CENTRAL AREA COMMITTEE COISTE AN LÁRCHEANTAR CENTRAL AREA COMMITTEE MEETING. Agenda

Transcription

1 CENTRAL AREA COMMITTEE COISTE AN LÁRCHEANTAR CENTRAL AREA COMMITTEE MEETING Tuesday 14 th May, 2013 at 2.30 p.m. Agenda 5571 Minutes of the Central Area Committee meeting held on 9 th April, (Attached) pages Questions to the Area Manager (Attached) pages With reference to a presentation by the RPA on Luas Cross City 5574 With reference to a presentation by Dublin Port Authority on Dublin Port Masterplan. Planning and Development Matters 5575 With reference to a recommendation for the initiation of the procedure for the addition of 1 Mary Street, Dublin 1 to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, (Report Attached) pages With further reference to a recommendation for an amendment of the current entry for St. Patrick's College, Drumcondra Upper, Dublin 9 to add the protection of the stone boundary walls, main entrance and gate lodge to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, 2000 (Report Attached) pages With further reference to a recommendation for the addition of the Convent, St Laurence Place East, Dublin 1 to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, (Report Attached) pages With reference to the proposed variation of the zoning of lands at Annesley Motors, Ballybough Road, Dublin 3. (Report & Map Attached) pages With reference to the proposed granting of a three year sublease in Unit 3, Killarney Court, Buckingham Street Upper, Dublin 1 to the Community Policing Forum. (Report & Map Attached) pages With reference to a proposed grant of a licence of parts of a premises at Ballybough Community Centre, Ballybough Road, Dublin 1 to the Ballybough Youth Project Limited. (Report & Map Attached) pages Cultural Recreation and Amenity Department Matters 5581 With reference to Public Library Events for May 2013 in the Central Area 1 P a g e

2 Roads & Traffic Department Matters 5582 With reference to the minutes of the Traffic Advisory Group held on 25 th April, (Report Attached) pages With reference to the proposed initiation of the Part 8 procedure for the Blackhorse Avenue - Section 2, Road Improvement Scheme, which runs from just east of the Cabra Gate entrance to the Phoenix Park to its junction with Springfield Road. (Report & Map Attached) pages Central Area Matters 5584 With reference to nominations for the filling of two vacancies on the North Inner City Drugs Task Force. (Report Attached) page With further reference to a proposal to initiate the Extinguishment of the Public Right of Way over the laneway to the rear of Abbey Street Lower, including portion to the side of 111 and 112 Marlborough Street, and 1- known as Harbour Court, Dublin 1 (Report & Map Attached) pages With reference to Report No.4of the North Inner City Litter Action Group. (Report Attached) pages Updates on the following: Environmental Services Unit pages NEIC IAP page 68 North West Area (including HARP) Housing Issues pages North East Inner City Housing Issues pages North West Inner City Housing Issues pages76-77 (Reports Attached) Motions 5588 Motion in the name of Councillor Christy Burke That this Committee agrees to request the Inland Revenue to cease sending Property Tax bills to children and in some cases Dublin City Council tenants in the city of Dublin and also that the Manager gives guidelines to tenants who receive such bills 5589 Motion in the name of Councillor Ray McAdam That the Central Area Committee questions the suitability of the Phoenix Park as a venue for large out-door music concerts. This Committee also requests the Planning Department of Dublin City Council to include planning conditions to prevent public streets becoming drinking areas, that appropriate street clean-up arrangements are put in place, that senior Garda officials are situated on main routes to and from the concert venue as part of any Event Licence should one be permitted. We further request that officials from the Planning Department would also address this Committee following a decision being made on the Event Licence application to answer questions from local Councillors Motion in the name of Councillor Anna Quigley 2 P a g e

