City Block 9, North Wall Quay, Dublin 1
Permission for development to construct a two-phase mixed-use residential and commercial scheme, which will consist of: the construction of a residential scheme arranged in 3 No. blocks (identified as Blocks A, B and C) ranging in height from 6 No. to 25 No. storeys over a double-level basement (with ancillary facilities); and an amendment to a previously-permitted 8-storey commercial block (that formed one of the three commercial blocks in permission Reg. Ref. DSDZ5296/22) identified as Block No. 3 over three levels of basement on a site of 1.24ha forming part of a larger site identified as City Block No. 9, North Wall Quay, Dublin 1. The subject site is primarily bounded by: Mayor Street Upper to the north; North Wall Quay to the south; North Wall Avenue to the east; and the residual City Block No. 9 lands of 0.69ha to the west. The Application relates to a proposed development within a Strategic Development Zone Planning Scheme area (North Lotts and Grand Canal Dock SDZ). For the purposes of identification, the Applicant references this proposal as Scheme No. 16. The earlier commercial permission (Reg. Ref. DSDZ5296/22), which this proposal seeks to amend in part, is referenced as Scheme No. 9. That commercial permission also included two other commercial blocks (Block Nos. 1 and 2), which are not affected by this proposal. (Block 2 is currently under construction.) (Scheme No. 9 amended earlier permissions: Scheme No. 7 (Reg. Ref. DSDZ2103/21); Scheme No. 6 (Reg. Ref. DSDZ3042/19); Scheme No. 5 (Reg. Ref. DSDZ3780/17); and Scheme No. 4 (Reg. Ref. DSDZ3779/17). Subsequentially, Scheme No. 9 was partially amended in relation to commercial Block No. 2 (only) by two mutually-exclusive Permissions: Scheme No. 10 (Reg. Ref. DSDZ4208/23); and Scheme No. 11 (Reg. Ref. DSDZ4408/23). Scheme No. 11 (Reg. Ref. DSDZ4408/23) was subsequentially amended by Scheme No. 14 (Reg. Ref. DSDZ3552/24).) A previous permission (Scheme No. 7 (Reg. Ref. DSDZ2103/21)) permitted the construction of a three-level basement structure beneath commercial Block Nos. 1, 2 and 3. Scheme No. 9 (Reg. Ref. DSDZ5296/22) permitted a three-level basement beneath commercial Block No. 2 while amending the basement structures beneath Block Nos. 1 and 3, from a single shared three-level basement with Block No. 2 to two separate two-level basements – abutting the three-level basement of Block No. 2. 1) The development will consist of the construction of new build and amendments to earlier permissions (as appropriate, with amendment of Scheme No. 6 (Reg. Ref. DSDZ3042/19) at basement levels; the permitted Commercial Block No. 3 at all levels; the permitted vehicular ramp from North Wall Avenue; and the permitted Commercial Block No. 3 from Scheme No. 9 (Reg. Ref. DSDZ5296/22)) comprising: construction of 550 No. residential units in 3 No. blocks (identified as Blocks A, B and C) (with the provision of private amenity space on all elevations, balconies provided across all blocks, and with winter gardens on the Block C tower), comprising: Block A (6 No. to 8 No. storeys (including roof level terraces and extended access core) with 89 No. units (an apartment mix of: 15 No. studio apartments; 29 No. 1-bed; and 45 No. 2-bed units) with residential amenity at Ground Floor Level 00; and landscaped terraces at Roof Level 06 and Roof Level 08); Block B (6 No. to 12 No. storeys (including roof level terraces and extended access core) with 235 No. units (an apartment mix of: 75 No. studio apartments; 45 No. 1-bed; and 115 No. 2-bed units) with bike co-operative at Ground Floor Level 00; lounge/dining space and gym reception at Ground Floor Level 00; 1 No. padel ball court at Roof Level 06; and landscaped terraces at Roof Levels 06, 07 and 08); and Block C (7 No. (plus 1 storey setback) to 25 No. storeys (including roof level terraces and extended access core) with 226 No. units (an apartment mix of: 35 No. studio apartments; 64 No. 1-bed; and 127 No. 2-bed units), with: concierge/ lounge at Ground Floor Level 00; co-work space at Ground Floor Level 00; library at Ground Floor Level 00; residential amenity landscaped terrace at Roof Level 08; shared kitchen/dining at Twenty Third Floor Level 23; publicly-accessible licensed bar/restaurant (301 sq m) and associated accessible terrace at Twenty Fourth Floor Level 24; and publicly-accessible landscaped terrace at Roof Level 25). 