ARCHITECTURAL DESIGN STATEMENT

Transcription

1 ARCHITECTURAL DESIGN STATEMENT Straegic Housing Development Planning Application Glenville Build to Rent Development at 24,26,28 Foster s Avenue, Mount Merrion, County Dublin On behalf of FOSTER STACK LTD. ABP File Ref: Date: March 2019

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3 Contents: Introdcution Section 1: Section 2: Section 3: Section 4: Section 5: Site Site Location Map Aerial views Local amenities Transport links Zoning and Uses Site context photos Existing buildings Existing site plans Existing Topography National Policy relating to scale Existing Skyline Site analysis Design Evolution Design development Design progression Shadow Analysis Studies Proposed Design Description Context Plan Site Plan Floor Plans Elevations Sections Contextual Sections Typical Apartment Layouts Schedules Schedule of Accommodation Housing Quality Standards Housing Quality Assessment Reference Images Summary conclusion 3D Photomontages

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5 00 DESIGN STATEMENT Introduction Overview This Design Statement has been prepared by John Fleming Architects under the appointment of the applicant, Foster Stack Ltd. This document forms part of a Strategic Housing Development planning application to An Bord Pleanala for the proposed re-development of a former derelict industrial site and a 2-storey residential dwelling at 24, 26, 28 Foster s Avenue, Mount Merrion, County Dublin. This statement should be read in conjunction with all the drawings and supporting technical reports prepared by the team and submitted as part of the application (Refer to drawing issue sheets supplied). Consultation The proposed scheme was discussed at a pre-planning meeting with the Dun Laoghaire Rathdown County Council Planning Department during the development of the design. The meeting took place on the subject site on 9th October One pre-planning meeting was held with An Bord Pleanala on 25th January The planning and design of the scheme has been informed by the advice, comments and recommendations made during these discussions and a number of adjustments were incorporated into the design in response to points raised. Vision for proposed development The proposed redevelopment of existing derelict dwellings and former derelict industrial units on a brownfield site seeks to rejuvenate a strategic site of 0.6 hectares (1.48 acres), with excellent transport connections on its doorstep. The N11 QBC is less than a 3-minute walk from the site, and University College Dublin Campus which is in itself a national transport hub is directly opposite the subject site. The proposal consists of the demolition of the existing derelict dwellings, industrial units and associated outhouses to facilitate the construction of a 5 storey Build to Rent residential scheme consisting of 3 no. apartments with a mix of one and two bedrooms (43% 1-Bedroom and 5% 2 Bedroom) that all have individual private amenity spaces complemented by access to communal amenity spaces and landscaped courtyards. The accommodation is arranged in one H-shaped block, with the fourth-floor accommodation set-back on all sides. All over a basement which is accessed via a ramp off Foster s Avenue. The basement provides for a car-park with 3 car-parking spaces, including 6 car club spaces, 26 bicycle spaces (32 additional bicycle spaces are provided at courtyard level), and 10 motor bike spaces, refuse stores and plant areas. Along the route in off Foster s Avenue there are 2 visitor parking spaces and the proposed ESB sub-station and switchroom. It is proposed to have a formal set-down area on Foster s Avenue adjacent to the main entrance to the apartment block, and an emergency vehicle entrance at the western edge of the Foster s Avenue boundary. Design Team: The statement was compiled in conjunction with the following design team members: Client/ Applicant Foster Stack Ltd Planning Consultants Simon Clear & Associates Structural Engineers Lohan & Donnelly Building Services Engineers Homan O Brien CGIs/ Visualisation 3D Design Bureau Daylight/ Sunlight Assessment 3D Design Bureau Transport Consultants TPS Landscape - ÁIT Urbanism + Landscape Ltd. Arboriculture Consultants - Ciaran Keating Flood Risk Assessment Lohan & Donnelly Architectural Consultants John Fleming Architects John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

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7 01 OS Map SITE Planning Pack Map H T Mh F O T E R Mh 22 Mh 4 'S Mh LS H Mhs Mh Mh All rights reserved. No part of this publication may be copied, reproduced or transmitted in any form or by any means without the prior written permission of the copyright owners LS H 23 LS 25 S Metres OUTPUT SCALE: 1:1, Feet SITE AREA Ha John Fleming Architects IN T T H O M A S R O A D Mhs ± N " Ordnance Survey maps never show legal property boundaries, nor do they show ownership of physical features. Suirbhéireacht Ordanáis Éireann, 2018 Ordnance Survey Ireland, CAPTURE RESOLUTION: The map objects are only accurate to the resolution at which they were captured. Output scale is not indicative of data capture scale. Further information is available at: search 'Capture Resolution' A The representation on this map of a road, track or footpath is not evidence of the existence of a right of way MAP SHEETS: Unauthorised reproduction infringes Ordnance Survey Ireland and Government of Ireland copyright MAP SERIES: 1:1,000 1:1,000 COMPILED AND PUBLISHED BY: Ordnance Survey Ireland, Phoenix Park, Dublin 8, Ireland. 3 LS Mh Mh ORDER NO.: _1 H 28 LS PUBLISHED: 26/03/ S R Mh 1 F O E A S LS T 'S U 20 Dublin Baile Átha Cliath V N 18 E Mh E CENTRE COORDINATES: ITM 19218,29446 Mh LS E H LS Mh LEGEND: search 'Large Scale Legend' (1.48 acres) GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

8 01 SITE Satellite aerial view N11 STILLORGAN ROAD CBC UCD THE FOSTERS FOSTER S AVENUE SAINT THOMAS MEADE SAINT THOMAS ROAD THE RISE SITE AREA Ha (1.48 acres) John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

9 01 SITE Satellite aerial views N11 UCD SAINT THOMAS ROAD 0.6 hectares 1.48 acres FOSTER S AVENUE THE FOSTER S THE FOSTER S 0.6 hectares 1.48 acres NORTH AVE SAINT THOMAS ROAD N11 FOSTER S AVENUE UCD N11 THE RISE UCD SAINT THOMAS ROAD 0.6 hectares 1.48 acres FOSTER S AVENUE THE FOSTER S FOSTER S AVENUE SAINT THOMAS ROAD THE FOSTER S UCD 0.6 hectares 1.48 acres THE RISE N11 John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

10 01 SITE CONNECTIONS - Local Amenites N CITY CENTRE 6KM DONNYBROOK VILLAGE 2.KM ST VINCENTS HOSPITAL 2.5KM RTE STUDIOS 1.8KM RICHVIEW OFFICCE PARK 3.1KM UCD BOOTERSTOWN MARSH NATURE RESERVE 2KM STILLORGAN Q.B.C MONTROSE 1.4KM BOOTERSTOWN DART STATION 1.8KM UCD CAMPUS NORTH AVENUE ISLAMIC CULTURAL CENTRE OF IRELAND 1.8KM SAINT THOMAS ROAD PUBLIC PARK 300M ST THOMAS CHURCH 200M BLACKROCK CLINIC 3KM SITE THE RISE MOUNT MERRION 800MM DEER PARK 1KM STILLORGAN 2KM Google Maps View Not to scale Subject site outlined in red John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

