TEMPLAR PLACE SHD ARCHITECTURAL DESIGN STATEMENT - STAGE 3 SUBMISSION
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TEMPLAR PLACE SHD
ARCHITECTURAL DESIGN STATEMENT
STAGE 3 SUBMISSION
JULY 2021
REVISION RECORD
ISSUE NO. DATE STATUS PREPARED CHECKED
A 07/05/2020 FEASIBILITY STUDY Sylwia Allen Robert McCauley
B 23/09/2020 S247 Sylwia Allen Robert McCauley
C 03/11/2020 S247 Sylwia Allen Robert McCauley
D 08/12/2020 PAC Silvia Meehan Robert McCauley
E 29/07/2021 SHD3 Silvia Meehan
F
G
H
I
J
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 2
CONTENTS
SITE
a. Site measures 1.05 acres
b. Located between High Street, Quay Street and Bridge Street in Balbriggan
1.0 Introduction c. Located within Architectural Conservation Area
2.0 Existing Context
3.0 Context for New Residential Design
NEIGHBOURHOOD
4.0 Layout for New Residential Design
5.0 Inclusivity for New Residential Design
6.0 Variety for New Residential Design
7.0 Efficiency for New Residential Design
8.0 Distinctiveness for New Residential Design
SITE
9.0 Public realm for New Residential Design
10.0 Adaptability for New Residential Design
11.0 Privacy/ Amenity for New Residential Design
HOME
12.0 Parking for New Residential Design
13.0 Detailed Design - Materials
14.0 Conclusion
14.0 Response to ABP Opinion.
MCCAULEY DAYE O’CONNELL ARCHITECTS 3
1.0 1.1
1.2
THE TEAM
SUMMARY OF DEVELOPMENT
INTRODUCTION
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 4
1.1. | THE TEAM
This architectural design statement has been prepared by McCauley Daye O’Connell Architects on behalf of Rhonellen
Development to demonstrate how the proposed development of the circa 0.42 ha subject site at Templar Place, High
Street & Quay Street, Balbriggan, Co. Dublin, addresses the design criteria set out in the ‘Urban Design Manual-A
Best Practice Guide.’ The design statement has been informed by and where necessary is consistent with the criteria
set out in:
- Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009);
- Delivering Homes, Sustaining Communities (2008) / Quality Housing for Sustainable Communities (2008);
- Sustainable Urban Housing: Design Standards for New Apartments (2018);
- Urban Design Manual – A Best Practice Guide (2009);
- Urban Development and Building Heights (2019).
- Fingal Development Plan 2017- 2023
The information presented in this report has been informed by a team of the following consultants:
McCauley Daye O’Connell - Architects
Molloy & Associates - Conservation Architects
McGill Planning Ltd - Planning Consultants
ORS Consulting Engineers - Civil, Structural, Traffic Consultants / Waste Management Consultants
Varming - M&E Consultants / Public Lighting Consultants
Cunnane Stratton Reynolds - Landscape Architects
IN2 - Daylight, Sunlight and Overshadowing Consultants / Wind micro-climate Consultants
Goldsmith Engineering - Fire Safety Consultants
Traynor Environmental - Waste Management Consultants
Aramark Property - Resident Support Facilities and Resident Services & Amenities Report / Building Lifecycle Report
D3D - CGIs
SUPPORTING DOCUMENTS
Along with the drawings required by regulation, this architectural design report forms a part of the full submission
to ABP for Pre-Application Consultation and should be read in conjunction with the supporting technical reports
prepared by the project team and the architecture, landscape and engineering services drawings supplied.
McCauley Daye O’Connell is a leading award winning architecture, urban design and
interior design firm offering programming, planning, design, strategic masterplanning
and consulting services - specialising in innovative design that exceeds client goals and
produces environments of high quality.
McCauley Daye O’Connell is a company formed in 2004 by directors who have practiced
in Ireland, the USA and Australia over the past 30 years, have collaborated together for
many years and have offices in Dublin and London. We have over 30 staff including
architects, interior architects, interior designers, architectural technicians, financial
control and support staff.
McCauley Daye O’Connell has acted as lead design architect for this project.
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 5
1.2. | SUMMARY OF DEVELOPMENT This architectural design statement will analyse the site and its context, set out the adopted design principles based on the DoEHLG Urban Design Manual and demonstrate how the proposed development achieves the policies and objectives of the National Planning Framework (2018), Regional Economic and Spatial Strategy (RSES), Sustainable Urban Housing: Design Standards for New Apartments (2018), the Fingal Development Plan 2017- 2023 and the Urban Development and Building Heights Guidelines (2019). The proposed development comprises a Build to Rent (BTR), Strategic Housing Development (SHD) as follows: Demolition of the existing buildings (former shopping centre and associated structures). Construction of 3 no. apartment blocks (Blocks A - C) ranging in height from 3 to 6 storeys (with Block B over 3 no. lower courtyard floors) providing a total of 101 units (19 no. studios, 41 no. 1-beds, 41 no. 2-beds). Provision of Resident Support Facilities/Resident Services and Amenities, 2 no. retail units, car parking (at ground floor), cycle parking, ESB substation/switch room, plant, bin stores, open space, landscaping, boundary treatments, all associated site works and services provision. The proposed development is referred to as Templar Place Development SHD. A full, detailed development description is provided in the Planning Report and Statement of Consistency prepared by McGill Planning Ltd. The site slopes from the perimeter of High Street down to Quay Street with the highest point being the southern corner of the property. The development provides vehicular access from Quay Street, at its lowest end being the northern corner of the site. The site plan has been devised to minimise impacts on the lands and visual amenities of the local area. The apartment buildings are carefully sculpted and terraced to have regard for the existing scale of the residences surrounding the site. Fully enclosed, private pedestrian link connecting Quay Street and High Street will allow the permeability of the site. The overall layout and landscaping design will provide a high level of amenity for the future residents and help create individual character areas within the development. The proposed courtyard is extensively landscaped, in order to ensure a high standard of living to all new residents. The scheme is a considered response to its zoning, context and history with a total provision of open space in line with the Fingal Development Plan minimum requirements. The proposed scheme will create a new vibrant district in the heart of Balbriggan, proximate to high-quality public transport and services, and will represent a considerable enhancement of the residential character of the area. 1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 6
2.0 2.1
2.2
2.3
2.4
2.5
2.6
2.7
SITE CONTEXT
CONNECTIVITY
SITE ZONING
EXISTING SITE PLAN
EXISTING SITE PLANS & ELEVATIONS
SITE PHOTOGRAPHS
PLANNING HISTORY
NEIGHBOURHOOD - EXISTING
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 7
2.1 | SITE CONTEXT
SITE
Site of Former Balbriggan Shopping Centre - The Mall
The subject site is ideally situated for development being located in the heart
of Balbriggan, a bustling coastal town located within the Greater Dublin Area
(GDA). Balbriggan Town Core is an Architectural Conservation Area containing many
buildings that are protected stuctures of special interest. The town contains a mix
of architectural styles and has a well developed sense of place. Balbriggan contains
a series of outstanding local amenities that contribute to its character including a
railway viaduct built in 1843, Balbriggan Lighthouse, Balbriggan Harbour, Balbriggan
Beach and Martello Tower.
The land is a strategic infill site located just 350m away from Balbriggan Train Station, 1
200m from Balbriggan Beach and Harbour and 3km from the M1 motorway. It is
located within an existing employment center and is within easy walking distance of
numerous local facilities and amenities.
