffic is limited to the new
Main Street Plaza with access to underground
residential carparking in Block C. There will be no
throughroad, with the exception of emergency and
maintenance vehicles. The New Linear Plaza will be
landscaped to a high standard with pedestrian and cycle
access only, and will provide open and public access
between the village core and Balscadden Bay.
Currently, there is no sense of connection or proximity
from Main Street to the beach steps at Balscadden Bay.
The new Linear Plaza will provide a direct connection,
thereby greatly improving permeability and access.
It is proposed to upgrade and improve the existing path
from Main Street along the base of the Martello mound
to Balscadden Road. This new route is pedestrian only,
and is to be landscaped to a high standard. It is fronted
by Block C.
P16 Movement Strategy3.4 Public Realm Description
Development at Main Street & Balscadden Road, Howth
A high quality public realm is a key principle of the
proposed development. Different elements are
integrated to provide a clear and legible series of spaces
and routes. 1. Improved right of
way from Abbey
Street to Balscadden
1. An upgraded pedestrian street at the base of the Road
mound from Abbey Street to Balscadden Road.
2. A minor civic space with seating area at the junction 2. Minor civic space
of the steep Martello Tower footpath and lower mound with seating area
path.
3. A private landscaped garden for residents to enjoy in
the centre of each of the larger blocks 3. Private landscaped
4. A minor civic space called Balscadden Plaza garden
announcing the arrival at Balscadden Bay, and space to
sit and enjoy the view.
5. A new linear plaza connecting Main Street to
Balscadden Road
4. A new Civic Space
6. A new civic plaza called Main Street Plaza at the
called Balscadden
junction with Main Street
Plaza
5. New pedestrian
Linear Plaza
6. New civic space
called Main Street
Plaza
Public Realm Strategy
Civic Space, Poundbury. P173.5 Roofscape
Development at Main Street & Balscadden Road, Howth
Howth Village is characterised by a dynamic roofscape
with roofs stepping along contours and variable pitches.
The proposals include two new pitched roof buildings
clad in metal. To the right are two examples of modern
pitched roofs in Howth Village, proximate to the site.
Modern zinc roof on Abbey Street,
Howth
Modern composite roof on
Balscadden Road, Howth
P183.6 Material Palette
Development at Main Street & Balscadden Road, Howth
The material palette is shared across all the buildings
within the proposals. There will be differences in
application on each block and a common language of
materials will tie all the buildings together and into their
context. The proposed palette consists of buff bricks with
a light coloured mortar, light sand, grey or offwhite
textured render, dark aluminium framed glazing and
highly glazed penthouses framed in aluminium or zinc.
At ground level private terraces and communal areas will
be softened with herbacious planting and low evergreen
hedges.
Light grey, offwhite and sand coloured
render with a textured finish
Dark aluminium glazing and louvre systems. Zinc
or aluminium penthouse cladding
Buff brick samples with light or white
mortar joints
P19BLOCK B & C
Typical Street Elevations With Set Back
Development at Main Street & Balscadden Road, Howth
Penthouse
Light Ochre Coloured Brick
TBC To be consistent with Seaside Pallet
Louvered Opes
Louver to supply opening section
Visually allows for a larger clear opening
Shadow Gap
Break up massings / Reinforces Grain
BLOCK A
Typical Street Elevations
Zinc Roof
Dark Grey Brick to Gable element which turns corner
Rendered finish to main street
Glazed base to Black Brick Element
Stall Risers to protect glazing
P20Development at Main Street & Balscadden Road, Howth
Precedent : Piercy&Company: 16 Clay Street
Note: Ochre Colour Brick, & Vertical Shadow gap
P21Development at Main Street & Balscadden Road, Howth
Precedent Left: Student Centre in the Arts University Bournemouth
Note: Staggered Louvres, Brick With Dark Metal
Precedent Right:AMS Window Systems
Louvres with internal opening sash
P22Development at Main Street & Balscadden Road, Howth Precedent Top: Black House / Bakers Architecten Note Dark Grey Brick Contemporary Example Left: Baldoyle Library, Howth FKL Architects P23
3.7 Design Rationale – Block A
Landmark building on Main Pitched roof in keeping with Modern material introduced
Development at Main Street & Balscadden Road, Howth
Street; gable end addresses the Main and Abbey Streets on roof to contrast the
street and announces the new traditional forms
pedestrian link and civic plaza Roofs and massing step to
maintain the Village Grain
Three stories in keeping with
Main and Abbey Streets
Seaside colour palette; sand,
Introduce brick for texture offwhite, slate, dark grey,
and mix with render in light pinks.