11 01 SITE CONNECTIONS - Transport Links The proposed development of 3 apartments in a Build to Rent scheme on a 0.6 hectare (1.48 acre) brownfield site seeks to rejuvenate a strategic site and looks at the potential for higher density in an area served by great public transport infrastructure. The subject site is located along a key arterial route into the city centre, and directly opposite the commuter centre at University College Dublin. BICYCLE LANE STILLORGAN ROAD Q.B.C PUBLIC PARK UCD FUTURE EASTERN BY PASS CORRIDOR FOSTER S AVENUE 3 MINUTE WALK BUS Q.B.C BICYCLE LANE SITE NORTH AVENUE SAINT THOMAS ROAD Google Maps View Not to scale Subject site outlined in red N SITE AREA Ha (1.48 Acres) John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

12 01 SITE Zoning and Uses The proposed redevelopment of derelict residential houses and derelict former industrial units on a 0.6 hectare (1.48 acre) brownfield site seeks to rejuvenate a strategic site. The development of this brownfield site corrects the current non-conforming industrial use and to return it in line with Dun Laoghaire Rathdown County Council s zoning objective. SITE N Dun Laoghaire-Rathdown County Council- Land Use Zoning Objective Map Not to scale Site Boundary John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

13 01 SITE CONTEXT - Existing views of site Subject Site Key plan- nts View 1 - Foster s Avenue travelling West Subject Site View 4 - From The Foster s View 2 - Foster s Avenue travelling East View 3 - Foster s Ave looking West John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

14 01 SITE CONTEXT - Existing buildings 3. Subject Site View 1 2-storey derelict dwelling to be demolished 4. Aerial view of existing buildings on site View 2 - Derelict industrial units to be demolished View 4 - Derelict building and boundary wall to be demolished View 3 - Interior of derelict industrial units to be demolished John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

15 01 SITE CONTEXT - Existing site U C D C a m p u s N o v a U C D 6962 F O S T E R ' S A V E N U E Ridge 22, Foster's Ave T H E F O S T E R ' S 1, The Fosters Construction of new UCD e n t r a n c e i n p r o g r e s s 30, Foster's Ave Ridge Ridge Ridge , The Fosters Ridge Ridge M M 23, St Thomas Road rear garden M 2, St Thomas Road rear garden 25, St Thomas Road rear garden N O R T H A V E N U E S A I N T T H O M A S R O A D John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

16 01 SITE CONTEXT - Existing site with proposed outlined U C D C a m p u s N o v a U C D 6962 F O S T E R ' S A V E N U E 6500 Ridge , Foster's Ave T H E F O S T E R ' S 1, The Fosters Construction of new UCD e n t r a n c e i n p r o g r e s s 30, Foster's Ave Ridge Ridge Ridge , The Fosters Ridge Ridge M M 23, St Thomas Road rear garden M 2, St Thomas Road rear garden 25, St Thomas Road rear garden N O R T H A V E N U E S A I N T T H O M A S R O A D LINE OF PROPOSED BUILDING John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

17 01 SITE CONTEXT - Existing Topography The geography and topography of the receiving environment is receptive to the proposed heights and scale. The subject site on Foster s Avenue is in a physical dip or hollow. In response, the main mass of the building has been pushed into the centre of the site, with the top floor set back on all sides to address the scale of the neighbouring houses. The highest point of the proposed building is located on the centre of the site to prevent overshadowing of the neighbours existing rear gardens (see Daylight and Sunlight assessment by 3D Design Bureau) and the proposed amenity spaces within the scheme. Dun Laoghaire Rathdown County Development Plan (CDP) Appendix 9 Building Height Strategy, Section Upward Modifiers, states that Upward Modifiers may apply where: d. The built environment or topography would permit higher development without damaging the appearance or character of the area, for example: In an area where the location or scale of existing buildings would allow the recommended height to be exceeded with little or no demonstrable impact on its surroundings, In a dip or hollow, behind a rise, or near a large tree screen, where the impact of a higher building would have little or no additional impact on its surroundings. 23, St Thomas Road M St Thomas Road M 23, St Thomas Road M M M M M M M M M M M M Foster's Ave M St Thomas Road 23, St Thomas Road Extent of Site 24, Fosters Ave Fosters Ave Nova UCD Campus Existing site section 23, St Thomas Road M Parapet Level M Top Floor M M M M M M 6500 St Thomas Road M 23, St Thomas Road M St Thomas House Ground level Third Floor Level M Second Floor Level M First Floor Level M Ground Floor Level COURTYARD Foster's Ave M Proposed site section 23, St Thomas Road EAST ELEVATION (SIDE) SCALE 1:250 Extent of Site Foster's Avenue UCD Campus John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

18 01 SITE CONTEXT - National and Local Policy The scale and height of the proposed apartment scheme on Fosters Avenue must be considered, analysed and assessed in the context of both national planning policy and also a more site specific and detailed level. The introduction of the Strategic Housing Development (SHD) planning application process, is part of a greater national response to the current shortage of residential accommodation, that is particularly acute in the larger urban centres of the country. Even since the introduction of the Town Planning Legislation and policy in Ireland, circa 1963, the vast majority of new residential accommodation has been in the form of detached and semidetached housing with private off-street car parking and sizable from and rear gardens, at densities rarely above ten units to the acre. Much of this type of housing has been delivered on lands adjacent to city centres and public transport. The subject site is less than 5km from O Connell Bridge, and is 300m from the Stillorgan dual carriageway (N11) and QBC, however the immediate neighbours to the site are dormer bungalows at a prevailing density of approximately 6 units per acre. The proposed redevelopment of derelict residential dwellings and derelict former industrial units on a 0.6 hectare (1.48 acre) brownfield site seeks to rejuvenate a strategic site and looks at the potential for higher density in an area served by great public transport infrastructure. The development of this brownfield site corrects the current non-conforming use to return it in line with its zoning objective. The subject site is located along a key arterial route into the city centre, and directly opposite the commuter centre at University College Dublin. The proposed building s height and scale is appropriate for its geographical location and proximity to transport links, local amenities and the city centre. In many ways this site is a perfect fit with the objectives of recent national policy. And although the proposed density is substantially higher than its existing neighbours, it achieves a density consistent with 100/hectares, and as such fully utilises the development potential of the site without exceeding 5 floors in height. SPPR 4 It is a specific planning policy requirement that in planning the future development of greenfield or edge of city/town locations for housing purposes, planning authorities must secure: 1. the minimum densities for such locations set out in the Guidelines issued by the Minister under Section 28 of the Planning and Development Act 2000 (as amended), titled Residential Development in Urban Areas (200) or any amending or replacement Guidelines; 2. a greater mix of building heights and typologies in planning for the future development of suburban locations; and 3. avoid mono-type building typologies (e.g. two storey or own-door houses only), particularly, but not exclusively so in any one development of 100 units or more. Urban Development and Building Heights Chapter 3 Building Height and the Development Management process The proposed building s height and scale is supported by the local authority s own guidelines, an excerpt from the Dun Laoghaire Rathdown County Development Plan (CDP) Appendix 9 Building Height Strategy Section 3.3 Public Transport Corridors states: The N11 corridor has seen a pattern of taller apartment schemes constructed at key corner sites along its route through the County. As such schemes are restricted from taking access directly from the N11, corner sites at junctions between the N11 and the larger side roads have been the most common location for intensification of development. These developments have tended to range from 3 to storeys. The width of the corridor, at over 40 metres, provides an opportunity for taller buildings to enclose this space. The higher residential densities that have been realised in this area in the last few years were as a result of policies in the 2004 County Development Plan which promoted higher densities within a 500 metre catchment of a QBC and also allowed for consideration of higher densities on large development sites, in excess of 0.5ha. It continues to list as Upward Modifiers in Appendix 9 Building Height Strategy section 4.8.1: e. A development would contribute to the promotion of higher densities in areas with exceptional public transport accessibility, whilst retaining and enhancing high quality residential environments. (Areas with exceptional public transport accessibility are defined as areas within a 500m walkband on either side of the Luas corridor, a 500m walkband around the DART stations, a 500m walkband on either side of the N11 and 100m walkband on either side of a QBC). Densities should be higher adjacent to these corridors and nodes and grade down towards neighbouring areas so that they are lower in close proximity to residential areas. f. The size of a site, e.g. 0.5ha or more, could set its own context for development and may have potential for greater building height away from boundaries with existing residential development. The proposed scheme mass, scale and height is an acceptable response to the site, context and current legislitive policies, all the while addressing and adhering to the 3 focal principles of the local authorities Development Plan namely; To protect the residential amenities of the County, to protect the County s built heritage and natural areas of exceptional beauty, and lastly, to promote higher densities and allow for increased building heights around public transport nodes and centres of activity. John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