The site has a frontage on two prominant streets, Quay Street and High Street. High
street is a predominantly residential street with a mixture of single and double storey
houses and 3- 4storey apartment buildings. Quay Street contains a mixture of retail Key :
N
and commercial uses to the west and residential uses to the east. Quay Street directly AI ON
TR ATI N
connects to Bridge Street which is one of the main pedestrian and retail arteries within ST GA Site Boundary
R IG UR
Balbriggan Town. LB H BO
BA AC R
BE HA
N
GGA
B RI
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ST
. BA
AY
2 QU RK .
ST K
PA Y
A AR
QU R P
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1 Loreto Secondary School Balbriggan EE
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2 Afterschool & Montessori School QU
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3 Montessori Pre-School
TREET
E STR
Playground
HIGH S
BRIDG
Medical Centre
Supermarket
Train Station
3
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 8
Protected Structure
A 2.1 | SITE CONTEXT
Appendix A
NIAH structure (not on RPS)
Architectural Conservation
Area
A1.5.5 Quality
The site is within immediate access of urban space
excellent and including
facilities public realm network Weekday versus weekend footfall
A1.5.3 Existing land uses
numerous shops, grocery stores, pubs, restaurants, civic facilities Legend Footfall in the town centre was not observed to have
A qualitative public space survey was carried out. The key findings of the Martello Tower
such as Balbriggan Library
Land use activities in the plan areasurvey
can be and 2No.
divided up schools,
into several all within
broad
are summarised here as follows: but a 500 m. changed from weekday to weekend. Weekend footfall
radius. The site is located
distinct character area types. These are: around the corner from Bridge Street, one Newsagent Religious
measured on a Saturday (13:40-16:00) was 90% of the
Restaurant
of the main thoroughfares Observations
in the on typical
town, weekday footfall
populated with small locally weekday average.Barber
Cafe / delicatessen This can
/ hairbe accounted for by the Cinema
salon
• Openowned
spaces and
(including the river
run businesses. corridor, car parks, the beach and
• High proportion of parents with pre-school children, often in buggies, in following factors:
harbour);
particular during morning time. Supermarket Solicitors Take away
• Contribution of schools, in particular secondary
• Proximate
Institutional to the site
lands (schools are a variety
and religious grounds);of green open spaces, parks,
• Very low visible proportion of business persons. Ethnic foodstore schools to midweek footfall.
pedestrian walkways, sports pitches, playgrounds, Balbriggan Beach Real estate agent Health-related
• Mixed-use core area;
and Harbour. • •
6 7
Surge of activity on Drogheda Street during lunch hour and from 3.00pm
Our Balbriggan 2019 – 2025 Plan New Thinking, Fresh Leadership, Ambitious Initiatives
Balbriggan town centre is not performing as a
Pub / loungebar Bank / credit union Civic / community
• Residential hinterland; onwards as children finish school. / nightclub destination for comparison retail or retail ‘high st’.
Hotel Bookshop / stationary Educational
• Infrastructure including station• area.
Low proportion of cyclists; less than 0.5 per min at busiest along • Commuter function of town and rail station subdued Beach
Drogheda Street. at weekends.Furniture / car showroom
The land use survey highlights the extent to which mixed uses are Betting office Residential Railway Balbriggan
PURPOSE Brian MacCraith, Paul Reid,
concentrated on the historic spine •of the
Limited
THE RATIONALE
main provision of mixed
street. The cyclestands.
use core President DCU, Chief Executive, Viaduct Harbour
To connect with residents, Clothes shop Chairperson Other local shop / service Fingal County Vacant
Council / unused
runs in a north-south direction alongin a Dublin Street
Balbriggan has witnessed rapid
public services and business to the north, Bridge Street
expansion of new housing areas and a
Balbriggan
Leadership Group
at the centre and Drogheda Street to the north. The
meaningful way. To create positive
change and build a prosperous,
Bracken River corridor
retail centre outside the traditional town
Petrol station Unsurveyed
core during the 2000s. It is now the
runs parallel to the west of Dublin Street and bisects
vibrant, inclusive town that is theand
youngest mixed-use core
one of the most area
ethnically
united, ambitious and committed. diverse towns in Ireland (Census, 2016).
at Bridge Street as it bends to the east to meet the harbour
Amenities have area.
not keptVacancy
pace with or In agreeing to oversee the development There is absolutely no doubt in my
of a socio-economic strategy for mind that in the not too distant future
Playground
population growth, the local economy and
unused buildings are in evidence at several points within the mixed-use core Balbriggan, I first had to satisfy myself Balbriggan, will become more widely
‘Balbriggan is
area with several prominent buildings notably vacant.
main street have struggled, perception
The Town Centre Health
of place is poor, and previous plans have
that the approach that would be taken known again, as a fantastic place to live,
would meet the expectations expressed work and do business.
at a critical failed to be implemented.
to me by the people of the town, and
Check survey of 2010 counted 21 vacant buildings. Clusters of fast food
moment, get There is now a need for a sustained focus
that the strategy would lead to real and Balbriggan's youthfulness, natural
Current disused / vacant buildings
outlets feature heavily at certain points, while evening time activities such as sustained transformation. amenity, heritage, diversity and location
this right and on rejuvenating the original town
and main street and how they relate
centre
are just some of the qualities which make
restaurants and pubs are notably sparse by comparison. That necessary desire and commitment it great.
Playground
a new vibrant to the expanded town, with a view to
creating a more attractive, connected
was evident to me in the Chief Executive
Prominent landresilient
and management team of Fingal County In my role as Chief Executive I am proud
uses in the surrounding area include a large
place that peoplearea
want tooflive and spend
Council, the locally elected members to have worked with the elected members
Balbriggan can time in for work, shopping or recreational
enterprise, employment and light industry to the southwest, the
purposes. Further, ‘Mill
there is a Field’
need to
and representatives from civic, business, to secure a significant ¤20 million
public and social life, whose sense of capital investment towards the town’s Pub / loungebar / nightclub
be
district shopping achieved.’
centre
focus on community driven renewal by
scheme to the west and recently developed suburban
strengthening the relationships between
purpose, commitment and leadership rejuvenation. When the total spend across
made my job easier and guaranteed a council departments is taken into account Hotel
housing estatesNeil
toMclnroy,
the northwest. the public, social and commercial
economy, to create a more resilient,
positive outcome. I expect this amount will be closer to ¤50
Restaurant
CEO, Centre for million by 2021. Fingal County Councils
Local Economic sustainable Balbriggan.
The voice of the people of Balbriggan commitment will not end there; I expect Cinema
Strategies, was to the forefront throughout the strong leadership and financial support
Manchester, UK process. They have proved themselves will continue beyond this period again.
Above: Image of Balbriggan Train Viaduct and Balbriggan Harbour, Looking north towards new developments at Linen Hall
more than equal to the task of grasping
PL Chadwick, www.geograph.ie/photo/4318181 from High Street
the opportunity for change, and I look The people of Balbriggan met the
forward to their continued involvement challenge to ‘Get Involved’, and engaged
in shaping Ireland’s youngest and most in their thousands, influencing the plans
diverse large town. for the town. I expect their continued Glebe North
involvement working alongside Fingal
The journey so far has been one of County Council and leaders from Football Club
engagement, ambition, creativity, and academic, business, civic and public life Glebe North
intent. The next stages will reveal a town
transformed, harnessing its economic,
will result in many more positive changes.