keeping with the Village
Context
Change of material employed
Gable end creates a focal
to enhance the grain and
point and a good facade onto
rhythm of Main Street
the new Civic Plaza
Building sits back from the
Narrow windows in keeping
street building line, as its
with the Village
predecessor did, allowing an
Gable addresses Main Street informal spill out space
and subtly helps the building
turn the corner and draw the
public into the new plaza Spill out space to the front on
Main Street
Traditional elements
incorporated in shopfronts; On street parking retained to
stallrisers, signage band, enliven the street and for
glazing convenience
Building turns the corner into
proposed plaza; the stallriser,
glazing and signage band
wrap around
Evolution of the design and other options considered;
Many options were considered, in discussion with Fingal Co Co,
from very traditional style to very modern. In the end it was
agreed that Block A should take on the traditional forms of the
village pitched roofs, tight grain, stall risers and stepping roofs
whilst incorporating some modern elements darker brick
finishes, extensive glazing and full height windows to the
apartments. This helps it straddle the older buildings of the
P24 village and the newer of the proposals.Development at Main Street & Balscadden Road, Howth
Glazing wraps the corner and draws Block A sits on Main Street and
the public around into the new public integrates with the traditional village
plaza. Spill out seating, bicycle context whilst hinting at something
stands and trees help define this modern happening behind
space as public
Predominantly three stories Two stories along Abbey Block A addresses Main Street Bungalows elevated from
at bottom of Martello mound Street and replaces a landmark style the street
three story building
P253.8 Design Rationale – Block M
Development at Main Street & Balscadden Road, Howth
Pitched roof in keeping with Modern material introduced Roofs and massing step to Roofs and massing step up away from
Main and Abbey Streets on roof to contrast the maintain the Village Grain Main Street to help transition from the
traditional forms village to the higher buildings within the
development and the houses at Asgard
on the hill beyond
Narrow windows and overall
vertical emphasis in keeping
with the Village
Side windows make the most
of views towards the sea and
Main Street and provide
additional aspect
Seaside colour palette; sand,
offwhite, slate, dark grey,
light pinks. Stone walls blend
with the context
Discreet private access to
residential units above
Traditional elements
incorporated in shopfronts;
stallrisers, signage band,
glazing
P26Private courtyards enclose
awkward site conditions and
Development at Main Street & Balscadden Road, Howth
help define the new
pedestrian street edge
Active frontage provides a
strong edge onto the new
civic plaza
Block M helps to transition
between the stepped pitched
roofs and small, traditional grain The stepped roofs of Block M helps
of the village and the somewhat transition from the single storey
more modern development inside health centre on Main Street and
the site three storeys plus set back
penthouse within the site
P273.9 Design Rationale – Block B
Development at Main Street & Balscadden Road, Howth
Block B largely replaces the Enclosed private courtyard Block B nestles into the The community space
excavated mound in terms of catches south light excavated mound provides an active frontage
height and provides a nicer onto the new public plaza
frontage onto Balscadden
Road
Stepped back penthouse
floor is minimally visible from
street level, reduces the
perceived height
The block steps up along
Balscadden Road as the road
is rising
The height and width of
Balscadden road are
balanced with three stories
sitting opposite two stories
plus pitched roof
Block B helps to enclose and
activate the new street
Active frontage onto the new
street is provided by access
cores and own door units
P28Development at Main Street & Balscadden Road, Howth
Block B steps with the contours of the
site and presents three stories plus
set back penthouse onto Balscadden
Road, directly replacing the bulk and
Block B helps to define the new
scale of the excavated mound
public plaza
Views towards the church Block B helps to enclose and Blue indicates the mound to The entire development sits
retained over the tops of activate the new street be excavated well below the height of