19 01 SITE CONTEXT - Skyline The proposed Glenville Build to Rent apartment scheme is designed to maximise the potential of a site that currently occupies circa seventy metres of street frontage along Foster s Avenue. EFFECTIVE SKYLINE CREATED BY TREE TOPS The existing derelict industrial structures on the subject site have a disjointed building line behind a high rendered wall with several gated entrances. The existing buildings are dilapidated and the overall current appearance of the properties are out of character and conspicuous on Foster s Avenue. The front façade of the proposed scheme has been designed to address Foster s Avenue, and has been carefully modulated so as to maximise access for daylight and while having appropriate and reasonable regard for adjacent properties. Existing view up Foster s Avenue Foster s Avenue is a prominent tree lined avenue where the streetscape and skyline is created by the existing tree line. The mass and scale of the proposed building is intended to respect this line, and the overall height and scale of the proposed scheme is dictated by the current treeline. EFFECTIVE SKYLINE CREATED BY TREE TOPS It is intended to further reinforce this treeline with additional planting previously agreed with the Local Authority. Proposed view up Foster s Avenue John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

20 30, Foster's Ave 30, Foster's Ave M M M M Road rear garden Road rear garden 25, St Thomas 25, St Thomas , The Fosters 2, The Fosters SITE Site Analysis: Sunlight, Noise, Levels N Sunpath study U C D C a m p u sn o v a U C D T H E F O S T E R ' S Noise, Level changes, Boundary treatments U C D C a m p u sn o v a U C D T H E F O S T E R ' S Construction of new UCD e n t r a n c e i n p r o g r e s s Western Afternoon light F O S T E R ' S A V E N U E , Foster's Ave 1, The Fosters Eastern Morning light Construction of new UCD e n t r a n c e i n p r o g r e s s F O S T E R ' S A V E N U E , Foster's Ave 1, The Fosters 2491 Road rear garden 23, St Thomas M 2491 Road rear garden 23, St Thomas M Road rear garden 2, St Thomas Midday Road rear garden 2, St Thomas N O R T H A V E N U E S A I N T T H O M A S R O A D N O R T H A V E N U E S A I N T T H O M A S R O A D Sun path diagram Not to scale Sun path diagram Not to scale Site outline Significant vehicular route Boundary retaining wall Significant level change Likely noise infiltration John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

21 02 DESIGN EVOLUTION Design development The initial design evolution began by addressing the prominent street frontage on to Foster s Avenue and developing a scheme with two main blocks at the extreme North and South boundaries of the site linked by a large central communal courtyard. FOSTER S AVENUE From inception it was evident that the depth of the site, and the fact that the site occupies such an extensive length of Foster s Avenue, that the scheme would need to make a positive contribution to place-making and introduce a prestigious arrival/entrance area to improve the public realm and respond to the scale of adjoining properties and create something of visual interest in the streetscape. Early elevation and materiality studies are included below. FOSTER S AVENUE FOSTER S AVENUE FOSTER S AVENUE FOSTER S AVENUE FOSTER S AVENUE FOSTER S AVENUE FOSTER S AVENUE John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

22 02 DESIGN EVOLUTION Design progression The subject site s topography became apparent as the results of site surveys were received. The extent of the level change between the rear gardens of the properties on St Thomas Road became evident, the response was to move the southern volume of the scheme away from this boundary. FOSTER S AVENUE Massing and modelling exercises were conducted (displayed on the proceeding pages) that indicated if the top floor of the proposed scheme was set back on all sides, the impact of the development on the receiving environment would be imperceptible. The existing industrial units are effectively 3-storey at ridge height and encompass the majority of the site at present up to and including the boundaries. FOSTER S AVENUE Withdrawing from the rear boundary created a sheltered private landscaped garden to the south. The front and rear blocks were linked through a narrow spine of accommodation, that created an Eastern and Western courtyard. FOSTER S AVENUE The scheme evolved into a H-shaped building that maximized the potential of the site without compromising the quality of existing or proposed accommodation. Further detailed Daylight/Sunlight studies conducted by 3D Design Bureau of the more progressed design indicated that the scheme would benefit from a combination of rooftop and ground floor amenity spaces. Including both internal and external space that were receiving good quality of light at every time of the day possible ensures that the future residents have a choice of high quality amenity spaces throughout the day that can be enjoyed in all weather conditions. FOSTER S AVENUE The later introduction of winter gardens to the apartments facing onto the eastern courtyard allows light to penetrate deeper into the plan. John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