Football Club
physical and human advantages and I look forward to watching progress
enabling an excellent quality of life for all throughout the lifetime of this plan, 2025
of its people. and beyond.
I remain committed to overseeing the
implementation of the plan in what will
be an exciting and uplifting time for
Balbriggan and its citizens.
Mini footfall
Balbriggan Town Centre and surrounding survey
statutory carried
land out as part
use zoning and of qualitative publicBalbriggan
objec- space View
Town Centre current towards
land uses viaduct at green open space adjacent to Open space and public realmnight
Current network
timeasuses
existing
Above: Image of Balbriggan Beach
analysis
tives (Fingal County Development Plan). and Balbriggan Lighthouse, Our Bal- Above: Map extracts from The
public car Heart
park of Balbriggan, a plan for streets and public spaces in the Town Centre, An action of the Fingal Heritage Plan 2005-2010, funded by Fingal
briggan 2019- 2025 Rejuvenation Plan produced by Fingal Co. Co. Co. Co.and The Heritage Council
The Heart of Balbriggan
The Heart of Balbriggan
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 9
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CLONARD RK
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Bus Eireann B1 BA2
R122
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!
1
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Dublin Bus 33,33a, 33X
2
BA4
2
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Local link 195 Bus
M
2 2
R1
1
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Above: Google Maps Image with overlay describing Public Transportation routes
W
BA1
6
2 2
N
R1
M1
NTA GDA Cycle Network Plan Left: NTA GDA Proposed Cycle Network Plan, Part 4c, Proposed Cycle Network in Towns, Sheet N11
E
R1
22 6 DE MESN
UT H HA MPTON
R122
R1 22
KILSO
UG H SO
FG1 / N5
NE
R122
G AN
BR IG
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6
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NE W TO
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DE RMOT
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LA L
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1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 IN
CH MCCAULEY DAYE O’CONNELL ARCHITECTS 10
M1
RO
AD
M1
MAT T
BOW HILL2.3 | SITE ZONING FINGAL DEVELOPMENT PLAN 2017-2023 The site is located within Balbrgiggan which has been designated in the Fingal County Development Plan as a Lage Growth Town. The site is zoned Objective MC: “To protect, provide for and/ or improve major town centre facilities.” Vision: To “Consolidate the existing Major Towns in the County, (Blanchardstown, Swords and Balbriggan). The aim is to further devel- op these centres by densification of appropriate commercial and resi- dential developments ensuring a mix of commercial, recreational, civic, cultural, leisure, residential uses, and urban streets, while delivering a quality urban environment which will enhance the quality of life of resi- dent, visitor and workers alike. The zone will strengthen retail provision in accordance with the County Retail Strategy, emphasise urban con- servation, ensure priority for public transport, pedestrians and cyclists while minimising the impact of private car based traffic and enhance and develop the existing urban fabric.” A specific objective has been placed on High Street for an Indicative Cycle/ Pedestrian Route. Objective MT13 of theFingal County Development Plan aims to “Pro- mote walking and cycling as efficient, healthy, and environmental- ly-friendly modes of transport by securing the development of a network of direct, comfortable, convenient and safe cycle routes and footpaths, particularly in urban areas.” 1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 11
2.3 | SITE ZONING
FINGAL DEVELOPMENT PLAN 2017-2023
The site is located within the designated Balbriggan Town Core Ar-
chitectural Conservation Area. ET Balbriggan Town Core ACA
SE
AP
O
IN
T
RE
ST
AY
ACA
I LW
RA
T
The Architectural Conservation Area (ACA) is a place, area, group
EE
LA
ST
TANKARDSTOWN
R
NE
ST
RE
L
IL
ET
M
Y
UA
Q
of structures or townscape that this is of special architectural, his-
torical, archaeological, cultural, artistic, scientific, social or technical
T
EE
TR
L
LS
IL
H
PE
E'S
A
CH
RG
EO
interest aims to identify areas of special character and architectur-
G
al interest or value or contributes to the appreciation of Protected
D
E'S
R
R
AD OU
L RG
O
RO RB
HIL EO
G
H
HA
G
E
D
A
structures. The goal is to provide a framework that will permit a
ET
RE
ST
ET
RE
EL
AP
ST
ST
CH
degree of flexibility in terms of design consistent with the main-
RE
ET
NE
L
IL
LA
M
NT
tenance and improvement of the essential character of the ACA.
OI
T
EE
AP
S TR
SE
AY
QU
To fulfil this objective all new development in the area of the ACA
CH
AP
EL
should be implemented and carried out in accordance with the out-
MI
LL
lined policies/objectives.
CO
UR
T
RA
CE
Objective DMS 157 - “Ensure that any new development or altera-
BRID
tion of a building within an adjoinging ACA positively enhances the
GE
ET
ST RE
character of the area and is appropriate in terms of the proposed
design, including: scale, mass, height, proportions, density layout, ET
ET
RE
ST R
RE
HIGH
ST
materials, plot ratio and building lines.”
ST
EE T
BALBRIGGAN
H
RD
C
UR
O NA
CL
CH
Objective: DMS 158: “All planning applications for works in an Ar- TANKARDSTOWN
chitectural Conservation Area shall have regard to the information
outlined in Table 12.11. THE SQ UARE
Please note in response to the above a detailed Architectural Con-
servation Report has been prepared by Molloy and Associates to
St Pe
te r's
Te rra
T
ce
EE
TR
accompany this submission.
LS
L
HA
UX
VA
E
AC
PL
N
O
PT
M
HA
HA
MP
TO
N
ST
RE
ET
ST REET
MA
CLONARD or FOLKSTOWN GREAT RK
ET
CLONARD
COURT SCALE:- 1:2500
GREE N
St
M
ola
ga
's
Te
E ET
rra
ce
S TR
DUBLIN
HA LL
VAUX
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 122.4 | EXISTING SITE
Site of Former Balbriggan Shopping Centre
The site comprises: 2No. existing buildings; the former Balbriggan Shopping Centre - The Mall and rooftop car park
to the north and an existing shed building to the east containing a Cycling and Angling Store and ESB sub-station.
Both buildings are of little architectural merit and do not compliment the character of the ACA or Balbriggan Town K
center. It is proposed to demolish these. R
PA
CAR
Along Quay street there is currently pedestrian access into the existing “Shopping Centre” along with delivery V EL
E LE
vehicle acess into a small service yard to the north. The primary vehicular access for the site is from High Street AC
R F
onto a rooftop car park. There is a very steep embankment to the north-east of the site, with a difference in level SU
from High Street to Quay street of c. 9m.
Hight Street slopes upwards from North to South and consists of primarily residential development. A terrace of
single storey cottages is situated along the north-east boundary of the site. Across the road are double storey
terraced houses. Bounding the site to the south is a 4 storey apartment building containing a set back penthouse
level. Directly beside it is Balbriggan Library which consists of the 18th century 2-storey Carnegie Library, a
protected structure and a contemporary 3 storey extension with a frontage onto St. George’s Square. T
EE
TR
YS
Along Bridge Street, next to Balbriggan Library is the Bracken Court Hotel, a stepped 5 storey building with a Q UA
formal street frontage. Bridge street is one of the busiest streets in Balbriggan Town, containing a variety of shops,
cafes, banks and other civic and commercial amenities. The heights of the buildings on Bridge Street, that share
a boundary with the site vary from 2- 5 storeys.
Although the site is located in the bustling heart of Blabriggan Town, with many buildings of architectural merit
nearby, it is unfortunate that there are also many disused, boarded up shop frontages that are falling into disrepair
in the town center. This includes the former Mall Shopping Centre, which forms part of the site, and several other
building along Quay street.