3 That this Committee calls on DCC to contact the OPW as a matter of urgency to make the case for the inclusion of DCC as a named agency, along with the OPW, in the proposed memo of understanding between the OPW and the Insurance Federation of Ireland in relation to provision of insurance cover for houses that have experienced flooding or are prone to flooding and also calls on DCC to provide all the necessary information in relation to flood relief and drainage improvement works carried out by DCC in the city area as required for the purposes of the negotiation of the memo of understanding Motion in the name of Councillor Seamas McGrattan This Area Committee calls on DCC to re-engage with O Devaney/Dunard FC with a view to putting a football club in the green area in Dunard 5592 Motion in the name of Councillor Anna Quigley This Area Committee calls on the Minister for the Environment to make an urgent response to the recent findings that 90% of private rented properties inspected by Dublin City Council were found to be unfit for habitation 5593 Motion in the name of Councillor Padraig McLoughlin That this Committee asks the OPW to reverse its decision to close the park at Croppies acres to the public, as this closure has not prevented the anti-social behaviour which led to the decision. We ask instead that a more active role in policing the park, in conjunction with Dublin City Council and the Gardai, be taken so that it can become an asset to the area and a suitable memorial again Motion in the name of Councillor Padraig McLoughlin That this Committee calls on the government to amend legislation to allow Dublin City Council introduce a "Name and Shame" policy towards littering and dumping, as this is needed to tackle the ongoing problems with dumping in the North Inner City Motion in the name of Councillor Padraig McLoughlin That in the light of the changes in O'Devaney Gardens and the redevelopment of Grangegorman that this Committee agrees on the need for a Local Area Plan for the Manor Street/Stoneybatter/Arbor Hill area and that there is sufficient reason for it to be prioritised with a new LAP being the only way to deal with the problems and opportunities of the area in a timely manner with good planning Motion in the name of Councillor Lucy McRoberts That this Committee calls on the Department of Education to include, or if already included to reemphasise, in the school curriculum an environmental education program which focuses on recycling. That the aim of the programme is to educate school children on the importance of recycling and the value of recycled goods and that schools should have their own recycling programme which involves the school children in a practical way Motion in the name of Councillor Lucy McRoberts That this Committee acknowledges the tremendous work of the Dublin Dockers Preservation Society whose photo exhibitions ensure that the proud tradition of stevedoring and the rich history of the dockland communities is preserved for future generations. That this Committee congratulates the Society on organising the candle light procession and remembrance service which were a very fitting tribute to the memory of the men who worked in the Docklands. 3 P a g e

4 5598 Motion in the name of Councillor Lucy McRoberts That this Committee congratulates Future Voices Ireland, a youth empowerment human rights project, on their official launch. That this Committee congratulates all the school children taking part, who include school children from Stanhope Street Girls Secondary School and supports and encourages the continued growth and success of this project Motion in the name of Councillor Lucy McRoberts That this Committee congratulates Offbeat Ensemble on their first very successful rehearsal in St. Peter s Primary School, Phibsborough. That this the Committee recognises that Offbeat Ensemble is a very welcome addition to the North Side and wishes this new community adult string orchestra, which encourages all adults from complete beginners to experienced musicians to join them, continued success Motion in the names of Councillor Nial Ring and Councillor Mary Fitzpatrick Given that it will be necessary to relocate the Molly Malone statue from its current location at the bottom of Grafton Street to facilitate the upcoming Luas and Grafton Street precinct works, this Committee agrees that the statue should be permanently relocated in the Moore street/henry Street area, a much more appropriate location for the statue, given that this area strongly reflects the spirit of the street trading history and heritage of our City Motion in the name of Councillor Nial Ring That this Committee welcomes the recent renaming of the Clonliffe & Croke Park Community Hall after Barbara Ward (R.I.P.) which is a lasting and fitting acknowledgement of Barbara s immense contribution to her community over a long number of years Motion in the name of Councillor Mary Fitzpatrick The elected members of the Central Area call on the Minister for Social Welfare to address the backlog in processing of applications and appeals for social welfare benefits and condemn the process that sees people having go beg for their entitlements Motion in the name of Councillor Mary Fitzpatrick The elected members of the Central Area Committee call on the Minister with responsibility for the Phoenix Park to acknowledge the real concerns of residents in the area over concerts in the park. We call on the promoters to provide a manned free phone number so that residents can report incidents and disturbances and to employ local people/companies to provide services associated with the concerts. We call on the Gardai to provide dedicated robust policing of all residential areas surrounding the park and to ensure that public order is maintained at all times. Next Meeting Tuesday 11 th June, 2013 CLOSING DATE FOR RECEIPT OF MOTIONS AND QUESTIONS 12 noon on Thursday 30 th May, P a g e

5 CENTRAL AREA COMMITTEE COISTE AN LÁRCHEANTAR CENTRAL AREA COMMITTEE MEETING Tuesday 9 th April, 2013 at 2.30 p.m. Minutes 5546 Minutes of the Central Area Committee meeting held on 12 th March, ORDER: Agreed Questions to the Area Manager ORDER: Noted. Planning and Development Matters 5548 With reference to a recommendation for amendment of current entry for the former distillery buildings between Distillery Road and Richmond Road to read Brick & stone building east of Tivoli Centre & stone warehouse fronting onto Richmond Road to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, ORDER: Agreed. Recommend to City Council With reference to a recommendation for addition of 66 Phibsborough Road, Dublin 7 to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, ORDER: Agreed. Recommend to City Council With reference to a recommendation for addition of Phibsborough Road, Dublin 7 to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, ORDER: Agreed. Recommend to City Council With reference to a recommendation for deletion of Parnell Street, Dublin 1 from the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, ORDER: Agreed. Recommend to City Council With reference to a recommendation for deletion of 1-4 & 4A Arbour Hill, Dublin 7 from the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, ORDER: Agreed. Recommend to City Council With reference to the disposal of a plot of land including 6 Railway Arches at Aldborough Parade, Dublin 1 to Coras Iompair Eireann. ORDER: Agreed. Recommend to City Council With reference to Derelict Sites Quarterly Report. ORDER: Report noted. Cultural Recreation and Amenity Department Matters 5555 With reference to Community Grants Scheme 2013 ORDER: Report noted 5556 With reference to Public Library Events for April 2013 in the Central Area ORDER: Report noted Roads & Traffic Department Matters 5 P a g e