23 PLANNING 15m 20m DRAWING STATUS OC w:\1 jobs\19\03-planning\3.1 planning application\3.1.2.xref DRAWING LOCATION 19 REV P JOB NO. REVISION MAR 2019 SCALE DRAWING NUMBER DRAWN BY DATE DRAWING Proposed Ground Floor Plan 1:200 CLIENT PROJECT Glenville Fosters Avenue A R C H I T E C T S FOSTER STACK LTD. 103 LEESON STREET UPPER, DUBLIN 4. T: (01) E: info@jfa.ie W: JOHN FLEMING BY DESCRIPTION DATE REV 4. THE CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL LEVELS AND DIMENSIONS. 8. CONTRACTOR IS RESPONSIBLE FOR THE COORDINATION OF STRUCTURE FINISHES AND SERVICES.. ALL PROPRIETARY ITEMS TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSTRUCTIONS. 5. ALL STRUCTURE TO BE TO STRUCTURAL ENGINEERS DETAILS. 6. ALL MECH & ELEC SERVICES TO SERVICES ENGINEERS DETAILS. 2. DO NOT SCALE DRAWING. USE FIGURED DIMENSIONS ONLY. GENERAL NOTES 1. COPYRIGHT RESERVED 3. ALL DISCREPENCIES TO BE REPORTED TO ARCHITECT. 02 Design progression DESIGN EVOLUTION 5m 10m Further detailed Daylight/Sunlight studies conducted by 3D Design Bureau of the more progressed design indicated that some of ground floor apartments, particularly in inner corner location, would be better substituted for storage spaces and more open glazed amenity functions. 000 Bicycles (5 spaces ) Main Entrance sqm Substation sqm sqm sqm sqm 950 Switch sqm 82 sqm sqm 52 sqm Lobby/Reception 46 sqm sqm sqm sqm 82 sqm sqm sqm 6 sqm sqm 83 sqm sqm 51 sqm 51 sqm 55 sqm 51 sqm 51 sqm 0.14 sqm 0.05 Resident gym relocated here from basement location Resident's Gym 83 sqm 3 sqm 0m 5m Secondary Entrance sqm sqm Stair Core 2 15m m sqm Winter Garden 000 Bicycles (22 spaces) sqm sqm 51 sqm 55 sqm 51 sqm 51 sqm sqm Top Floor M 6 Third Floor Level M 6 Second Floor Level M COURTYARD Ground Floor Level Foster's Ave M First Floor Level M Advanced Daylight/Sunlight studies suggested that apartments situated in the extreme inner corners would be enhanced by maximising the daylight quality through floor to ceiling glazing and fully glazed corners Before: M Parapet Level M Additional internal secure bicycle storage created for residents adjacent to secondary pedestrian entrance to scheme Switch 2 46 sqm m Pedestrian Entrance to Courtyard Amenity Area sqm 143 sqm sqm sqm TV Screen sqm Winter Garden 0.08 Switch 1 Storage Winter Garden sqm 4350 Provisional location for ground floor apartments overlooking eastern courtyard TV Screen sqm Stair Core sqm sqm Substation Amenity Area ESB % Slope ESB Blank Gable 9 sqm Access to Basement Carpark sqm sqm Visitor parking with elec. charging sqm sqm sqm Bicycles (5 spaces ) Bins 36 s.q.m 0m 1800 After: 8600 A V E N U E F O S T E R ' S 328 Access 6500 Before: Foster's Avenue Extent of Site Adjoining Property on St. Thomas Rd WEST ELEVATION (SIDE) SCALE 1:200 The studies also indicated that the enjoyment of accommodation along the central spine looking out towards the eastern courtyard would be vastly improved with the introduction of winter gardens. After: 1000 Parapet Level M These are extended up to the fourth level amenity space to ensure that the communal spaces can be enjoyed 365 days a year Top Floor M Extent of Site EAST ELEVATION (SIDE) SCALE 1:200 COURTYARD Basement Floor Level M Adjoining Property on St. Thomas Rd Ground Floor Level First Floor Level M Third Floor Level M Second Floor Level M John Fleming Architects Winter gardens Winter gardens were introduced so that enhanced daylight could penetrate deeper into the apartment plans. 5 Foster's Ave M Extensive floor to ceiling glazing Foster's Avenue GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

24 02 DESIGN EVOLUTION Shadow analysis studies SPRING EQUINOX 20th MARCH Existing site conditions Proposed site conditions 09:00 AM :00 PM 15:00 PM John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

25 02 DESIGN EVOLUTION Shadow analysis studies SUMMER SOLSTICE 21th JUNE Existing site conditions Proposed site conditions 09:00 AM :00 PM 15:00 PM John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

26 03 PROPOSED DESIGN Description Proposed project description The architectural intent is to provide a new high quality building on a site located on a prominent stretch of Foster s Avenue within the established setting of Mount Merrion. Conceptually we endeavoured to propose a strongly composed, well mannered building employing classic design proportions. The apartments are arranged in one H-shaped block, described as a 5-storey block as the fourth floor level set back on all sides, all over a basement car-park with 3 carparking spaces, 26 cycle spaces (a further 22 spaces are provided at internally at ground level), 6 car club spaces are included along with 10 motor bike spaces. It is proposed to include 53 One-Bedroom 2-Person apartments, only one Two-Bedroom 3-Person apartment and then the remaining 69 Two-Bedroom apartments are 4-Person apartments with a minimum required floor area of 3 square meters. All of the proposed apartments are generously proportioned and exceed the required floor areas. The building incorporates quality materials to achieve a high end Build to Rent apartment development consisting of 3 no. apartments with a mix of one and two bedrooms and all having access to communal amenity spaces, landscaped courtyards as well as individual private balcony amenity. The urban realm to the front of the building has been carefully designed to provide a space to suit all age groups, and provides a new amenity space that should minimise the impact of the proposed scheme for existing local residents. Development summary Zoning: The site is Zoned A to protect, provide and improve residential amenities Dun Laoghaire Rathdown County Development Plan : Permissible Uses: Residential Assisted Living Accommodation Open for Consideration: Community Facility Cultural Use Education Guest House Proposed Height: 5 storey (fourth floor set-back) Site Area: Site Coverage: 3% Gross Internal Floor Area: 6,068 sqm (0.6 hectares/ 1.48 acres) sqm Refer to reports submitted by Simon Clear Associates for further site information. Universal access The proposed Build to Rent scheme has been designed with Universal access principals in mind, both internally and externally. Following the planning process a comprehensive Disability Access Certificate submission will be lodged by the applicant, and all compliance requirements will be met. Sustainable development Taking account of the guiding principles of the Urban Design Manual - Best Practice Guide prepared by the Department of the Environment, Heritage and Local Government we have identified three criteria of particular relevance, namely, CONTEXT, CONNECTIONS and EFFICIENCY. These are elaborated on throughout this document. Urban Design Manual A best practice guide Fire safety design It is proposed that the apartments comprised in this Build to Rent scheme will be sprinklered, and the scheme has been designed with this principal in mind, both internally and externally. Jeremy Gardiner Associates have completed an initial Fire Safety review of the scheme to ensure compliance with Part B regulations. Following the planning process a comprehensive Fire Safety Certificate submission will be lodged by the applicant, and all compliance requirements will be met. May 2009 A companion document to the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

27 03 CONTEXT Site Plan PROPOSED DESIGN Campus Nova UCD A V E N U E M M F O S T E R ' S M UCD STOP ' S E S T O F 30, Foster's Ave R , Foster's Ave E 200 H , The Fosters M Sedum Roof T , The Fosters M 23, St Thomas Road rear garden 25, St Thomas M Road rear garden , St Thomas M Road rear garden N O R T H A V E N U E m S A I N T T H O M A S 5m 10m 15m 20m R O A D SITE PLAN SCALE 1:1000 John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

28 M M M 03 Site/Roof Plan PROPOSED DESIGN STOP , Foster's Ave , Foster's Ave , The Fosters M Sedum Roof , The Fosters EXISTING SOUTH TREE LINE TO NEIGHBOURING HOUSE AT REAR SITE PLAN SCALE 1:500 GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH M John Fleming Architects

29 AMENITY SPACE John Fleming Architects Winter Garden Secondary Entrance Eastern Courtyard 1, The Fosters 328 Exit to Courtyard 83.3 sqm Switch 1 Substation ESB 52.6 sqm sqm sqm 0.21 Lobby/Reception 46 sqm Access to Basement Carpark 6. sqm sqm 0.1 Service Raiser Stair Core 1 Lift M M STOP , Foster's Ave Main Entrance Existing blank gable of 2, The Fosters 6 sqm 8.1 sqm sqm 0.13 Switch 2 Bicycles (22 spaces) 3 sqm sqm Storage 83.3 sqm 52.6 sqm sqm sqm Bicycles (5 spaces ) 50.9 sqm Resident's Gym Stair Core sqm Amenity Area 950 Lift sqm sqm sqm 0.11 Service Raiser Exit to Courtyard 1611 Southern Courtyard 83.3 sqm sqm sqm sqm 0.0 Western Courtyard sqm sqm M F O S T E R ' S 2 BEDROOM APT LEGEND , Foster's Ave 03 Ground Floor Plan PROPOSED DESIGN A V E N U E Bicycles (5 spaces ) TV Screen BEDROOM APT m 5m 10m 15m 20m GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