BRID
REET
There are plans to revitalise Balbriggan Town Centre as outlined in the ‘Our Balbriggan 2019- 2025 Rejuvenation
GE ST
Plan’ produced by Fingal Co. Co. The plan proposes for Quay Street to become an important pedestrian link
HIGH ST
between the town center and the coastal amenities of Balbriggan Park, Balbriggan Beach and Harbour.
REET
BRA
The proposed development presents a real opportunity to activate and improve the currently unfriendly pedestrian
CKE
realm on Quay Street and for the scheme to play a vital role in the regeneration of Balbriggan Town core.
NC
OU
RTHO
TEL
BA
LIB LBR
RA IGG
RY AN
ST. GEO
5 Storey Building Upward Slope Existing “Mall Shopping Centre” RGE’S
S QUARE
& Cycling and Angling Store to
4 Storey Building Active Commercial Street Frontage CURTH
be demolished OUSE
3 Storey Building Inactive/ Disused Street Frontage Protected Structures HA
MP
TO
2 Storey Building Active Civic Street Frontage Pedestrian Access N STR
EET
1 Storey Building Residential Street Frontage Vehicle Access
Right of Way
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 13A1
2.5 | EXISTING SITE SECTIONS & ELEVATIONS
A1
A1
31
30
29
28
27
26
25 25
The topography of the site is unique, containing a very
24 24
23 23
steep slope. There is a level change of c. 9m. from
22
21
22
BOUNDARY
BOUNDARY
21
High Street down to Quay street as demonstrated by
20
19
20
19
the survey section to the right.
18
17
YS
TR
EE
T 18
17
A
16 QU
16
15
15
14
14
13
13
12
12
11
11
10
10
9
8 9
Malin Head Datum
7 8
Malin Head Datum
6 7
Elevation
5 6
Elevation
4 5
4
Single storey cottage Steep Slope Existing Shopping Centre “The Mall” to be demolished
31
30
29
BOUNDARY
BOUNDARY
28
27
26
20
25
19
24
18
23
17
22
16
21
15
20
14
19
ISSUE FOR PLANNING
13
18
17 12
16 REV DATE DESCRIPTION BY 11
1 23/09/2020 ISSUE FOR SECTION 247 Client: Rhonellen Development
15 10
Project: BALBRIGGAN - HIGH STREET / QUAY STREET
14 9
Title: SITE LOCATION MAP
13 8
Malin Head Datum
12 7
1164-MDO-XX-XX-DR-A-01001
4 storey Apartment Building with set back penthouse5 level
APPROVED BY
Balbriggan Library Existing boundary walls to be demolished Existing shed to be demolished Single storey cottages
11 6
Sheet No.:
Elevation
10 Scale as: 1 : 1000 Current Rev.: 1 Project No.: 1164
DO NOT SCALE ● USE FIGURED DIMENSIONS ONLY ● NOTIFY THE ARCHITECTS OF ANY DISCREPENCIES ON THE DRAWING PRIOR TO WORK PROCEEDING ● THIS DRAWING IS COPYRIGHT OF MCCAULEY DAYE O'CONNELL ARCHITECTS
9 02/11/2020 11:45:38 4 C:\Users\mreyt\Downloads\1164-MDO-ZZ-ZZ-M3-A-0006_Mreyt.rvt
8
Malin Head Datum
Above: High Street Elevation - Survey by ORS Engineers
7
6
Elevation
5
4
19
BOUNDARY
BOUNDARY
18
17
16
15
14
13
12
11
10
9
8
Malin Head Datum
7
6
Elevation
5
4
Single storey Morelli’s Ice cream shop Double storey house Existing boundary walls, Existing Shopping Centre “The Mall” to be demolished
cottage facing Quay Street, to be
demolished
Above: Quay Street Elevation - Survey by ORS Engineers
INFORMATION
REV NO: DATE: REVISION NOTE: DWN BY: CKD BY:
CLIENT: RHONELLEN GROUP
P01 26/08/2020 ISSUED FOR CLIENT KM CG
P02 16/09/2020 ISSUED TO CLIENT KM CG RESIDENTIAL DEVELOPMENT AT
© ORS PROJECT:
This drawing and any design hereon is the copyright of the
BALBRIGGAN SHOPPING CENTRE, CO DUBLIN
Consultants and must not be reproduced without their written consent.
All drawings remain the property of the Consultants. STREET ELEVATIONS
TITLE:
1164 - toTEMPLAR
be checked on site. PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN
Figured dimension only to be taken from this drawing.
All dimensions
| 1164-606-DESIGN STATEMENT 20210728 DRAWN: CHECKED: APPROVED: JOB NO: MCCAULEY DAYEREV:
O’CONNELL ARCHITECTS 14
Consultants to be informed immediately of any
KM KM CG 201_321
INFORMATION
REV NO: DATE: REVISION NOTE: DWN BY: CKD BY:
discrepancies before work proceeds. P02
P01 26/08/2020 ISSUED FOR CLIENT KM CG DATE: SCALE: Dublin | London | Mullingar
DRAWING NO:
T: +353 4493 42518 | W: www.ors.ie | E: info@ors.ie2.6 | SITE BOUNDARY PHOTOGRAPHS
High Street views
Existing Site Boundary 4 Storey Apartment 5 Storey Bracken Existing shed building containing
1. 2.
Wall (to be demolished) Building Court Hotel Cycling and Angling Store / ESB
substation (to be demolished)
3.
E T
RE
Y ST
A
QU
4.
2.
1.
Quay Street views Overgrown & Steeply Existing Site The former Shopping Centre ‘The Disused Building - The former ‘Shopping Centre’ (to
Sloping Embankment Boundary Wall Mall’ (to be demolished) Former Casino be demolished)
3. 4.
REV DATE DESCRIPTION BY
1 23/09/2020 ISSUE FOR SECTION 247
DO NOT SCALE ● USE FIGURED DIMENSIONS ONLY ● NOTIFY THE ARCHITECTS OF ANY DISCREPENCIES ON THE DRAWING PRIOR TO WORK PROCEEDING ● THIS DRAWING IS COPYRIGHT OF MCCAULEY DAYE O'CONNELL ARCHITECTS
02/11/2020 11:45:38
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 152.6 | SITE PHOTOGRAPHS
High Street views
1.
A1 E T
RE
Y ST
A
QU
1.
2. Neighbouring Single Steeply Sloping The former Shopping Centre ‘The
Storey Cottages Grade Mall’ (to be demolished) T
ST
RE
E
2.
A Y
QU
REV DATE DESCRIPTION BY
1 23/09/2020 ISSUE FOR SECTION 247
DO NOT SCALE ● USE FIGURED DIMENSIONS ONLY ● NOTIFY THE ARCHITECTS OF ANY DISCREPENCIES ON THE DRAWING PRIOR TO WORK PROCEEDING ● THIS DRAWING IS COPYRIGHT OF MCCAULEY DAYE O'CONNELL ARCHITECTS
02/11/2020 11:45:38
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 162.6 | SITE PHOTOGRAPHS
High Street views
Quay Street Car Park View to Quay View to Balbriggan Train
Street Park Viaduct
1. 2.
E T
RE
ST
2. QU
A Y
1.
A1
3. 4.
Rear View of neighbouring 4 storey Rear View of the The former Shopping Centre ‘The
apartment building Bracken Court Mall’ Rooftop Car Park
T
EE
STR
A Y
QU
3.