Blocks C and B Asgard Park
P293.10 Design Rationale – Block C
Development at Main Street & Balscadden Road, Howth
Abbey Street Line of sight Block C
Properties
Existing wall
New tree planting of good
quality improves the Martello
setting
Public facing facade
Private roof terrace views
towards the Martello Tower
and the sea
Private and sheltered Improved public right of way
courtyard enclosed by the path
building
Three stories, plus set back Private courtyard
penthouse, located away
from the site boundary
ensures no overlooking
issues with properties on
Abbey Street
Cafe strategically located
Opening to allow the west on the corner where it may
evening sun to penetrate be glimpsed from Main
Street and Balscadden
Extra height possible on Road
southern side
Public facade to New Linear
P30 PlazaDevelopment at Main Street & Balscadden Road, Howth
Martello setting Public Private courtyard
facing
facade
Three stories to the north Block C helps provide Public facing facade and
allows a clear view over the enclosure for the Martello public right of way with high
roof of Block C to the church Tower and define the space quality planting and benches
Block C helps to define the setting of
the Martello Tower and replace the
existing palisade fence and scrub
planting with high quality planting and
an improved public right of way
Block C encloses a private courtyard
which can be accessed via a
concierge from the new street. This
space is for the shared amenity of
residents and will provide a sheltered,
sunny and safe open space
The café is located on the corner of
the block where it may be glimpsed
from both Main Street and
Balscadden Road, helping to draw
the public through the new street and
clarify that it is for public, pedestrian
use
P31Development at Main Street & Balscadden Road, Howth
P32
3.11
Site Sections & ViewsDevelopment at Main Street & Balscadden Road, Howth
View of the proposals looking north
along Main Street
View of the proposals from Balglass
Road
P33Development at Main Street & Balscadden Road, Howth
P34
3.12
Streetscape StudiesDevelopment at Main Street & Balscadden Road, Howth
View of the proposals looking south
along Main Street
View of the proposals from the sea
P35Development at Main Street & Balscadden Road, Howth
P36
3.13
Martello interface
Boundary StudiesAbbey Street interface
Development at Main Street & Balscadden Road, Howth
P37Development at Main Street & Balscadden Road, Howth
P38
Balscadden Road interface4.0 RESIDENTIAL DENSITY & DWELLING MIX
4.1 Residential Density 4.2 Dwelling Mix Table 1 Dwelling Mix
Development at Main Street & Balscadden Road, Howth
Fingal Development Plan 20172023 aims to provide a The dwelling mix of the application is set out in Table 1 No. of %
mix of dwelling types, sizes and tenures to support the below. The dwelling mix proposed relates to urban dwellings
development of a balanced community and meet the design considerations regarding an appropriate urban 1 Bedroom Apartment 40 24.5%
adapting needs of residents. Increased densities are extension to Howth village core and an aspiration to
also encouraged at appropriate locations (Objective provide for a balanced community. A mixture of
2 Bedroom Apartment 92 56%
PM41). The site’s zoning status is identified in section commercial uses, own door units and apartments are
2.1 as TC and RS. proposed along a new linear plaza linking Main Street to
Balscadden Road (pedestrian through route only). The 2 Bedroom Duplex 5 3%
This development is characterised by higher density due south side of the street is 4 storey and the north side is 3
to its proximity to Howth village core and good transport storeys plus penthouse, with apartments providing good 3 Bedroom Duplex 1 0.5%
links including the DART and Dublin Bus stops. Larger passive surveillance of the public space because they
threebedroom apartments and own door duplexes are are designed with living spaces and balconies on upper
3 Bedroom Apartment 26 16%
incorporated with one and twobedroom apartments to storeys giving many 'eyes on street'.
provide for a balanced community. A fine grain, active
frontages and the incorporation of commercial and The apartments and duplexes proposed are a mix of Total 164 100%
community facilities all help secure the development as 16% 3bedroomed, 56% 2bedroomed and 24.5% 1
an extension of the existing village core. bedroomed.