30 03 PROPOSED DESIGN First Floor Plan F O S T E R ' S A V E N U E M M STOP M , Foster's Ave sqm sqm sqm sqm sqm Service Raiser Lift M Void Stair Core sqm sqm sqm sqm sqm sqm , Foster's Ave sqm sqm sqm sqm sqm , The Fosters sqm sqm sqm sqm sqm Lift Service Raiser M sqm Stair Core sqm sqm sqm sqm sqm 000 Existing blank gable of 2, The Fosters Winter Garden Winter Garden Winter Garden 1849 LEGEND 1 BEDROOM APT 2 BEDROOM APT m 5m 10m 15m 20m John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

31 F O S T E R ' S A V E N U E 03 PROPOSED DESIGN Second Floor Plan STOP 2, The Fosters 30, Foster's Ave M M M sqm sqm sqm sqm sqm sqm sqm 22, Foster's Ave 1, The Fosters Service Raiser Service Raiser Lift Lift sqm sqm Guest Suite 21 sqm M Stair Core sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm M sqm sqm sqm sqm sqm sqm sqm Winter Garden Winter Garden Stair Core sqm Winter Garden LEGEND 1 BEDROOM APT 2 BEDROOM APT GUEST APT m 5m 10m 15m 20m John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

32 F O S T E R ' S A V E N U E 03 PROPOSED DESIGN Third Floor Plan STOP 2, The Fosters 30, Foster's Ave M M M sqm sqm sqm sqm sqm sqm sqm sqm sqm Service Raiser M 22, Foster's Ave 1, The Fosters Service Raiser Lift Guest Suite Lift sqm M 21 sqm Stair Core sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm sqm Winter Garden Winter Garden Stair Core sqm Winter Garden LEGEND 1 BEDROOM APT 2 BEDROOM APT GUEST APT m 5m 10m 15m 20m John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

33 F O S T E R ' S A V E N U E 03 PROPOSED DESIGN Fourth Floor Plan STOP 30, Foster's Ave Sedum Roof Sedum Roof sqm sqm sqm sqm sqm sqm Roof terrace sqm sqm Service Raiser Lift Amenity 64 sqm sqm Lift Service Raiser Guest M Bedroom M M M M 21 sqm Stair Core Stair Core sqm sqm sqm sqm 940 LEGEND 1 BEDROOM APT 2 BEDROOM APT AMENITY SPACE sqm sqm sqm sqm sqm sqm Sedum Roof Sedum Roof , The Fosters 22, Foster's Ave 1, The Fosters 0m 5m 10m 15m 20m John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

34 03 PROPOSED DESIGN Basement Plan M 10 1 Bicycles (23 spaces ) Under ESB Restricted Level Height Access to Basement Carpark Service Raiser Lift Store 5.5 sqm Stair Core 1 Corridor Bins storage 55 s.q.m Bicycles (25 spaces ) Motorcycles (5 spaces ) 66 Motorcycles (5 spaces ) Total Car Parking Spaces: 3 Total Motorcycles spaces: 10 Total Bike Spaces: LEGEND CWS Booster Sprinkler Booster Plant 141 s.q.m. Car Club (6 Spaces) STOP M MWS Booster CWS tank Racks MWS tank Cinema 53 s.q.m Laundry 16 s.q.m. Lift Corridor Bicycles (196 spaces ) M Stair Core 2 Bins storage 54 s.q.m M AMENITY SPACE SERVICES 0m 5m 10m 15m 20m John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

35 03 PROPOSED DESIGN North & West Elevations Parapet Level M M M M Top Floor M M M Third Floor Level M M Second Floor Level M M M First Floor Level M Ground Floor Level Adjoining properties on Fosters Ave 6965 Extent of Site Adjoining properties on Fosters Ave Proposed North Elevation NORTH ELEVATION (FRONT) SCALE 1: M M M M M M M M M M M M Parapet Level Parapet Level M M Top Floor Top Floor M M Third Floor Level Third Floor M Level M Second Floor Level Second Floor M Level M , St Thomas Road 2, St Thomas Road M M Foster's Ave M Foster's Ave M COURTYARD COURTYARD 4 4 First Floor Level First Floor MLevel M 15 Ground Floor Level 15 Ground Floor Level Fosters Av Fosters Av WEST ELEVATION (SIDE) SCALE WEST ELEVATION 1:200 (SIDE) 0m 5m 10m 15m 20m SCALE 1:200 0m 5m 10m 15m 20m Proposed West Elevation Extent of Site Fosters Av Extent of Site Fosters Av MATERIAL KEY MATERIAL KEY 1. Selected red/ orange brick 9. Powder coated metal door to ESB Substation and Pre-formed Selected red/ Concrete orange brick capping 9. Powder access door coated metal door to ESB Substation and Pre-formed Feature stone Concrete frame capping 10. Selected access door light weight glazing system with spandrel Feature Glass balustrade stone frame to balcony 10. panels Selected light weight glazing system with spandrel Louvred Glass balustrade privacy screen to balcony 11. panels Glazed winter garden (Lumon glazing) Double Louvred glazed privacy aluminium screen windows/ doors to 11.. Frosted Glazed winter glass to garden window (Lumon glazing) 6. Double selected glazed colouraluminium windows/ doors to. 13. Frosted Metal railings glass boundary to windowfence. See AIT design for. Double selected glazed colouraluminium high window to selected 13. Metal detailsrailings boundary fence. See AIT design for. Double colour glazed aluminium high window to selected detailshigh rendered block wall 8. Powder colour coated metal entrance gate Retaining high stepped rendered planter block wall to AIT landscape 8. Powder coated metal entrance gate 15. Retaining design stepped planter wall to AIT landscape design John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

36 03 PROPOSED DESIGN South & East Elevations M M Parapet Level M M M M Top Floor M Third Floor Level M Second Floor Level M First Floor Level M Ground Floor Level M Adjoining properties on Fosters Avenue 186 Extent of Site Adjoining properties on The Fosters Proposed South Elevation SOUTH ELEVATION (REAR) SCALE 1: , St Thomas Road M Foster's Ave M Parapet Level M 3 Top Floor M Third Floor Level M Second Floor Level M First Floor Level M Ground Floor Level M M M M M M M M M M COURTYARD COURTYARD M M Parapet Level M 3 Top Floor M M Third Floor Level M Second Floor Level M First Floor Level M 15 5 Ground Floor Level Foster's Ave M Fosters Av Extent of Site Fosters Av 23, St Thomas Road Extent of Site Foster's Avenue EAST ELEVATION WEST ELEVATION (SIDE) (SIDE) SCALE 1:200 SCALE 1:200 0m Proposed East Elevation 0m 10m MATERIAL KEY MATERIAL KEY 5m 10m 5m 15m 20m 15m 20m 1. Selected red/ orange 1. Selected brick red/ orange brick 9. Powder coated metal 9. Powder door to coated ESB Substation metal door and to ESB Substation and 2. Pre-formed Concrete 2. Pre-formed capping Concrete capping access door access door 3. Feature stone frame 3. Feature stone frame 10. Selected light weight 10. Selected glazing system light weight with spandrel glazing system with spandrel 4. Glass balustrade 4. to Glass balcony balustrade to balcony panels panels 5. Louvred privacy 5. screen Louvred privacy screen 11. Glazed winter garden 11. Glazed (Lumon winter glazing) garden (Lumon glazing) 6. Double glazed 6. aluminium Double windows/ glazed aluminium doors to windows/. Frosted doors toglass to. window Frosted glass to window selected colour selected colour 13. Metal railings boundary 13. Metal fence. railings See boundary AIT design fence. for See AIT design for. Double glazed. aluminium Double high glazed window aluminium to selected high window details to selected details colour colour high rendered 14. block 1800 wall high rendered block wall 8. Powder coated 8. metal Powder entrance coated gatemetal entrance 15. gateretaining stepped 15. planter Retaining wall to stepped AIT landscape planter wall to AIT landscape design design John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