4.
REV DATE DESCRIPTION BY
1 23/09/2020 ISSUE FOR SECTION 247
DO NOT SCALE ● USE FIGURED DIMENSIONS ONLY ● NOTIFY THE ARCHITECTS OF ANY DISCREPENCIES ON THE DRAWING PRIOR TO WORK PROCEEDING ● THIS DRAWING IS COPYRIGHT OF MCCAULEY DAYE O'CONNELL ARCHITECTS
02/11/2020 11:45:38
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 172.6 | PLANNING HISTORY
PREVIOUSLY GRANTED PLANNING APPLICATION
• Planning Reference: F00A/0707
• Applicant Name: Balbriggan Shopping Centre
• Description: Demolition of High Street shop units and shopping
centre roof top structures and the construction of 41 dwellings in
2/3 storey blocks consisting of 1, 2, 3 bed apartments and duplex
apartments, 627 sq.m. offices, 375 sq.m. retail, 741 sq.m. exten-
sion to shopping centre facilities, pedestrian retail street, an un-
derground carpark structure for 184 cars and associated landscap-
ing and enabling works. Balbriggan Shopping Centre, Quay Street,
Balbriggan, Co. Dublin. Decision Date: July 10, 2001
• Decision: GRANT PERMISSION
• Site Area m2: 3,727.96
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 183.0 3.1
4.1
5.1
6.1
CONTEXT FOR NEW RESIDENTIAL DESIGN
DEVELOPMENT LAYOUT
INCLUSIVITY
VARIETY
NEIGHBOURHOOD - PROPOSED
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 193.1 | CONTEXT FOR NEW RESIDENTIAL DESIGN
Existing Bike Shop/ Existing Carpark
1. 3.
How does the development respond to its surroundings ? ESB Area to be levelled /
FFL green courtyard created
Existing ’Shopping
Urban • The development seems to have evolved naturally as part of its
Centre’
Design surroundings
Manual: • Appropriate increases in density respect the form of buildings
and landscape around the site’s edges and the amenity enjoyed Entrance at
High Street
by neighbouring users High Street
• Form, architecture and landscaping have been informed by the level
development’s place and time
• The development positively contributes to the character and
identity of the neighbourhood
• Appropriate responses are made to the nature of specific
boundary conditions
To
po
Response: The principal elements of the proposed residential development include:
et
gr
tre
ap
• 101 No. studios, 1 & 2 apartments within 3 No. apartment blocks Concept
S Diagrams
hy
ay
• 25 No. associated car parking spaces located on ground floor of Qu
Block A on Quay Street, under landscaped podium; Entrance at Quay
• 182 No. bike parking spaces - 130 No. long stay spaces and 52 Street level
No. short stay visitor spaces
• 2 No. Ground floor Residents’ Amenity Spaces - 217.03 sqm.
• 2 No. Ground floor retail units
• Landscaping to include central courtyard and playground and
small courtyard forming the entrance to Block C and car park
• 1 No. ESB substation integrated into Block A on Quay Street
Demolish
2. 4.
The primary design concept for the site is to demolish the disused former
Demolish
‘Shopping Centre’ and existing shed building containing a Cycling & Angling
Store and ESB substation, and to replace these with three residential
buildings that will create new active frontages to Quay Street and High Building Pedestrian (stair) connection
Street. It is proposed to create a south-west facing communal courtyard set backs between two coourtyards
between the three residential blocks that will act as a nucleus for the
High Street
development, providing strong visual and physical connections between
the apartment buildings. A podium at first floor level will conseal a small Building
residential car park below and contain an elevated, sunny courtyard set back
connecting all three buildings. The courtyard will provide a lively outdoor
amenity space for residents to meet, play, relax, and congreagate.
The proposed buildings are designed to senstively address the
existing neighbouring context. The design incorporates set backs
To
Building
p
accross the upper levels of each of the blocks. The blocks are
og
Slo set back
et
ra
designed to be tallest facing the central courtyard and step down pe e
Str
p
of
hy
towards the site boundaries in order to minimise visual impact on c. ay Retail
adjacent properties and narrow streets and prevent over-shadowing.
9m Qu Building
et
re recessed &
s
Relocated set back
ESB Retail
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 203.1 | CONTEXT FOR NEW RESIDENTIAL DESIGN
How does the development respond to its surroundings ?
A1
Access to the site is provided on two levels, one from Quay Street and the
other from High Street. A vehicular entrace to a small car park is located XX-XX-DR-A-05000
on Quay Street below Block A. The car park is located at ground level, ac- 2
commodating the car parking and mechanical plant-room requirements 23501
XX-XX-DR-A-05005
for the development. Provision has been made for 25 car parking spac- 1
es, a reduced figure based on the development's central location in Bal-
briggan Town Center and access to multiple public transportation links.
Addiotionally, there are a total of 182 bike parking spaces provided at
17695
ground level, that can be easily and conveniently accessed from the 1
XX
-X
1
X-
DR
secondary entrance on Quay street and High Street. These include 130
20845
2
XX-XX-DR-A-06001
00
-A
05
2
-0
-
50
-A
06
XX-XX-DR-A-06000
DR
secure, long-stay bicycle parking spaces, and 52 short stay visitor spac- 2
X-
XX
-X
XX
-X
X-
DR
es.
-A
1
-0
50
02
17995
XX
1
68
-X
22
X-
DR
-A
2
-0
The majority of existing wayleaves and escape routes from the adjascent
50
05
properties will be maintained. One new wayleave is proposed, to provide
H
a revised fire escape route from the Bracken Court Hotel subject to
IG
41
75
9
25805
H
XX-XX-DR-A-05004
agreement between parties (as indicated on the diagram to the left). 1 30175
23
25
3
S
61367
25075
T
R
3
27025
The development aims to achieve a balance between density
XX-XX-DR-A-05001
E
59
72
E
XX-XX-DR-A-06001
and open space provision in this central, urban location. It is pro- 1
XX-XX-DR-A-05000
T
1
posed to provide 0.15ha of high quality, useable and well land- 3 6 STORIES 5 STORIES
scaped communal open space / Class 2 'Pocket Park'. This will ex-
14824
4701
COURTYARD
XX-XX-DR-A-06000
ceed the 10% minimum open space requirement stated within the 1
30175
XX
Department of Housing, Local Government and Heritage Sustain-
-X
25075
X-
DR
STREET
-A
able Residential Development in Urban Areas Guidelines 2009. BLOCK B
-0
50
06
4 1
XX
30175
-X
X-
6
XX-XX-DR-A-06001
DR
46
20
-A
-0
50
1
71
03
22
XX-XX-DR-A-05003
UPPER
3 19264 COURTYARD
17725 BLOCK C
QUAY
5 2
3
70
00
11
05-
-A
14800
2
DR
Primary Pedestrian Entrances into the Proposed Apartment Buildings
X-
4989
-X
XX
4300 XX-XX-DR-A-06001
1651
3 STORIES
12630
1818
23480
XX-XX-DR-A-05003
Secondary Entrances into the Central Communal Areas and Courtyards
4300
2
8648
17393
BLOCK A XX-XX-DR-A-05001
2
4
Vehicular Access into Underground Car Park XX-XX-DR-A-05004
Proposed Wayleave (Subject to agreement between parties)
13728
Proposed Gate (Subject to agreement between parties)
Children’s Playground
Communal Open Space
ISSUE FO
REV DATE DESCRIPTION BY NORTH POINT
1 08/12/2020 PAC Client: Rhonellen Development
2 12/07/2021 SHD STAGE 3 PLANNING APPLICATION
Project: Templar Place SHD
Title: GA - ROOF LEVEL
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS ONLY FOR REFERENCE
WITH PLAN DRAWINGS
21
APPROVED BY
Sheet No.: 1164-MDO-XX-RF-DR-A-024.1. | DEVELOPMENT LAYOUT
Building Heights & Massing
Careful consideration was taken of the existing neighbouring context, site topography,
density and appropriate distances between buildings, in the development and location
6 Storey
of each block.
