Lands at Guinness Brewery to the South of James Street, Dublin 8
PROTECTED STRUCTURE: Application for a ten year planning permission for development at a site of 4.58 ha at the existing Guinness Brewery lands to the South of James Street, Dublin 8. The site is bound by James’s Street and Thomas Street West to the north, St. James’s Church (a Protected Structure), Echlin Street and Robert Street to the west, Grand Canal Place to the south west, Portland Street West, Robert Street, Market Street South and Bellevue to the South and Bellevue (also known as Sugar House Lane) and Crane Street to the east. The application site contains a number of Protected Structures including No’s 61-82 James’s Street (RPS Ref 4028-4045, 4047), James’s Street Gateway (RPS Ref 4046), and sits adjacent to the Guinness Building (RPS Ref 7383), the Guinness Storehouse (RPS Ref 7382), St. James's Parochial Hall (RPS Ref 4019), and St. James's Roman Catholic Church (RPS Ref 4020). The development consists of the redevelopment and repurposing of the site to include for a mixed-use development across 15 no. Plots including 2 no. new hotels (Plots 4 & 5), 5 no. new commercial office buildings (Plots 1,3, 6/7, 9 &15), 6 no. new residential buildings (Plot 2, 8 & 11-14) (including for some Build To Rent in Plot 2) containing a total of 336 no. units (45 no. studios, 88 no. 1 beds, 3 no. 2-beds (3 Person), 163 no. 2-beds (4 Person) and 37 no. 3 beds), a Markethall (Plot 10), a Foodhall (Plot 9), retail/café/restaurant/public house/bar uses (inc. licensed premises), community and cultural spaces and extensive new public realm and squares with a total above ground gross floor area of c.126,941 sq.m (GFA excl. below ground areas, basement, and service yard in Plot 9). The proposed development includes for both the demolition of existing structures (c.48,678 sq.m), primarily existing office and former industrial buildings, and the retention of key conservation features including existing protected structures and existing site walls. The development includes for the refurbishment and extension of a number of Protected Structures. A summary of the key elements is set out a follows: 1. Plot 1- Proposed new commercial office building with complementary ground floor uses, on Portland St West and Grand Canal Place, with a total above ground gross floor area of c. 30,598 sq.m ranging in height from 8 to 10 storeys including a rooftop setback (max. height of c. 58.7m OD). The site is currently occupied by the redundant Brewhouse No. 3 complex and the Northeast Extension (NEX). -The ground level (Level 00) and perimeter is activated through the provision of a mix of retail/café/restaurant and public house/bar/restaurant spaces, in addition to reception spaces for the offices of double height in addition to plant and substations. The ground floor contains 2 no. public house/bar/restaurant units of c.303 sq.m and c.243 sq.m, 1 no. retail/cafe/restaurant unit of c.141 sq.m, 1 no. multipurpose space (ground only) of c.683 sq.m. -The multipurpose space, with a total area of c. 1,090 sq.m, provides for theatrical and music events, trade shows and exhibitions in a flexible format, with provision for an audience of up to 280 people in a seated format. It is provided with ancillary support spaces at ground level and space at levels 01 and 02 and entrances from the surrounding streets. -The ground floor also includes tenant amenity spaces, escape stair egress locations, car ramp and bike stair entrances to basement, and ESB substation facilities. -To the south west and the interface with Grand Canal Street, the curved existing brickwork pier and infill wall and Guinness gates are proposed to be retained, with discreet openings proposed to the existing infill panels. -The building is proposed to be sub divisible into two entities with separate entrances to the east and west facades. At 03, 06, 07, 08 levels external terraces are provided and at roof level, floor 09, a roof garden is provided. A fully enclosed plant area is provided at level 08 above the west building. -The roof garden is proposed as an extensive amenity area accessible by the occupants of the building, extensively landscaped. It includes access and egress from the two office cores via bridges across the top of the atria, and an additional rooftop pavilion of c. 61 sq.m. The roofscape is heavily planted and landscaped and features a pedestrian walkway, seating zones and gathering spaces. -The development sits above a two level basement, accessed from Portland St West, sitting below the building and the adjacent Plot 3 (commercial office building) and Plot 2 (Residential BTR Building) and containing ventilation and general plant spaces, ancillary facilities for the commercial offices and 199 no. car parking spaces (179 under Plot 1 only), associated staff changing facilities and circulation zones. 