37 03 PROPOSED DESIGN Sections Adjoining properties on St. Thomas Rd M Bed 1 Bed 1 Bed 1 Bed 1 Bed M 2 Bed 2 Bed 2 Bed 2 Bed 2 Bed EXISTING GROUND LINE 2 Bed 1 Bed 1 Bed 1 Bed 1 Bed Bed 2 Bed 2 Bed 2 Bed 2 Bed EXISTING GROUND LINE Basement Car Park Basement Car Park Extent of Site Bed 1 Bed 2 Bed 1 Bed 2 Bed 1 Bed 2 Bed 1 Bed 2 Bed 1 Bed 2 Bed 1 Bed 2 Bed 1 Bed 25 Parapet Level M Top Floor M Third Floor Level M 2 Bed 1 Bed Second Floor Level M 2 Bed 1 Bed First Floor Level M 2 Bed 1 Bed Ground Floor Level Basement Floor Level M Parapet Level M Top Floor M Third Floor Level M Second Floor Level M First Floor Level M Ground Floor Level Fosters Ave M Basement Floor Level M Fosters Ave M Foster's Avenue Adjoining properties on St. Thomas Rd Extent of Site Foster's Avenue UCD Campus Proposed Section A-A SECTION AA SCALE 1:250 A B B Parapet Level M M A Parapet Level M Top Floor M Third Floor Level M M Second Floor Level M First Floor Level M Ground Floor Level Basement Floor Level Adjoining properties on Fosters M Avenue Third M Floor Level M 2600 Top Floor M Second Floor Level M First Floor Level M Ground Floor Level Basement Floor Level M EXISTING GROUND LINE M EXISTING GROUND LINE 25 2 Bed 1 Bed 2 Bed 2 Bed 2 Bed 2 Bed Bed 2 Bed 2 Bed 2 Bed 2 Bed 1 Bed 2 Bed 2 Bed 2 Bed 2 Bed 2 Bed 2 Bed 2 Bed 2 Bed Basement Car Park Basement Car Park. Extent of Site EXISTING GROUND LINE EXISTING GROUND LINE M M Adjoining properties on Fosters Avenue 1500 Adjoining properties on Fosters Avenue Proposed Section B-B SECTION BB SCALE 1:250 Extent of Site Adjoining properties on Fosters Avenue John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019 SECTION BB SCALE 1:250

38 Glenville signage 03 PROPOSED DESIGN Contextual Sections 23, St Thomas Road M St Thomas Road M 23, St Thomas Road M M M M M M M M M M M M Foster's Ave M St Thomas Road 23, St Thomas Road Extent of Site 24, Fosters Ave Fosters Ave Nova UCD Campus Existing Longitudinal Site Section 23, St Thomas Road M Parapet Level M Top Floor M M M M M M 6500 St Thomas Road M 23, St Thomas Road M St Thomas House Ground level Third Floor Level M Second Floor Level M First Floor Level M Ground Floor Level COURTYARD Foster's Ave M Proposed Longitudinal Section 23, St Thomas Road EAST ELEVATION (SIDE) SCALE 1:250 Extent of Site Foster's Avenue UCD Campus M M M M M M M 20, Fosters Ave 22, Fosters Ave Extent of Site Fosters Ave 30, Fosters Ave 32, Fosters Ave Existing Contiguous Elevation M M M M M M M M M M M 4 Carpark signage M 20, Fosters Ave 22, Fosters Ave Extent of Site Fosters Ave 30, Fosters Ave 32, Fosters Ave Proposed Contiguous Elevation John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

39 03 PROPOSED DESIGN Typical Apartment Layouts Balcony.5 sq.m. Balcony 5.0 sq.m Bedroom sq.m Bedroom sq.m Bedroom sq.m. En-suite 4.8 sq.m Living / Dining / Kitchen 33.8 sq.m. Kitchen Bathroom 3.8 sq.m. Store 3.5 sq.m Living / Dining / Kitchen 30.5 sq.m Bathroom 4.4 sq.m. Store 3.0 sq.m Scale 1:50 2 Bed Apt. (Sprinklered) 9.0 sq.m. Scale 1:50 1 Bed Apt. (Sprinklered) 51.0 sq.m. 0m 5m 10m John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

40 04 SCHEDULES Schedule of Accommodation SUMMARY No. of 1 Beds No. of 2 Beds Net Area (m2) Apartment mix breakdown Floor 1 Bed / 2P 2B/3P 2B/4P Floor Total GROUND FLOOR GF FIRST FLOOR F SECOND FLOOR F THIRD FLOOR F TOP FLOOR F TOTAL % 1% 56% PERCENTAGE 43% 1% 56% TOTAL APTS 3 TOTAL 3 TOTAL DUAL ASPECT UNITS 53 SITE AREA 6068m² / Ha (1.48 Acres) DENSITY 3 / Ha = 203 units / Ha 3 / 1.5 Acres = 82 units / Acre SITE COVERAGE 0.41 AREAS OF INTERNAL COMMUNAL AMENITY SPACES BASEMENT Cinema 53 Laundry 16 Gym 3 GROUND FLOOR Reception Office 46 Amenity 143 SECOND FLOOR Guest Bedroom 21 THIRD FLOOR Guest Bedroom 21 TOP FLOOR Guest Bedroom 21 Amenity Lounge 64 TOTAL 458 AREA OF EXTERNAL COMMUNAL AMENITY SPACE TOTAL CAR PARKING SPACES TOTAL MOTORCYCLE PARKING SPACES TOTAL BIKE PARKING SPACES 3045 m² Gross Internal Areas BASEMENT GROUND FLOOR FIRST FLOOR SECOND FLOOR THIRD FLOOR TOP FLOOR TOTAL m² Gross Internal Areas John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