The proposed massing of Block A is broken into smaller volumes via vertical splits, 5 Storey
5 Storey
material alteration and a series of set backs. The block steps from 6 storeys, facing
the central courtyard, down to 1 storey facing the north boundary of the site, to 4 Storey 4 Storey
sensitively address the adjacent two-storey residential property. Similarly, it is
proposed for the block to step down to 5 storeys to the southern and 4 storeys to
ck
the western boundaries to address the neighbouring urban context on Quay Street. t ba
The steps in height will minsimise the visual impact of the Block on the adjacent n of se
o
1 Storey ec ti
properties whilst creating generous, outdoor terraces for the penthouse apartments. Dir
The use of carefully chosen lightweight materials on the upper floors, light gray metal
cladding for the set back 5th floor and curtain walling with a combination of glass and
spandrel for the recessed 6th floor, aid in breaking down the scale and massing of the Fac
block. The use of curtain walling on the top floor will provide reflections of the sky and Fac a de R
a de R ece
diminish the visual impact of this level when viewed from a distance. The elevations of the ece ss
lower floors of Block A, facing onto Quay Street, are vertically divided to resemble a series ss
of 4 storey town homes. This is achieved by alternating the use of two-tone buff brick SECTIONS & VIEWS DESCRIBING HEIGHTS AND SETBACKS
and coloured render, with separations between materials created either through shadow
gaps or deeper recesses in the facade, in order to create a dynamic street frontage. Quay Street
All windows on the western facade have been designed with controlled aspect louvers to
prevent the overlooking of the adjacent properties and private gardens.
PROPOSED BLOCK B BUILDING ON HIGH STREET
31325
29240
27000
25375 BA - Lift Overrun 25395
24745
BLOCK A
1400
23975 BA-06
3150
21223
20825 BA-05
3150
17675 BA-04 17975
3150
20675
14525 BA-03
3150
11375 BA-02
3150
8225 BA-01 8525
3525
4700 BA-00 4100 4568
4000
STONE TO MATCH EXISTING WALL
HIGH ST. RESIDENTIAL / COMMERCIAL BUILDINGS NEIGBOUR BUILDING PROPOSED BLOCK A BUILDING ON QUAY STREET NEIGBOUR BUILDINGS COMMERCIAL COMMERCIAL UNITS FOLLOWING UP THE BRIDGE STREET
1 CONTEXTUAL ELEVATION QUAY STREET 02
1 : 200
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 224.1. | DEVELOPMENT LAYOUT Building Heights & Massing 1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 23
4.1. | DEVELOPMENT LAYOUT
Building Heights & Massing
Block B has been designed to compliment the existing architecture on High Street. The
height of the neighbouring apartment building to the south is three storeys with a set
back 4th storey penhouse level. Similarly, it is proposed for Block B to have a 3 storey
street frontage with two set back levels to minimise the visual impact onto High Street.
To the northern boundary, the block terraces down from 5 storeys to 3 storeys in order
A1 to sensitively address the neighbouring terrace of houses. All windows on the northern
facade have been designed with controlled aspect louvers to prevent the overlooking of
the adjacent properties and private gardens. Vertical recesses in the facade add visual
5 Storey
interest and break down the massing of the block further. PROPOSED BLOCK B BUILDING ON HIGH STREET PROPOSED BLOCK A BUILDING ON QUAY STREET
31325 BB - Lift Overrun
4 Storey
31325
30575 BB-EV 30575
1500
It is proposed to use predominantly brick for the lower 3 storeys of Block B in order to
29825 BB-08
3 Storey
seamlessly tie in with the existing streetscape. 26675
ManyBB-07of the neighbouring buildings are 3150
27295
redbrick. The introduction of white render to the central bay of the building in combination
ck
25375
3150
24745
t ba
24355
with the use of recessed balconies works to vertically
23525
break down the scale of the building
BB-06
e
of s
16500
and provide a visually interesting street facade. 20375 BB-05 n
3150
ctio
21223
e
Dir
3150
It is proposed to clad the recessed 4th storey in a grey metal panel and the 5th storey in
17975
17225 BB-04
glazed curtain walling in order to break down the14075mass of the building further and reduce
3150
BB-03
the visual impact of the structure on the neighbouring buildings. Similarly to Block A, the Controlled aspect,
OUTLINE OF EXISTING HOUSING
use of curtain walling on the top floor will provide reflections of the sky and diminish the louvered,11340
visual impact of this level when viewed from a distance. pop-outs prevent
overlooking
High Street
EXISTING HOUSING HIGH STREET PATH EXISTING NEIGHBOUR LAND QUAY STREET
1 CONTEXTUAL ELEVATION 04
1 : 200
31325 BB - Lift Overrun BLOCK B 31325
PROPOSED QUAY STREET BLOCK A BUILDING
30575 BB-EV
1500
29825 BB-08
3150
26675 BB-07
3150
23525 BB-06
17250
3150
20375 BB-05
3150
17225 BB-04
3150
14075 BB-03
EXISTING APARTMENT BUILDING ON HIGH STREET PROPOSED BLOCK B BUILDING ON HIGH STREET PEDESTRIAN GATE NEIGHBOUR DWELLINGS ON HIGH STREET
CONTEXTUAL
21164 ELEVATION
- TEMPLAR HIGH STREET
PLACE SHD,1 03QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 24
: 20015375
4.1. | DEVELOPMENT LAYOUT
Building Heights & Massing
Block C is set back from the street. It is designed as a small garden pavilion containing 2 Storey above couryard 3 Storey
only four apartments overlooking a communal landscaped courtyard. It is access through
2660
a small, semi-private courtyard off Quay Street. 4700 CAR PARK LEVEL
While designing the building, a careful consideration was taken of the existing neighboring
context and the height of the adjacent buildings on Bridge Street. It is designed to complete
the garden walls and create a focal point of the residents' courtyard. Controlled aspect,
louvered,
Similarly, to Block A, the elevations are finished mainly with a buff brick. White render is pop-outs prevent
used only to the lower level emphasizing the entrance to the building.
3 BLOCK C FRONT N/E ELEVATION overlooking
1 : 200
The windows on the western façade, in close proximity to Block A, have been designed
with controlled aspect louvers to prevent the overlooking.