There is an allowance for increased density in
appropriate locations in Objective PM40 Encourage
increased densities at appropriate locations whilst Table 2 Breakdown per Block
ensuring that the quality of place, residential
accommodation and amenities for either existing or
future residents are not compromised. Apartment Block M A B C Total
The Development Plan also references the document 1 Bedroom Apartment 1 2 16 21 40
Sustainable Residential Development in Urban Areas
(2009) which states that “In general, minimum net
densities of 50 dwellings per hectare, subject to 2 Bedroom Apartment 0 6 22 64 92
appropriate design and amenity standards, should be
applied within public transport corridors”. 2 Bedroom Duplex 1 0 4 0 5
The net density of the application is 106dph (43/acre) 3 Bedroom Apartment 0 0 9 17 26
which therefore complies with this ambition for higher
and more sustainable density targets in appropriate
3 Bedroom Duplex 0 0 1 0 1
locations such as this. The relevant area for density
purposes is 1.55 hectares (3.8 acres) which is the
application site area. Total 2 8 52 102 164
P395.0 BUILDING DESIGN
5.1 Apartment Design Overview
Development at Main Street & Balscadden Road, Howth
There are 164 apartments proposed in this Block B contain a variety of styles of apartments and
application. The design strategy for apartments duplexes. To the west of Block B are village core
within the proposals is to employ a range of apartments overlooking the new public plaza.
different core arrangements, internal layouts and These are designed with recessed balconies for
balcony/ winter garden arrangements in order to privacy and enclosure. A majority have dual aspect
maximise privacy, dual aspect, passive surveillance so they can also overlook the internal courtyard.
and sea views throughout the scheme. Along the new linear plaza 4 no. own door duplexes
have private terraces and enough space for home
The Blocks are each tailored to their place within the office should residents wish to work from home. In
development with Block A responding to Howth the upper floors along this plaza, protruding
village core, Block M providing a transition between windows allow residents to catch extra daylight and
village and development, Block B sitting into the glimpse sea views. To the east of this block
landscape and screening the retaining walls and apartments are designed to maximise sea views
Block C addressing Balscadden Road. and winter gardens have been incorporated to allow
residents some shelter in what may be a slightly
Both Blocks B and C wrap around internal more exposed facade. On the top floor highly
landscaped courtyards to provide protected private glazed penthouses are set back for privacy and
amenity spaces for communal residential use. panoramic sea views across private roof terraces.
Block A provides village centre living with balconies Block C is the largest apartment block. Along the
overlooking the public streets with the majority of new Balscadden plaza living rooms are designed to
apartments having dual or triple aspect. Apartments maximise sea views with glazing provided to the
are accessed from a shared core, providing privacy street, across half the frontage and semirecessed
and security. Balconies are integrated into the balconies protruding to maximise aspect. Along the
building fabric which allows residents a feeling of Balscadden elevation winter gardens are provided
security and enclosure whilst also allowing for to allow residents unimpeded sea views with the
passive surveillance onto Main Street and the new flexibility of a winter garden to protect them from the
public plaza. Living areas are generous and the weather. Balconies and glazing along the north
majority of apartments dual aspect, allowing for elevation match that on the new linear plaza with
open plan living and dining in an urban setting. protruding balconies designed to allow residents
Parking is accommodated off street within Block C, improved views and aspect. Internally apartments
adding to the urban feel of this block. overlook a highly landscaped courtyard with semi
recessed balconies and full height glazing.
Block M is a mews style block containing 2 no.
homes over a shop unit with onstreet parking to the All the proposed apartments have been designed
front. Block M contains 1 no. 1bedroom apartment with to comply with ‘Sustainable Urban Housing:
and 1 no. twobedroom duplex, both with own door Design Standards for New Apartments ’ (2007 &
access, triple aspect and recessed balcony 2018) and ‘Sustainable Residential Development in
overlooking the new Main Street plaza. These units Urban Areas’ (2009) in addition to all Development
Key Plan
are urban in nature and designed to provide secure Plan minimum standards.
and private accommodation in the heart of the new
urban quarter.
P405.2 Apartment Building Design
Development at Main Street & Balscadden Road, Howth
There are four apartment blocks; Block M (mews block),
Block A, Block B and Block C. Each has a unique quality
whilst all four come together to read as one coherent
quarter.