41 04 SCHEDULES DEVELOPMENT STANDARDS - Housing Quality Assessment Housing Quality Assessment 28 Build - To - Rent, Fosters Avenue, Mount Merrion, Co. Dublin Job No: 19 Date: 21/03/19 DEVELOPMENT STANDARDS Sustainable Urban Housing Design Standards for New Apartments 2018 Description Beds/ Persons GFA (m²) Storage Area (m²) Balcony/ Patio Size (m²) Living Room Width (m) Agg. Living Area (m²) Bedroom Widths Agg. Bedroom Area(m²) Communal Amenity space(m²) 1 bedroom apartment 1B/ 2P 45m² 3m² 5m² 3.3m 23m² 11.4m² 5m² 2 bedroom apartment 2B/ 3P 63m² 5m² 6m² 3.6m 28m² single 2.1m 20.1m² 6m² 2B/ 4P 3m² 6m² m² 3.6m 30m² double 2.8m 24.4m² m² 3 bedroom apartment 3B/ 6P 90m² 9m² 9m² 3.8m 34m² 31.5m² 9m² 1 bedroom apartment 1B/ 2P 55m² 3m² 6m² 3.3m 23m² 11.4m² DLR Dev Plan single 2.1m 2 bedroom apartment 2B/ 4P 85-90m² m² 8m² 3.6m 30m² 24.4m² * double 2.8m 3 bedroom apartment 3B/ 6P 100m² 9m² 10m² 3.8m 34m² 31.5m² * The standards and specifications in respect ofapartment Development- as set out in Section (i), (ii), (v), (vii) and (viii) of the Development Plan Written Statement have been superseded by Ministerial Guidelines Sustainable Urban Housing Design Standards for New Apartments Planning Guidelines Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities Department of Housing, Planning and Local Government March Bed / 2P 2B/3P 2B/4P Floor Total Site Area ( m²) 6,068 GF F F F F Internal Communal Amenity Space ( m²) TOTAL GRAND TOTAL 3 Apartment type % 1% 56% Communal amenity space required (m²) Area required per unit N of units Resulting Area Site Coverage Plot Ratio Density Open Communal Amenity Space ( m²) Bike parking spaces Bicycle parking spaces requirements Apartment type Bike spaces required 1B/2P B/2P B/3P B/3P B/4P B/4P Subtotal bike space requirements 193 Min. Area required for the proposed 3 units 54 Visitor bike space required(0.5 per 61.5 Total communal amenity space provided unit) = Total min bicylce parking spaces required for scheme No. of units Total bike spaces required 41.80% units/ha 82 units/acre 3, Excess of communal amenity space achieved 252 Total bike space provided 26 John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

42 04 SCHEDULES DEVELOPMENT STANDARDS - Housing Quality Assessment Figures that achieve the minimum Housing Design Standards are coloured in green. Ground Floor Description Apart. Type Beds/ Persons GFA (m²) GFA (m²) GFA achieved (%) Require dstorag e Area (m²) Storage Area (m²) Balcony/ Patio Size (m²) Balcony/ Patio Size (m²) Living Room Width bedroom apartment 1A 1B/2P % m m Single North bedroom apartment - 2B/3P % m / /2.5m Single South bedroom apartment 2B 2B/4P % m m Dual South+West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 2B 2B/4P % m m Dual North+West bedroom apartment 2D 2B/4P % m m Dual North+West bedroom apartment 2E 2B/4P % m m Dual South+West bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1C 1B/2P % m m Single South 0. 1 bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 2E 2B/4P % m m Dual South+East bedroom apartment 2F 2B/4P % m m Dual North+East bedroom apartment 2C 2B/4P % m m Single East bedroom apartment 2B 2B/4P % m m Dual South+East bedroom apartment 2G 2B/4P % m m Single South bedroom apartment 1A 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment - 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North Living Room Width Agg. Living Area (m²) Agg. Living Area (m²) Minimum Bedroom Widths Minimum Bedroom Widths Agg. Bedroom Area (m²) Agg. Bedroom Area (m²) Orientation Facing First Floor Description Apart. Type Beds/ Persons GFA (m²) GFA (m²) GFA achieved (%) Require dstorag e Area (m²) Storage Area (m²) Balcony/ Patio Size (m²) Balcony/ Patio Size (m²) Living Room Width bedroom apartment 2A 2B/4P % m m Dual North+West bedroom apartment 2G 2B/4P % m m Dual South+West bedroom apartment 2B 2B/4P % m m Dual South+West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 1D 1B/2P % m m Single West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 2B 2B/4P % m m Dual North+West bedroom apartment 2D 2B/4P % m m Dual North+West bedroom apartment 2E 2B/4P % m m Dual South+West bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South 1. 1 bedroom apartment 1C 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 2E 2B/4P % m m Dual South+East bedroom apartment 2F 2B/4P % m m Dual North+East bedroom apartment 2H 2B/4P % m m Dual North+East bedroom apartment 2I 2B/4P % m m Single East bedroom apartment 1D 1B/2P % m m Single East bedroom apartment 2C 2B/4P % m m Single East bedroom apartment 2B 2B/4P % m m Dual South+East bedroom apartment 2G 2B/4P % m m Dual South+East bedroom apartment 2A 2B/4P % m m Dual North+East bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North Living Room Width Agg. Living Area (m²) Agg. Living Area (m²) Minimum Bedroom Widths Minimum Bedroom Widths Agg. Bedroom Area (m²) Agg. Bedroom Area (m²) Orientation Facing John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

43 04 SCHEDULES DEVELOPMENT STANDARDS - Housing Quality Assessment Second Floor Description Apart. Type Beds/ Persons GFA (m²) GFA (m²) GFA achieved (%) Require dstorag e Area (m²) Storage Area (m²) Balcony/ Patio Size (m²) Balcony/ Patio Size (m²) Living Room Width bedroom apartment 2A 2B/4P % m m Dual North+West bedroom apartment 2G 2B/4P % m m Dual South+West bedroom apartment 2B 2B/4P % m m Dual South+West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 1D 1B/2P % m m Single West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 2B 2B/4P % m m Dual North+West bedroom apartment 2D 2B/4P % m m Dual North+West bedroom apartment 2E 2B/4P % m m Dual South+West bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South 2. 1 bedroom apartment 1C 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 2E 2B/4P % m m Dual South+East bedroom apartment 2F 2B/4P % m m Dual North+East bedroom apartment 2H 2B/4P % m m Dual North+East bedroom apartment 2I 2B/4P % m m Single East bedroom apartment 1D 1B/2P % m m Single East bedroom apartment 2C 2B/4P % m m Single East bedroom apartment 2B 2B/4P % m m Dual South+East bedroom apartment 2G 2B/4P % m m Dual South+East bedroom apartment 2A 2B/4P % m m Dual North+East bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North Living Room Width Agg. Living Area (m²) Agg. Living Area (m²) Minimum Bedroom Widths Minimum Bedroom Widths Agg. Bedroom Area (m²) Agg. Bedroom Area (m²) Orientation Facing Third Floor Description Apart. Type Beds/ Persons GFA (m²) GFA (m²) GFA achieved (%) Require dstorag e Area (m²) Storage Area (m²) Balcony/ Patio Size (m²) Balcony/ Patio Size (m²) Living Room Width bedroom apartment 2A 2B/4P % m m Dual North+West bedroom apartment 2G 2B/4P % m m Dual South+West bedroom apartment 2B 2B/4P % m m Dual South+West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 1D 1B/2P % m m Single West bedroom apartment 2C 2B/4P % m m Single West bedroom apartment 2B 2B/4P % m m Dual North+West bedroom apartment 2D 2B/4P % m m Dual North+West bedroom apartment 2E 2B/4P % m m Dual South+West bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South 3. 1 bedroom apartment 1C 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 1B 1B/2P % m m Single South bedroom apartment 2E 2B/4P % m m Dual South+East bedroom apartment 2F 2B/4P % m m Dual North+East bedroom apartment 2H 2B/4P % m m Dual North+East bedroom apartment 2I 2B/4P % m m Single East bedroom apartment 1D 1B/2P % m m Single East bedroom apartment 2C 2B/4P % m m Single East bedroom apartment 2B 2B/4P % m m Dual South+East bedroom apartment 2G 2B/4P % m m Dual South+East bedroom apartment 2A 2B/4P % m m Dual North+East bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North bedroom apartment 1B 1B/2P % m m Single North Living Room Width Agg. Living Area (m²) Agg. Living Area (m²) Minimum Bedroom Widths Minimum Bedroom Widths Agg. Bedroom Area (m²) Agg. Bedroom Area (m²) Orientation Facing John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019 Page 1