2. Plot 2- Proposed new build-to-rent residential building, on the western side of the site adjacent the existing Open Gate Brewery and existing No. 2 Brewery, at 16 storeys in height (max. height of c. 75.8m OD) containing 90 build to rent residential units. -The 90 units are provided in 45 no. studios, 15 no. 1-beds, 30 no. 2 beds (4 Person). The ground floor of the building contains a concierge office of c. 62.4 sq.m, a combined internal shared residential amenity of c. 238.7 sq.m and an external, landscaped residential communal open space at ground level of c. 603 sq.m, to the west. An additional, ancillary, landscaped, outdoor space of c. 120 sq.m of is provided to the north-east of the building for use by residents. -A new basement level is proposed containing 98 no. secure, covered long stay cycle parking spaces for residents, 16 no. short stay visitor cycle spaces, storage rooms and plant space forming part of the wider Plot 1 basement. -A standalone, single storey ‘North Pavilion’ to the east of Plot 2 containing a Cultural/Leisure Space of c. 85 sqm and an ESB substation serving the building. 3. Plot 3- Proposed repurposing and extension of existing No. 2 Brewery to accommodate a commercial office, with a total above ground gross floor area of c.14,810 sq.m with associated facilities, ranging in height from 5 to 7 storeys (max height of c. 51.4m OD). To facilitate the redevelopment of the buildings as commercial offices the following works are proposed: -The height of the existing Front Wing Building is extended by 2 no. floors above the existing masonry enclosure in a modern pattern of framed openings, set back at the uppermost level increasing the existing building from a current height of 3 storeys plus mansard roof to 5 storeys. -The height of the existing No. 2 Brewery Building is extended by 2 no. floors above the existing masonry enclosure in a modern pattern of framed openings, set back at the uppermost level, level increasing the existing building from a current height of c. 5 storeys equivalent to 7 storeys. -At ground level in the Front Wing Building a reception/retail space to include a brand store of c.350 sq.m is provided. -External roof terraces are provided at Level 03, 04 and 05 on the southern elevation, Level 04 and 06 on the northern elevation and Level 05 on the eastern elevation. -The existing buildings are retained and the external elevations are cleaned and refurbished in line with best conservation practice. The interior structure is replaced with a modern structure to support the proposed use of the building as a commercial office. -The interior elements for retention include the distinctive internal tiling to the inside face of external walls, the existing cast iron and jack arch construction of The Front Wing and the ground floor staircase of The Front Wing from Ground Level 00 to Level 01 and the existing staircase of The Front Wing from Ground Level 00 to Level 01 is proposed to be relocated to the base of the proposed atrium to link in with proposed levels. -The roof of the Brewhouse building is provided with a northlight profile plant screen and includes screening roof mounted plant and forming a roof mounted photovoltaic array. -The southern elevation of The Front Wing is removed and replaced with a modern metal clad façade which extends to the south. The modern party wall of the southern elevation of the No. 2 Brewery is removed and replaced with a contemporary metal framed façade. -The redundant industrial interior structures, roof structure (including the modern structure and finishes to the mansard of the Admin building), redundant copper and modern finishes/ cladding elements are carefully removed. -Existing timber and metal windows are proposed to be retained and refurbished in line with best conservation practice. Externally the existing spiral stair to the north elevation is proposed to be retained and conserved in place and the ground level glazed openings are replaced with modern glazing and frames and an integrated metal lining is added to the proposed reception area entrance. -A new extended basement level with appropriate retention structures is formed to the building, expanding east and west from the existing part basement at a slightly lower level to accommodate staff changing facilities, 17 no. car-parking, 3no. motorbike parking spaces, secure bicycle parking and plant rooms and which is accessed from the wider Plot 1 basement. 4. Plot 4- The proposed sensitive retention and extension including minor demolitions of existing Protected Structures of the Front Offices- West, Central & East Blocks at 61-82 James’ Street (Protected Structure RPS. Ref. No 4028 - 4045) and change of use to proposed 100- bed hotel with a total above ground gross floor area of c.6,841 sq.m, at 4 to 6 storeys in height (max. height of c. 40.4m OD), with associated ground floor bar/reception/meeting rooms/restaurant uses. The proposed external works include: -James’ St elevation: Refurbishment and cleaning of brickwork and stonework throughout retaining painted flanking elevations to St James Gate (Gate no 1), refurbishment of existing gate no.2 to James St (Brewers Gate); refurbishment of all perimeter railings at Level 00 with alterations to suit reinstated and altered entrances as noted below; refurbishment of ironwork cresting on Front Office centre block mansard roof; refurbishment/replacement where required of existing rainwater goods with matching materials; replacement of all modern aluminium windows with traditional timber up and down sash windows (with installation of secondary glazing as required for internal acoustic quality); reinstatement of original doors in two locations in Georgian