Block M contains 2 apartments on two upper floors, above a
shop unit. It is designed to transition between the small scale
grain of buildings in the village core with the larger scale of
the proposals. The roof is pitched, in line with the local
character and it presents a clean gable to Main Street. The
addition of a change in roof level adds to the character of the
Block M elevation to Main Street Plaza
building and is in keeping with the village context. At street
level the shopfront is identified by use of a dark brick and
glazing. Above full height windows allow lots of light into the
apartments and provide a vertical structure to the elevation.
The change in roof height adds to this verticality. A very soft
pink coloured render on the upper floors provides weather
protection and links this building to the vernacular style of
Howth.
Block A contains 8 apartments on two upper floors, above a
large shop/café unit. This block is located on Main Street in
the heart of Howth village core and the Architectural
Conservation Area. As such Block A is designed to be
sympathetic to the Howth vernacular of stepping pitched
roofs, fine grain, vertical emphasis outdoor seating,
traditional shopfronts and active frontages.
Block A elevation to Main Street
At ground level a large shop/cafe unit provides active
frontage along both Main Street and to the new public plaza.
Outdoor seating on both facades will activate the street and
is in keeping with other cafes in the village. The shopfront is
designed in a clean and modern style of glass and stone/
brick, incorporating the traditional elements of fascia and
pilasters to ground the building.
On the upper floors different materials are employed to break
down the grain of the building. A recessed, light grey
coloured, rendered element meets a slightly projecting dark
brick gable. Full height, narrow windows are employed to
add verticality to the facade, with opening sections and
privacy sections introduced on the vertical. Balconies are
recessed so as to not overwhelm the facade and to provide
Block A elevation to Main Street Plaza P41
privacy and enclosure for residents.5.2 Apartment Building Design (cont.)
Development at Main Street & Balscadden Road, Howth
Block B contains 52 homes and a community room unit over building, adding subtle interest to the roofscape.
four floors plus set back penthouse level. Block B transitions Block B also incorporates a large internal landscaped courtyard.
between Howth village core and the new residential quarter. Along the new linear plaza the vertical rhythm of solid/void, This is for the private and communal use of residents. The
This block comprises a landscaped courtyard surrounded by buff brick/glass continues, creating the effect of a terrace of courtyard will blend into stepped retaining walls heavily planted
apartments. Dual aspect, sea views, active frontages and townhouses. Own door duplexes sit in the recessed plinth of with climbing plants and creepers.
passive surveillance have been incorporated as much as dark brick with private terraces to the front. On the upper
possible. Stepping of the facade on the vertical plane is floors angled windows protrude to catch sea views and this
used alongside material changes and vertical windows to adds to the dynamism of this facade. On the Balscadden
break up the grain of the building, in keeping with the Howth corner a landscaped roof garden for residents, overlooks
vernacular. Balscadden Bay.
The east elevation, to the new public plaza off Main Street, On the Balscadden elevation the building steps back into the
contains a community room at ground level along a slightly landscape and retaining walls. The same palette of buff brick
recessed, dark brick plinth. The community room has a and aluminium framed glass is used here to break the
glazed frontage and folding doors are incorporated to allow facade vertically whilst maximising sea views for residents.
users of the space to spill onto the public space and make Full height glazing and winter gardens create a comfortable
use of this new facility. Above, vertical windows and glazing internal environment. A set back, glazed penthouse floats
provide plentiful light for residents. The facade is broken up above the building and will not be seen easily from street
into a solid and void rhythm of buff brick and glass, with level. Corner apartments have wrap around glazing for
recessed balconies adding a subtle depth. A highly glazed unimpeded sea views, furthering the lightness of this
penthouse is set back on the roof level and floats above the important corner.