2) Construction of a double-level basement (16,628 sq m) (Basement Level -01 (8,335 sq m) and Basement Level -02 (8,293 sq m)) beneath Residential Blocks A, B and C accommodating: 805 No. bicycle parking spaces (including 33 No. oversized bicycle parking spaces and 4 No. Staff bicycle parking spaces); 208 No. car parking spaces (including 10 No. accessible car parking spaces and 104 No. EV charging car parking spaces of which 8 No. spaces are designated as car-sharing spaces) accessed by the shared vehicular ramp from North Wall Avenue; 2 No. padel ball courts (418 sq m) at Basement Level -02; gym (851sq m) at Basement Level -01 accessed from gym reception (57 sq m) at Ground Floor Level 00 of Block B; amenity cinema (116 sq m) at Basement Level -01; games’ room (129 sq m) at Basement Level -01 accessed from games’ room reception (111 sq m) at Ground Floor Level 00 of Block B; bin storage, waste and compactor (209 sq m); delivery depot (34 sq m); and gas meter room (36 sq m). 3) Amendment to the permitted Commercial Block No. 3 (permitted under Scheme No. 9) comprising: construction of an additional Basement Level -03 to accommodate the relocation of the previously-permitted 32 No. car parking spaces (including 4 No. EV spaces and 2 No. accessible spaces) and 2 No. motorbike parking spaces from permitted Basement Level -02 to proposed Basement Level -03, and the relocation of waste storage, plant and ancillary elements from permitted Basement Level -02 to proposed Basement Level -03 (as noted above, Scheme No. 7 (Reg. Ref. DSDZ2103/21) had permitted a third level of Basement under Block No.3, but it was omitted by Scheme No. 9 (Reg. Ref. DSDZ5296/22)); addition of an attenuation tank below proposed Basement Level -03; amendments to the vehicular ramp from North Wall Avenue permitted under Scheme No. 9 (Reg. Ref. DSDZ5296/22) so that the ramp will access Basement Level -01 and Basement Level -02 of the proposed residential element of the proposed Scheme (outlined above) and the proposed Basement Level -03 of Commercial Block No. 3, and the relocation of the vehicular ramp by 1.5 m to the north at Ground Floor Level 00; increase in the provision of bicycle parking by 50 No. spaces from the 168 No. permitted to 218 No. at proposed Basement Level -02; change of use from part of permitted basement level car park to commercial office floor space (489 sq m) (lit by lightwell from Ground Level 00 down to Basement Level -02) at proposed Basement Level -02; extension of Basement Level -02 through to Fifth Floor Level 05 to the east; relocation of internal vertical columns to align with revised building configuration from Basement Level -02 to Eight Floor Level 08; increase of commercial office floor space by 201 sq m from the 1,455 sq m permitted to 1,656 sq m at proposed Lower Ground Floor -01; alteration of the internal Ground Floor Level 00 from 4.5m OD to 4.2m OD for office floor (including cores) to 4.1m OD for retail space and 4.25m OD for the ESB Substation to align with Block No. 2 as permitted by Scheme No. 9 (Reg. Ref. DSDZ5296/22) as amended by Scheme No. 11 (Reg. Ref. DSDZ4408/23) as amended by Scheme No. 14 (Reg. Ref. DSDZ3552/24), which is currently under construction; lowering of external levels at Ground Floor Level 00 by 0.3m from 4.5m OD to 4.2m OD; alterations to and reconfiguration of Core 01 including relocation to the eastern façade; extension of Ground Floor Level 00 to the west; alterations to external doors, lightwells and vents along the new eastern and western laneway and North Wall Quay, including addition of lightwells at Ground Floor Level 00 at the north-east, south and west facades, inter alia to provide improved daylight to lower levels; relocation of ESB substation and switchrooms at Ground Floor Level 00 northward along the new western laneway with alterations to the ESB substation façade, as per ESB compliance requirements, replacing permitted bike lifts and associated lobby; relocation of bike lifts and associated lobby southwards along the new western laneway, replacing the permitted ESB substation and switchooms; addition of decorative screen to the ESB substation and bike lift associated lobby at Ground Floor Level 00; addition of 4 No. visitor bicycle parking spaces from 8 No. to 12 No. (including 2 No. cargo bicycle parking spaces) externally at Ground Floor Level 00; increase in the entrance height at Ground Floor Level 00 along the southern elevation by 4.2m resulting in a reduction in the