terrace and associated reinstatement of street access with new steps and amended railings to James Street; widening of steps to new hotel main entrance at Front Office centre block on James St together with installation of ‘sesame’-type integrated platform lift and adjustment of historic railings and lamps to suit; new access steps to street and associated adjustment to railings, alterations to existing windows to form new door and blinding of window adjacent; landscape features to basement areas visible from James St; sundry new signage in noted locations, to later detail. Demolition of modern c 1980s metal roof to Georgian Terrace nos.77 -81 James Street and its replacement by new metal-clad, 2 storey high roof extension set back 2.4m behind parapet to James St. including new balustrade and access bridges at two levels, also landscaped roof garden terrace at parapet level. New 4 storey high metal clad gateway with opening doors set in front of Gate 2 (Brewers Gate), with metal cladding lining side walls to existing central archway between Georgian terrace and Front Office centre block. Removal of existing dormers in roof above Front Office centre block and replacement with new metal clad dormer windows in same positions at Level 03, (metal roof cresting unaffected). -East, South and West elevations: Refurbishment and cleaning of brickwork and stonework throughout; refurbishment/replacement where required of existing rainwater goods with matching materials; replacement of all modern aluminium windows with traditional timber up and down sash windows (with installation of secondary glazing as required for internal acoustic quality). Demolition of modern c. 1980s return to rear of St James Gate and its replacement by new 4 storey concrete clad bedroom extension; Demolition of mid-20th century catering block and its replacement with second hotel on Plot 5 (see below) including all making good of connections between catering block and historic buildings. Removal of plaster from façade of the Cash Office and making good of brickwork behind; excavation of Level 00 outside south façade of the Cash Office to provide new external sunken terrace area, installation of new metal windows to Cash Office facades, removal of Perspex c.1980s roof lights above Cash Office corridor and replacement in same location with new glazed roof lights; refurbishment of all retained decorative metalwork to gantries and roof level, including plant areas; removal of redundant soil pipes to south façades; demolition of 3rd floor WC block on south façade and its replacement with mansard roof and dormers as shown; removal of existing dormers in roof above Front Office centre block and replacement with new metal clad dormer windows in same positions at Level 03; new louvres to plant areas, installation of new 3 storey concrete clad bedroom extension over ground floor to rear of Front Office western extension, alterations to windows at western elevation. The proposed internal works include: -At Level Basement -1 - Removal of internal partitions, walls, floor slabs to facilitate reconfiguration/refurbishment of basement areas for Hotel back of house use. -At Ground Level - openings to interior of Cash Office to connect to surrounding corridor for permeability reasons; removal of part of walls in entrance area to create more gracious, spacious reception area. -At Central Archway, installation of platform lift and adjustments to steps to allow for universal access; installation of three new single storey glazed bridges at Level 01 - 03, together with new openings in walls. -Installation of new stairs and lifts to provide universal access and service access throughout. -At upper floors - Installation of carefully located internal partitions to accommodate bedroom layouts and en-suites, including sundry new openings for doors throughout, and installation of dropped ceilings to corridors, service risers and service zones, new lift overrun. 5.Plot 5- Proposed new 204 bed hotel, with a total above ground gross floor area of c. 5,888 sq.m, to rear of No’s 77-82 James’s Street (Protected Structures RPS. Ref. No 4044-4045) at 9 storeys in height (max. height of c. 49.7m OD) including rooftop amenity space. This will involve: -Demolition of existing 3 storey Canteen Building, ancillary return structures, basement level tunnels. -Construction of a new 204-bedroom, 9 storey over basement hotel with setback rooftop amenity at Level 08 and ancillary accommodation. Hotel accommodation. -At Basement Level the construction of new basement to house kitchens, plant, delivery access, service lift access, stores and ancillary hotel back of house uses, linkage to Plot 9. -At Ground Level to provide reception, toilets, bar, restaurant and ancillary front of house Hotel uses. -At 1st to 8th Floor- bedroom accommodation with ancillary stores and service lift access. -At Roof Level a rooftop bar and restaurant with associated facilities of c. 320 sq.m, a rooftop outdoor amenity space with a landscaped garden and swimming pool of c. 290 sq.m and screened rooftop plant areas. -New external lift to the rear of Georgian terrace No.77-78 James St, to give access to Plot 5 rooftop amenity terrace from Central Archway area off James St (max. height of c.51.5m OD). 