P42 Block B elevation to Main Street PlazaDevelopment at Main Street & Balscadden Road, Howth Block B elevation to New Linear Plaza Block B elevation to Balscadden Road P43
5.2 Apartment Building Design (cont.)
Development at Main Street & Balscadden Road, Howth
Block C is the largest block in the development and Along Balscadden Road winter gardens are incorporated grain and create a rhythm along the facade. A glazed,
contains 102 apartments, a crèche and a café over three to allow residents shelter and protection whilst set back penthouse floats above, aiding the verticality of
floors plus set back penthouse. This block contains a maximising sea views and light. A large landscaped roof the building.
basement car park with landscaped courtyard above. A terrace, for residents’ use will be visible at points along
mixture of light grey render and buff bricks have been the facade where more intense planting pops up. The Block C surrounds a landscaped courtyard intended for
used across the facade, with aluminium framed facade is broken into solid and void with brick and glass the communal use of residents. A concierge from the
windows. The palette is of beach colours and all sections. These sections are further articulated by the new linear plaza allows residents access directly into the
materials will be finished to the highest standard to allow brick sections extending up to form guarding for courtyard and integrates this space into the heart of the
for inevitable weathering in the maritime environment. residents on the roof terrace. The same full height proposals. An additional landscaped roof terrace for
glazing, with vertically articulated privacy screens, is private resident use will be heavily planted. This allows
Along the new road Block C has active frontage, with subtly offset here to add interest and rhythm. residents amenity use and views over Balscadden Bay
basement car ramp, concierge and café all having and also softens the roofscape when viewed form the
entrances. The fascia of the cafe will be visible from the The elevation to the Martello Tower is defined by Martello Tower.
new public plaza at Main Street and draw the public staggered vertical windows and protruding balconies.
down this new linear plaza. Similar to Block B, full height The facade steps in and out and materials change from
glazing has been used to add verticality, in keeping with buff brick to grey render as appropriate. There is a
the Howth vernacular. Opening sections and privacy higher solid to void ratio on this facade, with full height
sections are divided on the vertical to enhance this windows and narrower openings, this reflects the north
verticality. Their facade is further broken down by way of aspect of this facade.
material changes from brick to render and protruding
balconies, designed to allow residents sea views to the The Main Street/Abbey Street elevation completes the
east. A set back, glazed penthouse level floats above, external treatment of Block C. Again here full height
surrounded by a private roof terrace. glazing, material changes from brick to render and
subtle set backs in the facade help to break down the
P44 Block C elevation to New Linear PlazaDevelopment at Main Street & Balscadden Road, Howth
Block C elevation to Balscadden Road
Block C elevation to Martello Tower
P45
Block C elevation to Main Street/ Abbey Street5.3 Streetscape and Urban Design
Development at Main Street & Balscadden Road, Howth
Movement and public realm are at the heart of the glimpse through the building into this landscaped private
proposals. This new quarter will be a lively and space. The corner of Block C to Balscadden is wrapped with Overall the development will enhance and support Howth
integrated extension to Howth village. The proposals set a café/ ice cream parlour which may be glimpsed by passers village by adding a new population, additional
up a series of new public spaces, linked by existing and by on Main Street, drawing people down the new pedestrian commercial uses and two new public spaces close to the
new pedestrian paths and plazas. linear plaza and onwards to the new Balscadden plaza and village centre. The proposals are a quarter within
the cliff path beyond. The location of this unit is an important themselves whilst also becoming an integral part of the
Block A addresses Main Street and continues the anchor that will encourage pedestrian movement. village proper. The linear plaza creates a new pedestrian
existing building line with an active frontage and shop/ linkage from Main Street to Balscaddebn and beyond as
café unit. On street, nose to kerb parking is retained for To the south side of the new street Block B contains 4 no. well as providing a convenient and level access through
convenience, whilst the wide footpath can still own door duplex units, each with a private terrace to the the site for public use.
accommodate cafe tables and chairs at the back of the front. These will activate new linear plaza with people
pavement. New, reconstituted stone pavers run from coming and going. They are designed to easily
shop front to kerb, with a flush and subtle demarcation of accommodate working from home, allowing flexibility of use
ownership. These pavers will continue around the for residents and potentially further animating the street.