44 04 SCHEDULES DEVELOPMENT STANDARDS - Housing Quality Assessment Top Floor Description Apart. Type Beds/ Persons GFA (m²) GFA (m²) GFA achieved (%) Require dstorag e Area (m²) Storage Area (m²) Balcony/ Patio Size (m²) Balcony/ Patio Size (m²) Living Room Width bedroom apartment 1E 1B/2P % m m Dual North+West bedroom apartment 2J 2B/4P % m m Dual South+West bedroom apartment 1F 1B/2P % m m Dual South+West bedroom apartment 1G 1B/2P % m m Single West bedroom apartment 1G 1B/2P % m m Single West bedroom apartment - 2B/4P % m m Dual North+West bedroom apartment - 2B/4P % m m Triple North+West+South bedroom apartment 2K 2B/4P % m m Single South bedroom apartment 2K 2B/4P % m m Single South bedroom apartment - 2B/4P % m m Triple North+South+East bedroom apartment - 2B/4P % m m Dual North+East 4. 2 bedroom apartment - 2B/4P % m m Single East bedroom apartment 1D 1B/2P % m m Single East bedroom apartment 2C 2B/4P % m m Single East bedroom apartment 1F 1B/2P % m m Dual South+East bedroom apartment 2J 2B/4P % m m Triple North+East+South bedroom apartment 1E 1B/2P % m m Dual North+East bedroom apartment 1E 1B/2P % m m Single North bedroom apartment 1E 1B/2P % m m Single North Living Room Width Agg. Living Area (m²) Agg. Living Area (m²) Minimum Bedroom Widths Minimum Bedroom Widths Agg. Bedroom Area (m²) Agg. Bedroom Area (m²) Orientation Facing John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

45 05 REFERENCE IMAGES Elevational treatments John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

46 05 DESIGN STATEMENT SUMMARY Summary conclusion The proposed new scheme of 3 apartments are composed in a single H-shape five storey (fourth floor set back) block will create an attractive, new high quality place to live on Foster s Avenue. The site is currently a disused former light industrial building, and can properly be described as both brownfield and infill. The site area at 0.6 hectares is sufficiently large to be able to set its own density independent of its neighbours. It is proposed that the scheme will be a positive contribution along Foster s Avenue and in South County Dublin. The site is located on the immediate edge of University College Dublin, a campus that has 30,000 students and over 3,000 staff, and expected to grow to 40,000 students and 4,000 staff within the next 15 years, and thus many of this proposed scheme s future residents will most likely be connected with the University. The subject site is also less than 300m from probably the highest quality QBC in the county where 400 buses pass each day, and which is proposed to be upgraded to CBC status. It has been demonstrated in the preceding document that the proposed scheme s scale, height and density were arrived at through a clear design evolution process, giving consideration to the site parameters, national policy and the neighbouring context. The scheme was designed to respect the detailed parameters of the Dun Laoghaire Rathdown County Development Plan , while meeting the aspirations of the Sustainable Urban Housing Design Standards for New Apartments. The proposed mix of large one-bedroom and twobedroom apartments will be a positive addition to the adjacent Mount Merrion neighbourhood. When one examines the proposal at micro level it will be evident that the proposal has been very carefully set out on the site in a H-shaped form, laid out to provide amenity spaces that can be actively monitored. This allows the building to incorporate a front block addressing Foster s Avenue, and a rear block facing towards a mature boundary to the south well removed from its neighbours, with the rooms on the these blocks predominantly orientated to face north and south and not overlooking the neighbours to the east and west. The blocks are linked by a centrally located spine that has its windows facing east and west, but these are removed from the boundaries by considerable distances. High level and translucent windows in the gables of the extreme corners provide additional natural light to the apartments but do not contribute to overlooking or loss of privacy for the neighbours. Whereas the heights strategy for new buildings in urban areas could possibly support an application for a taller block to the front, when the building was modelled in 3 dimensions, it caused some overshadowing of neighbouring properties. The design was amended to be made up of four principle floors and set back upper floor. The H-shape of the building also provides the proposal with four different external experiences. Firstly, a semi-formal set down and arrival area to the front, enjoying a very generous buffer between the new building line and the edge of the carriageway. Inside the site there are two semi-courtyards, the eastern one incorporating the vehicular access to the underground carpark and an alternative pedestrian access through the gardens to the rear of the block. The western courtyard garden has a very private ambiance, and is linked to the eastern courtyard at ground level by communal amenity spaces which address both courtyards. Finally, the building enjoys a further external amenity area along the southern boundary. The ground level to the immediate south of the site boundary, namely the rear gardens of dwellings on St Thomas Road, is at a higher level with extensive existing tree cover. Therefore, the landscape architects have proposed a stepped planter wall that creates a very secluded and attractive area with a sunny private ambiance. In addition to these external areas, residents will enjoy access to the ground level amenity room, the gym, and on the top floor there is another resident s lounge amenity room with an external roof terrace. All of these external and internal features are incorporated into a design that, although entirely different in scale and volume from its neighbours, respects the privacy and daylight that existing residents enjoy. The extent of the site commands a significant portion of road frontage when viewed either looking up or down Fosters Avenue. Fosters Avenue itself is a substantial road, in effect a wide tree lined avenue. On the southern side of the road, the location of the subject site, pedestrians are afforded an unusually wide footpath and grassed verge. The existing trees are the dominant element of the streetscape, the houses are set back and their ridge heights are below the treeline, which is consistent in height, resulting in a clearly defined skyline. The photomontages of the proposal show that the new building also respects the same skyline, and does not extend above the existing treeline. A tree survey has been conducted, and existing trees in front of the subject site are proposed to be retained and protected, and then supported by planting of additional London Plain trees, the visual impact of the proposed building will be minimal as it will be concealed by the avenue of trees. John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

47 05 CGI View from The Rise towards St Thomas Road John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

48 05 CGI View from the N11 Stillorgan Dual Carriageway John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

49 05 CGI View from The Fosters John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

50 05 CGI View of scheme up Foster s Avenue EFFECTIVE SKYLINE CREATED BY TREE TOPS John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

51 05 CGI View from within UCD Campus John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

52 05 CGI View of scheme down Foster s Avenue towards N11 Stillorgan Dual Carriageway EFFECTIVE SKYLINE CREATED BY TREE TOPS John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

53 05 CGI View down Foster s Avenue towards N11 Stillorgan Dual Carriageway John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

54 05 CGI View from St Thomas Road John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

55 05 CGI View of eastern courtyard John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

56 05 CGI View of Western Courtyard John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

57 05 CGI View from entrance to scheme John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019

58 05 CGI View from Southern courtyard to rear of building John Fleming Architects GLENVILLE FOSTERS AVENUE MOUNT MERRION SHD PLANNING APPLICATION MARCH 2019