11 9 9
14 3
17250
21200
18582
26625
16150 16150
15375 15375
EXISTING GARDEN WALL
1500
7875
2660
2650
4700 CAR PARK LEVEL 4700 CAR PARK LEVEL
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 251028
3150
BB-04 17225
3150
BB-03 14075
12950
4.1. | DEVELOPMENT LAYOUT
Building Heights & Massing
1 BLOCK B STREET FRONT EAST ELEVATION 1 : 200
8 1 9 6 3 12 7 11
BLOCK B
31325 BB - Lift Overrun 31345
30575 BB-EV 30575
1500
29825 BB-08 BLOCK A 29240
3150
27295
26675 BB-07
3150
24725
24355
23525 BB-06
17250
17250
3150
13220
20375 BB-05
10280
3150
17225 BB-04
3150
14075 BB-03
3150
10925 BB-02
9375
3150
COURTYARD
7775 BB-01
800
CAR PARK SHARED RESIDENTIAL AMENITY
3075
2650
4700 BB-00 4700
2 BLOCK B NORTH ELEVATION
1 : 200
A1
31345
30575
BB - Lift Overrun
BB-EV
31325
30575 ISSUE FOR PLANNING
1500
BB-08 29825
REV DATE DESCRIPTION BY
Rhonellen Development
3150
1 08/12/2020 PAC Client:
2800
N
MATERIALS LEGEND
IO
27295
AT
2 12/07/2021 SHD STAGE 3 PLANNING APPLICATION BB-07 26675
EV
Templar Place SHD
N
EL
BL
Project:
OC
H
RT
25375 BA - Lift Overrun 1- Red Brick 10 - Stone window sill
K
NO
25375
B
ST
3150
2- Orange Brick 11 - Stainless steel balustrade BLOCK B - ELEVATIONS
B
2800
24745
Title:
RE
K
1400
OC
24355
23975 BA-06
ET
3- White colour render 12 - Glass balustrade
BL
BB-06 23525
FR
ON
4- Light blue colour render 13 - Light green colour render
T
EA
3150
5- Lime stone 14 - Buff brick type 01
ST
2800
3150
EL
2800
6- Zinc colour spandrel panels 15 - Buff brick type 02
1164-MDO-XX-XX-DR-A-05002
EV
21223
20825 BA-05
A
BB-05 APPROVED
20375 BY
TI
7- Light grey curtain wall panels
ON
Sheet No.:
8- Control aspect louvers KEY PLAN
3150
2800
9- Double glazing with dark grey frame 1 : 200 2 1164
3150
Scale as: Current Rev.: Project No.:
2800
26625
17675 BA-04 17975
DO NOT SCALE ● USE FIGURED DIMENSIONS ONLY ● NOTIFY THE ARCHITECTS OF ANY DISCREPENCIES ON THE DRAWING PRIOR TO WORK PROCEEDING ● THIS DRAWING IS COPYRIGHT OF MCCAULEY DAYE O'CONNELL ARCHITECTS
BB-04 17225
14/07/2021 09:12:41 C:\Users\sallen\Downloads\1164-MDO-ZZ-ZZ-M3-A-3002_Sallen.rvt
3150
2800
3150
2800
14525 BA-03
BB-03 14075
19275
3150
2800
3150
2800
11375 BA-02
BB-02 10925
COURTYARD
3150
2800
3150
2800
8225 BA-01 8525
BB-01 7775
3525
CAR PARK
3175
3075
2650
3775
4700 CAR PARK LEVEL 4700 BB-00 4700
4100
STREAM N. BUILDINGS QUAY STREET PROPOSED BLOCK A BUILDING PROPOSED PODIUM PROPOSED BLOCK B BUILDING HIGH STREET EXISTING HOUSES
3 Contextual Section AA
1 : 200
31325 BB - Lift Overrun 31325
30575 BB-EV 30575
BB-08 29825
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728 MCCAULEY DAYE O’CONNELL ARCHITECTS 26
2800
BOUNDARY LINE
27275
27000
BB-07 26675
00A1
27
XX-XX-DR-A-05000
2
XX-XX-DR-A-05005
MCCAULEY DAYE O’CONNELL ARCHITECTS
1
7154
8225
23400
2850 10750 9800
9550 9500
XX
1 -X
X-D
2 Bed Apt 1 37
21 R-A
10200
02
50
Type 03 SH
9899
XX-XX-DR-A-06001 BIK OR -0
-0 50
85.07 m²
75
91 XX-XX-DR-A-06000 R-A
ES T S
- N TA
4 2 06
X-D
o2 Y
XX
XX
-X 2 00
99
XX-XX-DR-A-06001
00
-X
X-D
95 R-A
5.1. | INCLUSIVITY & ACCESS FOR NEW RESIDENTIAL DEVELOPMENT
-0
50
1 02
XX
SMOKE
SHAFT
1 Bed Apt 67
0 0 -X
22 AO 185 X-D
V
6200
1 Bed Apt Type 02 R-A
Type 02B 52.23 m² 34 2 -0
50
6200
93 62
15073 00 2 05
ø1
54.35 m²
ø 1800
9500
80
XX-XX-DR-A-06001
0
H
2 Bed Apt
L
BIK ON
Type 01
IG
ES G S 0
13899
- N TAY 9
50
o1 83.14 m²
14400
Studio 33
0 00
BLOCK B
41
H
5100
Type 01 72
0
34 13375
1 Bed Apt 40.54 m² 22 SM
ESB SH OK 12
6200
AF E 72
Type 02A 0
XX-XX-DR-A-05004
T
S
ø 1800
56.79 m²
91
99 0 1 Bed Apt 13375 62
00
T
5
18 Type 01
MECH/ELEC
1 Bed Apt
1
2700
R
ø 1800
Type 01 53.53 m² 3
14075 22
13
E
62 53.53 m² ME
CH
00
3
ø1
E
/E
ACCESS
14525 LE
80
1200
ROOF
C S
XE 62
ø 1800
0
XX-XX-DR-A-05001
T
BLOCK A
2 Bed Apt 14075 BO 00
ST
54099
1 Bed Apt
6600
4700 17450 PO
XX-XX-DR-A-06001
5850
Type 06
XX-XX-DR-A-05000
89.45 m² 1 Type 01A
COURTYARD
62 51 m² 14075 1 Bed Apt
00
1 Type 01G
12901
52.38 m² 69
00
98
45050
3 00
28
ø 1800
00
2 Bed Apt
48
1 Bed Apt
5850
8525
25 16
COURTYARD
XX-XX-DR-A-06000 50
76
6600
Type 06 55 13390
0 0
89.45 m² 18
5 Type 01G 61
2
1 Bed Apt
1200
ø1
14525 52.38 m²
80
X Type 01
0
X-X 1 00
V
16
AO
X-D 40 53.53 m² 28
MECH/ELEC
50 62 00
R-A 0 00 0 1 Bed Apt
2700
0
-0 13
ø 1800
14075
STREET
50
1 Bed Apt
06
BLOCK B 1 Bed Apt
Type 01E
00
GROUND FLOOR LEVEL (HIGH STREET)
59.17 m² 00 95
X 00 73
X-X 1 Type 01
6200
Type 02A 54 E
Studio X-D 1:20 OK T
56.79 m²
R-A 62
53.53 m² SM HAF
S
5100
Type 01 00
13800
-0 13805
40.54 m² 50 50
ø 1800
03 18
0
65
XX-XX-DR-A-05003 22
21
17100
50
1 Bed Apt
3
Terrace
Type 01B 50
76
BLOCK C
13805
2 Bed Apt
60.14 m² 00
69 95
9400
Type 05
ø1
2 Bed Apt 00
80
8250
QUAY
86.33 m²
2 03
0
Type 02
50
BLOCK C
55 50 -0
98 12
R-A
71.89 m²
4652 X-D
22
-X
52
XX
4300
7850 2400 1850 9500 4989
1933
23400
XX-XX-DR-A-05003
2
AOV
4300 14800
6699
BLOCK A XX-XX-DR-A-05001
2
4
3923
XX-XX-DR-A-05004
2177
1889
1858
A1
ISSUE FOR PLANNING
REV DATE DESCRIPTION BY NORTH POINT
1 08/12/2020 PAC APARTMENT TYPE LEGEND Client: Rhonellen Development
2 12/07/2021 SHD STAGE 3 PLANNING APPLICATION
Studio SITE ACCESS Project: Templar Place SHD
XX-XX-DR-A-05000
1 Bed Type Title: GA - THIRD FLOOR PLAN
2
2 Bed Type ONLY FOR REFERENCE
WITH PLAN DRAWINGS
XX-XX-DR-A-05005
DUAL ASPECT APARTMENTS
APPROVED BY