6. Plot 6 & 7- Repurposed and extended existing Protected Structure of the Front Offices- Corner Blocks (Protected Structure RPS. Ref. No 4047) on Plot 6 to be integrated with proposed new commercial building on Plot 7, to create a single commercial building with a total above ground gross floor area of c. 6,950 sq.m, ranging in height from 5 storeys to 6 storeys (max. height of c.40.9m OD). -Demolition of the existing four storey office block to Plot 7 on Crane Street, Dublin 8 and demolition of the rear of the existing four storey brick structure on Plot 6 at the corner of Crane Street and Thomas Street, Dublin 8, a protected structure. Existing front and gable brick facades, including all existing stonework to the protected structure on Thomas Street and Crane Street to be retained, including refurbishment and maintenance works as required. -The ground level of Plot 6, onto Thomas Street West and Crane Street will include for a bar/restaurant/public house unit of 656 sq.m over ground and first floors. The ground floor of the new Plot 7 will include an office reception, office space, a community unit of 76 sq.m and ancillary plant and services integrated into the existing walls. -The proposed Plot 6 includes for an additional setback storey on the existing protected structure bringing the building to 5 storeys. -Retention of the existing stone wall to Crane Street with the removal of the non-original concrete capping and reopening and extending of original blocked up opes and formation of a single new door ope. -Construction of a replacement five storey office structure to Plot 7 with additional setback storey to include plant and to the rear of the existing brick facade on Plot 6. -Provision of a new two storey pedestrian archway between Plot 6 and 7 from Crane Street. 7. Plot 8- Proposed new residential buildings, set out in 2 no. buildings, ranging in height from 7 storeys to 10 storeys (max. height of c. 56.3m OD). The proposed buildings are formed around a centralised podium courtyard and contain a total of 67 no. units, integrated with the existing facades of Vat House 4 and perimeter walls along Crane St. and Rainsford St that are to be refurbished. -The 67 no. units comprise 22 no. 1-beds, 33 no. 2 beds, 9 no. 3 beds, 2 no. 2 bed duplexes and 1 no. 3-bed duplex. -The ground floor contains 2 no. entrance lobbies, 1 no. serving each block, a retail/ café/ restaurant unit of c. 155 sq.m, 2 no. community spaces with a combined area of c. 394 sq.m, 70 no. secure, covered long stay cycle parking spaces for residents, 10 no. short stay visitor cycle spaces, 1 no. ESB substation, plant, and services. -An internal shared residential amenity of c. 33 sq.m is provided at 1st Floor/ Podium Level. -It is proposed to re-use and lower the level of an existing basement below Vat House 4 for use as plant. -A south facing podium courtyard provides outdoor communal open space for residents of c. 406 sqm. 8. Plot 9 & 10- Repurposed existing Vat House No. 6 to accommodate a new foodhall (Plot 10), with a total above ground gross floor area of c.2,692 with adjacent new markethall and commercial office building (Plot 9) with a total above ground gross floor area of c. 17,077 sq.m, ranging in height from 2 storeys to 7 storeys (max. height of c.50.6m OD), integrated with the existing walls of the Brewery General Stores. -The existing Vat House No. 6 will be repurposed for the creation of a new c. 2,692 sq.m foodhall at 2 storeys equivalent plus a new basement (Plot 10). -To facilitate the new foodhall the existing Northern gable walls will be demolished and existing roof covering. The internal roof structure and internal columns are proposed to be retained and reused. The existing internal walls of Vat House 6 are also retained, new openings are proposed in the walls to allow circulation through new foodhall. -The Southern existing Vat House 6 walls (Rainsford Street) are also predominantly retained, minimal new openings are proposed with metal linings, all existing openings will be retained and reused with new modern glazed inserts. The Foodhall will have a new extension in place of the current fire station which will be demolished. New modern glazed gables will replace the existing Northern gable to provide a new main entrance from a new public square. -The roof of the proposed markethall will have 2 plant zones concealed with mesh metal screens. -The proposed Plot 9 will involve the demolition of existing commercial offices and warehouses, and the construction of a 7 storey commercial building. The ground floor will include a c. 1,620 sq.m markethall which will include for 15 no. small retail units with access from the north and west and interconnected to the adjacent foodhall. The ground floor will also include centralised internal servicing yard which serves Plot 9 and 10 as well as the adjacent hotel plots which is accessed along the eastern edge of Plot 9. The Southern existing Vat House 6 walls (Rainsford Street) are also predominantly retained, minimal new openings are proposed with metal linings, all existing openings will be retained and reused with new modern glazed inserts. -A new 2 storey basement will be constructed under Plot 9 and 10 to include plant rooms and the proposed mobility hub, providing c.1572 cycle spaces. -Level 01 will be a mezzanine floor continuing a cultural / leisure use of c. 1,328 sq.m and the office accommodation comprises 5 floors from level 02 – 06 with a total of c. 13,874 sq.m office space. -The roof contains a plant zone concealed with mesh metal screens. 