Pumping New Life into Heuston Station Area
Irish Times, Wednesday 18th June 2003

The Eircom/OPW proposal to redevelop part of the land around Dublin's Heuston Station is just a small part of a major Dublin City Council plan for the regeneration of the whole area.

Dublin City Council hopes to transform the western reaches of the city around Heuston Station by opening up derelict sites to housing and parks. It would also reconnect the Royal Hospital Kilmainham and Phoenix Park, according to elements of its "Heuston Gateway Regeneration Strategy and Development Framework Plan".

The Eircom/OPW Westgate proposals announced last week by the Minister of State at the Department of Finance, Mr. Tom Parlon, are a small element of the overall plan based on the Council's "sub-study document" for the St John's Road sites. Westgate lies on four hectares to the west of Military Road and there are another 2.7 hectares to the east adjacent to Dr Steeven's Hospital included in the St John's Road subsection of the Hueston plan.

The "sub-study document" recommends that the west side of the St John's Road sites have a 38 per cent to 62 per cent residential to commercial mix. The east side of the site would have a 34 per cent to 66 per cent mix, residential to commercial.

The Heuston Gateway, however, represents multiples of the 6.7 hectares described along St John's and Military Roads. It extends west to South Circular Road to incorporate Clancy Barracks and north to the Liffey at Islandbridge. It then crosses the Liffey River west of the main entrance to Phoenix Park to incorporate the Department of Defence lands along Infirmary Road.

To the east it includes elements of the Guinness works between the Liffey and James's Street and reaches north of the river taking in Collins Museum lands and then as far east as Blackhall Place and Watling Street.

The Eircom/OPW development is a reflection of what the Council proposes for the Hueston Regeneration plan. The overall trust is to bring life back into a part of the city that has suffered from underuse and lack of access according to the proposals.

It describes a visual unity for the catchment, with views across what is predominantly an urban landscape but which nonetheless reveals the topography of the lands that lie beneath the sprawl. The plan seeks to reduce urban sprawl through four main approaches: remodeling of public spaces and amenity; development of vacant infill sites; regeneration of industrial sites and increased density.

"This is in line with section 14.1.1 of the Dublin City Development Plan 1999, Managing Indensification and Change: A Strategy for Dublin Building Height", according to the sub-study.

The Eircom/OPW site reflects the wider regeneration area in promoting mixed-use development with housing, jobs, services and amenities in close proximity.

"Development should create an attractive and vibrant environment that appeals to a wide range of people including the elderly and families. Mixed-use areas should allow synergies to be developed between non-residential uses", the sub-study document says.

One objective of this approach is to reduce dependency on the car and promote use of public transport, cycling and walking, according to the council document. The area offers access to rail links, but the city centre is close via bus, cycle or foot.

The assumption is that the Heuston Regeneration area will also include significant office and commercial space, meaning that people living in the area will also need to use motorised transport. The plan seeks to enhance environmental quality according to the document.

"The strategy for maintaining a high quality and sustainable environment in the Hueston Gateway generally is described in terms of energy management, water management and green spaces," the document states.

Water management relates to ground and surface water management to avoid pollution but it also refers to diverting surface water as a social and visual amenity. It also recommends preservation of the Liffey and Camac riverbanks.

The Eircom/OPW site also reflects the Heuston Regeneration Plan for a mix of social and affordable housing being integrated into the overall development.

"Private developers, local authorities, informed design teams and approved housing bodies should be encouraged to work together to provide appropriate standards in design, construction and provision", the sub-study states.