Second Floor Level 02 office space by 79 sq m; increase in floor-to-floor levels from 4.2m to 4.575m at Fourth Floor Level 04 and Fifth Floor Level 05, respectively, to allow for the provision of amenity terraces; extension of Fifth Floor Level 05 to the north; increase in height of parapets by 0.3m from the permitted 1.5m to 1.8m from finished floor level at Fifth Floor Level 05 and Sixth Floor Level 06, respectively (for improved wind protection on the terraces); extension of Fifth Floor Level 05 through to Eight Floor Level 08 to the east; extension of Sixth Floor Level 06 to the east to align to floors below; omission of Sixth Floor Level 06 southern amenity terrace including the extension of the Sixth Floor Level 06 office floor to the south; extension of Seventh Floor Level 07 and Eight Floor Level 08 to the south; provision of an additional setback storey of 4.575m at Ninth Floor Level 09, setback from the southern façade facing the River Liffey, resulting in an overall increase in height from the permitted 43.625m OD to 48.975m OD; alterations to plant, plant screens and overruns at Roof Level 09; alterations to the facades including alterations to reflect the levels reduction by 0.3m from 4.5m OD to 4.2m OD, redesign of bronze opaque panels that have been relocated to align with new core positions and removal of perforated metal panels on north, east, and south facades, with the primary fins on the south façade deepened and open corners added; and all other ancillary works. 4) Provision of ancillary external works comprising: 308 No. surface-level bicycle parking spaces (including 14 No. oversized (e.g. cargo bike) bicycle parking spaces); amendment of the previously permitted Pocket Park (permitted under Scheme No. 9 (Reg. Ref. DSDZ5296/22)); new pedestrian lanes from North Wall Quay, North Wall Avenue, Mayor Street Upper to the centre of the site. 5) Undertaking of all associated enabling and site development works, landscaping, lighting, services and connections, signage, waste management, interim site hoarding, and all other ancillary works above and below ground including the amendment of previously-permitted pedestrian lanes, and the use of existing piling permitted under Reg. Ref. DSDZ3042/19 (Scheme No. 6). The Total Floor Area (TFA) of the overall proposed Mixed-use Scheme is 83,731 sq m: 1) The Total Floor Area (TFA) of the permitted Commercial Block No. 3 (part of Reg. Ref. DSDZ5296/22 (Scheme No. 9)) is 13,355 sq m (comprising: 9,424 sq m from Ground Floor Level 00 and up; 1,544 sq m at Lower Ground Floor Level -01; and 2,387 sq m at Basement Level -02). The Total Floor Area (TFA) of the proposed Commercial Block No. 3 will increase by 5,091 sq m from 13,355 sq m to 18,446 sq m, following an increase of: 2,830sq m from Ground Floor Level 00 and up; 415 sq m at Lower Ground Floor Level -01; a decrease of 297 sq m at Basement Level -02; and the provision of 2,143 sq m at a new Basement Level -03. 2) The Residential element (including the co-work space and licensed bar / restaurant) of the proposed Scheme totalling 65,285 sq m (TFA), will provide: 48,657 sq m at Ground Floor Level 00 and up to Twenty Fourth Floor Level 24; and 16,628 sq m at Basement Level -01 and Basement Level -02. The combined development will result in the provision of 240 No. total car parking spaces, comprising: 32 No. car parking spaces for Commercial Block No. 3 (the number as permitted by Scheme No. 9 (Reg. Ref. DSDZ5296/22)) and 208 No. car parking spaces for the proposed residential development). A total of 1,384 No. Bicycle parking spaces are provided across the mixed-use Scheme comprising: 1,064 No. long-stay bicycle parking spaces (comprising: 805 No. spaces provided at Basement Level -01 (including 4 No. spaces for staff) and 41 No. spaces at Ground Floor Level 00 for residents (resulting in a total provision of 842 No. long-stay bicycle parking spaces for residents); 218 No. long-stay bicycle parking spaces provided at Basement Level -02 for Commercial Block No. 3); and 320 No. short-stay bicycle parking spaces (comprising 308 No. spaces provided at Ground Floor Level 00 for visitors to the residential element of the mixed-use scheme; and 12 No. short-stay bicycle parking spaces at Ground Floor Level 00 for visitors to the commercial element of the mixed-use Scheme). An Environmental Impact Assessment Report and a Natura Impact Statement have been prepared in respect of the proposed development.