corner, smoothing the transition into a new public plaza
and shared space. This flow of materials links the plaza Pedestrians can flow into a minor public plaza on the
back to Main Street and establishes it as part of the Balscadden Road edge of the site. This space will have
wider public realm of the village. extensive herbaceous and tree planting and plentiful
benches to allow people to sit and enjoy the view over
Main Street Plaza will be primarily hard landscaped, with Balscadden Bay. This space links to the café and will provide
active uses on each of it’s three sides; a cafe with a welcome refuge for walkers returning from the cliff path
external seating, a shop unit and a community room with walk as well as locals who wish to overlook the bay. This
folding doors all access this space. Pedestrians standing space links to a new footpath along the edge of Block B, to
on Main Street will have a view through this space and the south, extending the existing public footpath further up
down the new linear plaza, possibly glimpsing the sea Balscadden Road, as it currently stops short of the site.
and certainly glimpsing the café/ ice cream parlour at the
end, as they step into the space. Within the plaza To the north of the site there is an existing public right of way
permanent benches will be mixed with temporary seating along the base of the Martello mound. This is currently
and tables to allow flexibility of use. A select number of narrow and underused. The proposals will significantly
trees will soften the environment without breaking it’s improve this route in terms of quality and safety. Pedestrians
civic character. The full space will read as one with can access a small plaza from the existing steep path to the
reconstituted stone pavers all the way across. One road Martello. This plaza will provide a level refuge from the steep
moves through the space; the access into the residential path. A new path moves along the north edge of Block C.
car park in Block C. The road will be legible by a scale This path will be activated by ground level apartments and
change in the pavers and a small kerb. access doors and also overlooked by passive surveillance
from apartments overhead. Herbaceous planting and
Active uses along the length of Block C will draw the integrated seating along the retaining wall will improve the
public down the new road as these help clarify that this quality of this space, creating a very pleasant route for
is a public street and not an estate road. A concierge half pedestrians. The path wraps around Block C, meeting the
way along Block C allows residents convenient access new plaza at Balscadden, and flows out to Balscadden
to the internal courtyard whilst allowing the public Road.
P46Ground Floor Site Layout
Development at Main Street & Balscadden Road, Howth
P475.4 Compliance with the 12 Urban Design
Criteria
Development at Main Street & Balscadden Road, Howth
The table below shows how the twelve urban design
criteria of the Urban Design Manual 2009, as requested
in Chapter 3 of the Fingal Development Plan, have been
taken into account in the design of this planning
application.
1. CONTEXT The development respects it’s setting close to the village centre and 4. VARIETY There is a variety of building design such as buildings varying in
also it’s proximity to the Martello Tower. The streetscape has been height from two to four storey plus penthouse. The roofscape
carefully designed to flow naturally from the village, creating new varies from traditional pitched roofs to landscaped terraces. A
pedestrian links. The roofs will be extensively landscaped and the small palette of materials in addition to subtle shift in depth are
form has been carefully crafted so as to provide a sympathetic and carefully employed across the facade to break them up and
appropriate view from the Martello to the village and St. Mary’s provide variety to the streetscape.
Church.
Shops and community uses are provided in the most appropriate
The site density is appropriately high for this village centre location, locations to serve the village.
close to public transport links. Extensive roof and courtyard
landscaping in addition to private balconies and terraces are
provided for residents use. Public streets will be finished in high
quality reconstituted stone pavers and softened with trees and 5. EFFICIENCY The layout provides the most efficient use of land it can, despite
herbaceous borders as appropriate. the constraints of the terrain. The density is appropriately high,
taking into account the village centre location and proximity to
Block B will be built into the excavated terrain, with stepped terraces public transport links.
of retaining walls. The overall height will be unobtrusive to
neighbouring Asgard Park, which sits above. Landscaped areas are designed to provide amenity and
biodiversity, protecting buildings and spaces from the elements.
2. CONNECTIONS The development ensures the creation of a pedestriancyclist
friendly environment with safe and direct links through the site. The scheme brings a large plot of brownfield land close to the
These include enhancing the existing route and providing a new village centre back into productive use as a sustainable, new
route, connecting Main Street with Balscadden Road. community.
Plentiful exit point and a permeable concierge allow residents to
conveniently access the village and public transport systems.
3. INCLUSIVITY The layout has been designed to enable easy access by all. 6. DISTINCTIVENESS The character area is distinguished by the use of a carefully
Proposed apartments suit a range of people and households and selected palette of appropriate materials in addition to high
are designed to be adaptable for future needs. quality public spaces.