Sheet No.: 1164-MDO-XX-03-DR-A-02004
Scale as: 1 : 200 Current Rev.: 2 Project No.: 1164
DO NOT SCALE ● USE FIGURED DIMENSIONS ONLY ● NOTIFY THE ARCHITECTS OF ANY DISCREPENCIES ON THE DRAWING PRIOR TO WORK PROCEEDING ● THIS DRAWING IS COPYRIGHT OF MCCAULEY DAYE O'CONNELL ARCHITECTS 1
22/07/2021 12:54:43 C:\Users\rcollins\Documents\1164-MDO-ZZ-ZZ-M3-A-3002_MDO-rcollins.rvt
8225 23400
2850 10750 9800
9550 9500
XX
1 -X
X-D
9050
11658 2 Bed Apt
1 R-A
10200
02
50
9900
-0
Type 03A XX-XX-DR-A-06001
-0 4 50
82.67 m²
XX-XX-DR-A-06000 R-A 2 06
X-D XX
XX
-X 2 XX-XX-DR-A-06001 -X
728
X-D
R-A
ø1
-0
80
5
0
00
1 2
1850 XX
SMOKE
SHAFT
1 Bed Apt -X
X-D
6200
Type 02 R-A
1 Bed Apt
52.23 m² 34
2 -0
50
6200
Secondary Pedestrian Routes & Fire Escape
Type 02B 93
54.35 m²
62
00 2 05
XX-XX-DR-A-06001
0
85
12
13899
0
Studio
11
65
Fire Tender & Emergency Vehicle Access
BLOCK B
5100
1 Bed Apt Type 01 62
12200
ø 1800 00
Type 02A 40.54 m² 1 Bed Apt SM
25
SH OK 57
6200
56.79 m² Type 01C AF E 0
68
XX-XX-DR-A-05004
T
98
66.87 m²
MECH/ELEC
1
2700
48
50
50 50
83 18
1 Bed Apt ME
CH
ø1
8225 Type 01A /E
ACCESS
LE
80
1200
ROOF
C
0
2 Bed Apt
XX-XX-DR-A-05001
BLOCK A
51 m²
54100
62
6600
Type 06 00
5850
COURTYARD
XX-XX-DR-A-05000
89.45 m²
1 7775
1 VENT
25 ø 1800
Vehicular Acess into Car Park
45050
57
3 0
1 Bed Apt
8525 2 Bed Apt
Type 01D
5850
COURTYARD
XX-XX-DR-A-06000
6600
Type 06
Primary Pedestrian Routes
66.86 m²
89.45 m² 00
98
1200
ø1
8225
0
80
XX 65
11 850
0
1
V
14162
AO
-X 12
X-D
MECH/ELEC
1850 R-A
2700
-0
STREET
50
30000
BLOCK B
06 50
12
1 Bed Apt
XX
1
6200
Type 02A -X
Studio X-D
56.79 m²
Type 01 R-A
5100
16
-0 15
50
14630
40.54 m² 5
03
FIRST FLOOR LEVEL (QUAY STREET)
ACCESS & ROUTES THROUGH SITE
XX-XX-DR-A-05003
19142
1750
1750
8225 8125
3
9400 7980
BLOCK C
2 Bed Apt
Type 05
9400
ø1
QUAY
86.33 m² 1 Bed Apt
80
2 03
1850
BLOCK C
0
50
6200
Type 02
-0
52.23 m² R-A
X-D
Apartments
5039
2 Bed Apt Studio -X
9125 XX
Type 05A Type 05
Retail Unit
8300
4300
78.02 m² 53.48 m²
1933
12542
AOV
7850 2400 9500
XX-XX-DR-A-05003
23400
Amenity
4300
2
6699
BLOCK A 4
1164 - TEMPLAR PLACE SHD, QUAY STREET/HIGH STREET, BALBRIGGAN | 1164-606-DESIGN STATEMENT 20210728
XX-XX-DR-A-05001
2
ø1
1850
1850
AOV
80
8250 3890 4770 1285
0
XX-XX-DR-A-05004 MECH/ELEC LIFT
1800
2750
1500
FROSTED GLASS
ISSUE FOR PLANNING
REV DATE DESCRIPTION BY NORTH POINT
1 08/12/2020 PAC Client: Rhonellen Development
2 12/07/2021 SHD STAGE 3 PLANNING APPLICATION APARTMENT TYPE LEGEND
Project: Templar Place SHD
Studio
steps have been provided to the south as a secondary means
is located to the north of Block B leading to an external glazed
Response: The development has been laid out to maximise the use of
the existing steeply sloped site. A varied mix of studio, 1 and
2 bed units are provided in three blocks across the scheme
meeting the aspirations of a wide range of households. The
buildings and outdoor spaces in the development have all
ground floor of Block A has been raised above street level
taking into account flood risk. Level entry has been provided
to the north of the development along Quay Street with fire
A level approach and primary access point is provided to Block
level and the communal courtyard on the 1st floor. External
of external connection, accessed from a small terrace on the
The approach and primary access to Block A is provided along
been designed to be Part M compliant, following universal
Quay Street which naturally slopes down to the east. The
into a formal lobby with elegantly designed steps and a chair lift
provided, bringing residents and visitors into the ground floor.
There is a secondary access point to the site along Quay Street,
to the west providing level access to bike parking facilities.
Vehicle access to a proposed single-storey car park is provided
tender and emergency vehicle access to Blocks A and C also
B along High Street at 3rd floor level. A secondary access path
elevator that provides an accessible connection between this
Title: GA - FIRST FLOOR PLAN
1 Bed Type
amenity spaces and facilities for children of different ages,
• New homes meet the aspirations of a range of people and
ONLY FOR REFERENCE
2 Bed Type WITH PLAN DRAWINGS
• Areas defined as public open space that have either been
DUAL ASPECT APARTMENTS APPROVED BY
Sheet No.: 1164-MDO-XX-01-DR-A-02002
Scale as: 1 : 200 Current Rev.: 2 Project No.: 1164
DO NOT SCALE ● USE FIGURED DIMENSIONS ONLY ● NOTIFY THE ARCHITECTS OF ANY DISCREPENCIES ON THE DRAWING PRIOR TO WORK PROCEEDING ● THIS DRAWING IS COPYRIGHT OF MCCAULEY DAYE O'CONNELL ARCHITECTS
21/07/2021 17:44:42 C:\Users\rcollins\Documents\1164-MDO-ZZ-ZZ-M3-A-3002_MDO-rcollins.rvt
• New buildings present a positive aspect to passers by,
• There is a range of public, communal and/or private
taken in charge or privately managed will be clearly
avoiding unnecessary physical and visual barriers
Fire tender access for Block B is along High Street.
• Design and layout enable easy access by all
How easily can people use and access the development?
defined, accessible and open to all.
provided along Quay Street.
parents and the elderly
design principles.
households
3rd Floor.
Manual:
Design
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