The Hueston Gateway: Framework Plan

The development framework plan proposes a series of public/amenity spaces, connections and appropriate development throughout the study area in order to realize the Regeneration Strategy. Outline plans for each stakeholder's site have been drawn up, integrating into the overall plan. Each of the largest sites is the subject of a separate more detailed development framework plan.

Public and Amenity spaces

It is proposed that the area is structured around 2 principal external spaces at either end of the station; Heuston Square and the West Terrace.
Heuston Square: The space to the front of the headquarters building of the Great Western Railway is considered to be in the centre of the Heuston Station Environs. All destinations in the area radiate from this space and it is the main connecting space with the city centre. The East Square is to be the site of the three Light Rail Transit (Luas) platforms for Heuston. It is proposed that the space should be an active and central urban square for the Heuston Station Environs.
West Terrace: The Development Framework Plan proposes a new public space to the west of the station, elevated over tracks. This space will be part of a sequence of spaces running from IMMA through St. John's Road West to Conyngham Road and the Phoenix Park, linked by a legible and high quality pedestrian and cycle route. The space will allow access to lands at the rear of the station.

Connections: Pedestrian and cycle

High quality pedestrian and cycle environments must link all public spaces, amenity and developments. This will significantly increase permeability through the large sites and create a multitude of routes through the sites connecting all points in the study area and city. The principal proposed pedestrian and cycle routes across the Heuston Station Environs will be: Phoenix Park to Kilmainham; Dr. Steevens' Hospital to IMMA; Victoria Quay to the Memorial Gardens; The Museum Park to Sarah Bridge; Heuston Square (Luas) to the Phoenix Park and Arbour Hill to Museum Park

Connections: Vehicular

The basic traffic strategy is to reduce, control and disperse the main through-traffic both eastbound and westbound to allow efficient access to the station and all developments

In order to reduce traffic impact and increase pedestrian safety, the following developments are proposed:

• As part of the new development on the Guinness lands at Victoria Quay, the traffic heading for St. Johns Road should be brought back a block in line with St. John's Road before the Heuston Square. This will mean westbound traffic will not cross the Heuston Square.
• The two lane sections (after a split on the Victoria Quay) should provide increased areas for pedestrians and cyclists, improving safety and public amenity.

At present Clancy Barracks and the Heuston Station Lands are cut off from each other and the general network of the city. It is proposed that a vehicular link is created using the height difference of the sites at the railway line. This will help integrate both sites into the city fabric and increase accessibility.

The Development Framework Plan proposes new and improved provision for buses within the public spaces surrounding the station. The Light Rail Transit (Luas) will have 3 platforms on the Heuston Square. Taxis and private cars will have adequate provision for drop-off / pick-up on the West Terrace.

Connections: Views

Orientation and legibility of the city are dependent on visual connections. The development profile and public perception of the Heuston Station Environs are key elements in the Regeneration Strategy. One method by which the Development Framework Plan can facilitate this is by maintaining and strengthening visual connections of the Heuston Station Environs to and from the city centre and surrounding environs. Due to the topography of the study area and the number of national institutions and established green amenity spaces, the study area has many existing and potential views.

For the Development Framework Plan the views are divided into significant views and visual connections. A significant view should not be adversely affected by development within the area shown. A visual connection is defined as a view linking distant areas of the city, aiding orientation and legibility. Such a view is not regarded as untouchable but any development should enhance and not entirely block the view. The impact of any development should be ascertained by a visual impact assessment as necessary.

Significant Views include the Royal Hospital Kilmainham to Phoenix Park. Important visual connections include Chesterfield Avenue to Guinness Lands. and the City Quays to the Phoenix Park.

Building development

The Development Framework Plan sets out guidelines for building development generally across the study area and specifically for each site. Appropriate locations for tall buildings, distribution and location of uses and massing are described.

The development across the area must be sufficiently dense to allow a rich mix of uses. Human scale and the immediate environment or microclimate must be maintained at the optimum quality. Overshadowing should be minimised.

The Heuston Station lands and Guinness lands are as potential locations within the city for the development of tall buildings and high density. The Development Framework Plan for the Heuston Station Environs specifies the location of 3 tall buildings in the area.

By restricting the number of tall buildings to 3 the permeability of views across the area and the overall character of the area can be maintained. New development must enhance the area and not dominate the existing institutions. The footprints of the tall buildings should have a long dimension in an east-west orientation to avoid blocking out light and views from the west. Each tall building is located on a major public space located around the station.

Guinness Building : corner site on Guinness lands relating to the Heuston Square.

OPW Building: corner site on OPW lands adjacent to Dr Steevens Hospital and Park, and opposite the south facade of the station building.

CIE Building: site to the north of the station building on the river relating to the West Terrace and River Terrace.

Numerous sites throughout the Heuston Station Environs are suitable for development of new or extended hi-profile landmark public buildings and/or institutions:

• West end of Heuston Station
• West Terrace tall building
• Heuston Station Lands site
• Guinness site on Heuston Square
• Hickeys site
• National Museum site
• OPW site on Dr Steevens Park
• Clancy Barracks/CIE lands
• Phoenix Park site on Parkgate Street / Infirmary Road

Uses

The Heuston Station Environs Regeneration Strategy aims to create a high quality, mixed use, high density development centred on the station and associated public spaces. The Development Framework Plan must attract significant mixed-use development throughout the study area, shifting the defined city core westwards.

The area is presently characterised by large impermeable sites of single ownership and use. These must be broken down and integrated into the urban fabric. The distribution of uses across the Heuston Station Environs must be carefully controlled, taking into account present and future infrastructural facilities and phasing across the sites.

In general single uses on large sites should be avoided and a ratio of 60:40 commercial to residential maintained across all sites. This ratio can vary depending on the site and in response to market demand. At the time of writing the residential market has the greatest potential to absorb new capacity. This element of the large mixed-use schemes should be facilitated first in order that the overall development is not held up by lack of office demand.

Conclusion

The Heuston Station Environs are of national and civic importance. The area is rich in terms of historic and national monuments, natural amenity and topography. The area has potentially excellent transport connections. The Regeneration Strategy and Development Framework Plan aim to realize the potential of the area and provide guidance for the appropriate and co-ordinated development of the Heuston Station Environs.

By the implementation of the required infrastructure, the creation of a high quality public domain - spaces and connections, controlled building development and appropriate diversity and mix of uses, the Heuston Station Environs will extend the city centre of Dublin to the west. This will create a coherent and vibrant quarter of the city that captures the public imagination.