The routes are level and footpaths sufficiently wide to accommodate Views into and out of the site have been carefully considered in
all users. The site includes public benches to provide resting spaces the design process and opportunities for sea views and legibility
for the public. Areas defined as public open space are clearly have been fully exploited.
defined, accessible and open to all and will be taken in charge.
P48Development at Main Street & Balscadden Road, Howth
7. LAYOUT The layout is an extension of the existing village and sits 10. PRIVACY/ AMENITY Each apartment is served by an area of usable private outdoor
comfortably into the existing urban grain. The proposals create a space. The design maximises the number of homes enjoying
permeable, urban neighbourhood with public spaces and dual or triple aspect. Windows are sited to avoid overlooking and
building form used to aid legibility. employ integrated screening to allow light transmission and
privacy. Ground floor units are set back from the street and
Active frontages are employed across primary public frontages protected by both private terraces and public planting. All homes
with doors directly serving the street. The streets are designed meets and generally exceeds the Development Plan standards.
as places.
Parking is provided for cars and tree planting is employed to
slow traffic speeds.
Private and public spaces are clearly defined by the layout of the
11. PARKING Parking is provided the underground carpark of Block C.
Additional spaces are provided on street for commercial and
blocks.
visitor use. Parked cars are located either in secure car parks or
8. PUBLIC REALM All public open space is overlooked by surrounding apartments overlooked by apartments. Secure bicycle parking is also
and is designed as a usable and legible space. There is a clear provided for all apartments.
definition between public and private spaces. A hierarchy of
pedestrian spaces is provided with a more civic and hard
landscaped space close to Main Street and the village, and 12. DETAILED DESIGN The proposals carefully bridge between the vernacular of the
softer spaces provided on the Balscadden and Martello sides of village, with pitched roof and render finishes, and the higher
the development. density of the proposals themselves. This is achieved by
employing a small palette of materials, carefully applied across
Traffic levels will be low, slow moving, and for accessing to the all the proposed buildings in subtly different ways. This allows a
underground carpark only. coherence of design without presenting as an estate. The
materials chosen are a palette of beach colours; dove grey
render, dark aluminium glazing and buff bricks.
9. ADAPTABILITY A variety of internal layouts are provided to allow for adaptability
of use. Winter gardens, duplex units, open plan living/ kitchen All planting proposed is suited to the maritime environment and
layouts and dual aspect have been employed to allow trees will aid as wind breaks. Surface materials flow through the
opportunities for adaptation. development from Main Street to Balscadden Road.
Block C contains a number of large ground floor units which lend
themselves to wheelchair adaptability.
P496.0 PUBLIC OPEN SPACE
6.1 Public Open Space Strategy for the 6.2 Public Open Space Provision
Proposals
Development at Main Street & Balscadden Road, Howth
Policy DMS57 of the Development Plan 20172023 Class 2 open space for the development is provided
requires a minimum public open space provision of 2.5 through a number of well designed public spaces and
hectares per 1,000 population. With the proposed ratio wide landscaped paths located throughout the proposal.
of 27 threebed (16.5%) and 137 one and twobed
(83.5%) this results in an occupancy of 300 and a These are highlighted on the map opposite with areas
consequent required open space provision requirement indicated on the drawing. Please refer to Murray
of 0.75 hectares. DMS57A states that open space Associates Landscape Architects drawings for detailed
should be 10% minimum of the total site area (0.155ha). design of the open spaces.
The requisite Class 1 and Class 2 open space for this A payment in lieu of Class 1 open space will be agreed
application is set out in Table 3 below. As per the with the Planning Authority as per Objective PM53 of the
Development Plan Class 1 open space is provided at a Development Plan.
rate of 75% and Class 2 open space at a rate of 25%.
Table 3 – Public Open Space Provision – Requirement
No. of Dwellings No. of Bedspaces Open Space Class 1 Class 2
Required (ha) Required (ha) Required (ha)
27 no. 3 bed @ 3.5 27 v 3.5 = 94.5 BS
persons/ unit
137 no 1/2 bed @ 1.5 137 x 1.5 = 205.5 BS
persons/ units
164 no. TOTAL Total = 300 BS 0.75 0.56 0.19
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