9. Plot 11-14- Proposed new residential buildings, set out in 4 no. buildings, ranging in height from 5 storeys to 9 storeys (max. height of c.56.9m OD). The proposed buildings are formed around 2 no. centralised podium courtyards and contain 179 no. units, integrated with the existing walls of the Parlour Building and Vat Houses 9 & 11, that are to be refurbished. -The 179 units comprise 51 no. 1-beds, 101 no. 2 beds and 27 no. 3 beds. -The buildings sit at podium level above a semi-basement car park accessed from Bellevue, containing 56 no. car parking spaces, 185 no. secure, covered, long stay cycle parking spaces, 20 no. short stay visitor spaces, 2 no. ESB substations, 2 no. mini-pillars, plant, and services. -A ground level central concierge of c. 85.4 sq.m is accessed from Bellevue. -Internal, shared residential amenity is provided at ground and Level 01 with a combined area of c. 339 sq.m comprising resident’s lounges and a gym. -A ground level retail/ café and restaurant unit of c.121.8 sq.m is located in Plot 11, a ground and level 01 retail/ café and restaurant unit of c.228 sq.m is located in Plot 13 and a ground level/part basement a public house/ bar/ restaurant unit of c.343.5 sq.m and 2 no. cultural/ leisure units (provided at ground level ground, level 01 and 02) with a combined area of c.359 sq.m are located in Plot 14. -2 No. podium courtyards provide outdoor communal open space for residents with a cumulative area of c. 1,649 sqm. 10. Plot 15- Proposed repurposed and extended existing Vat House No.8 to accommodate a proposed with a total above ground gross floor area of c.5,051 sq.m commercial office integrated within the existing walls of Vat House No.8 at 8 storeys in height (max. height of c.52.9m OD). The double height ground floor will include for a publicly accessible route from Bellevue through to Rainsford St through an internal garden space. -The redundant internal structure will be demolished, the roof trusses of the Eastern gable will be retained to provide an enclosed garden which acts as a gateway into the scheme. The walls to the north and south will be retained, the existing opes will be preserved and re used with new modern glazing. New opes will be introduced where required for natural light into the office space. New larger opes are proposed to provide the gateway entrances. -The existing basement will be reused and made deeper to accommodate the plant spaces for commercial building as well as cyclist changing facilities and showers. 11. The development includes for the opening up of the site to both pedestrians and cyclists through new and existing access points with 3 no. located along James St (1 new through the proposed hotel on Plot 4, 1 new opening adjacent St. James’s Church and 1 existing at the St.James’s Gate, 2 no. along Crane St (1 new at the north east corner and 1 at the existing gate at Rainsford), 2 no. along Bellevue (1 new through Plot 15 and 1 existing adjacent the Storehouse on Robert St.) and 2 no. along Grand Canal Place (1 through existing gate at Portland St and 1 through existing gate on Grand Canal Place)). Limited vehicular access for servicing and building occupiers along Rainsford Street and Bellevue with access to new basement below Plot 1 from Portland St West, to podium level below Plot 11-14 from Crane St, to centralised servicing yard in Plot 9 from Rainsford St and servicing access from Grand Canal Street. 12. The opening up of the site allows for a significant new and upgraded public realm internally and the creation of a number of new squares and spaces, throughout the scheme. These will be landscaped with hard and soft landscaping and including for water features, seating, lighting, public art etc. These spaces total an area of c.11,108 sq.m and will accommodate temporary uses such as markets, events etc. 13. The proposed new combined basement below Plot 1, Plot 2 and Plot 3 which is accessed from Portland St West will accommodate 196 no. car parking spaces, 98 no. cycle spaces (for Plot 2 residential), staff changing facilities, and plant. The part basement/podium level below Plot 11-14 and 15 which is accessed from a new opening along Bellvue will accommodate 56 no. car parking spaces, 185 no. cycle spaces (for Plots 11-14 residential), and plant. A new publicly accessible mobility hub containing c. 1,572 cycle parking spaces is proposed below west square (adjacent and under Plot 9/10). The mobility hub is accessed from Rainsford St and accommodates all commercial cycle parking for the scheme in a centralised location. 122 short stay/visitor cycle spaces are proposed at surface level throughout the scheme. 14. The proposed application includes all site landscaping works, green roofs, boundary treatments, lighting, servicing, signage, ESB Substations, and associated and ancillary works, including site development works and services infrastructure above and below ground. An Environmental Impact Assessment Report (EIAR) has been prepared for the development and accompanies the planning application.