6 5557 With reference to the minutes of the Traffic Advisory Group held on 21 st February, ORDER: Report noted. Central Area Matters 5558 With reference to Report No.3 of the North Inner City Litter Action Group. ORDER: Report noted. Councillors requested that the legal options for running a name and shame campaign be looked into. Agreed also that a set of specific actions be prepared, agreed and notified to Councillors prior to implementation Updates on the following: Environmental Services Unit NEIC IAP North West Area (including HARP) Housing Issues North East Inner City Housing Issues North West Inner City Housing Issues ORDER: Report noted. The Councillors requested that a clean-up be carried out before the Fizzfest in June. Also agreed that a copy of the meeting protocol be circulated to all the members. The following emergency motions were tabled 5559(a)Emergency Motion in the names of Cllrs Nial Ring and Cieran Perry That this Committee instructs the Manager to immediately write to the GGDA and HSE advising them of the concern and objection of this Committee that St. Brendan's GAA Club have been notified by to immediately (12th April 2013)depart the Grangegorman site where they have played for over 90 years, notwithstanding continued (unfulfilled) assurances give to the club by the GGDA and HSE that suitable alternative playing pitches would be provided prior to any such notice to depart. ORDER: Agreed. 5559(b)Emergency Motion in the names of Cllrs Nial Ring, Mary Fitzpatrick and Ray McAdam That this Committee welcomes the recently launched details of a proposed new Cultural District for Dublin to be located on Parnell Square (North) and acknowledges the philanthropic involvement of Kennedy Wilson. This Committee further instructs the Manager to convey the contents of this motion (if passed) to all involved in bringing this project forward and further agrees that a steering committee be set up (to include local councillors) to monitor progress on the project. ORDER: Agreed 5559(c)Emergency Motion in the name of Councillor Cieran Perry In the light of the recent attack on two fire crew paramedics over the Easter weekend, this committee calls on the Minister for Justice to implement stringent penalties for those found guilty of such assaults. We also call on him to ensure that all emergency personnel are provided with suitable means of protection against violent and callous attacks. Our government must provide a safe place of work for our Firefighters so that they have the ability to carry out their role professionally, without fear of being assaulted. ORDER: Agreed. 6 P a g e

7 Motions 5560 Motion in the name of Councillor Seamas McGrattan That this Committee calls on Dublin City Council to erect a statue in O Connell Street to commemorate the 1916 Leaders in preparation for the centenary of the Easter Rising. ORDER: Agreed. Report to Councillor 5561 Motion in the name of Councillor Nial Ring That this Committee welcomes the recently launched report The Boundary Wall Summary a needs analysis in the North Wall area of Dublin with a particular focus on education and young people and confirms our commitment to assisting in whatever way possible in ensuring that its recommendations are implemented. This Committee also requests the Manager to write to the Author, Deirdre McCarthy, congratulating her on the report and advising her of the contents of this motion. ORDER: Agreed. Report to Councillor 5562 Motion in the name of Councillor Anna Quigley That this Committee calls on the Department of Social Protection to recognise and acknowledge the core role of Community Employment in providing essential services in the North Inner City and to implement the Community Employment programme in a way that is relevant to the needs of the local North Inner City community. ORDER: Agreed. Letter to be sent to the Department of Social Protection 5563 Motion in the name of Councillor Anna Quigley That this Committee calls on the Minister for Social Protection to recognise that private sector rents in the Dublin City area are increasing, not decreasing, and that cuts to rent allowance/social housing support should be reversed. ORDER: Agreed. Letter to be sent to the Department of Social Protection 5564 Motion in the name of Councillor Anna Quigley That this Committee supports the work of the Local Drug Task Force and calls on the Minister for State with responsibility for the Drugs Strategy to support the reinvigoration of the Task Forces through real active participation by all relevant state agencies. ORDER: Agreed. Letter to be sent to the Department of Social Protection 5564 Motion in the name of Councillor Anna Quigley That this Committee supports the work of the Local Drug Task Force and calls on the Minister for State with responsibility for the Drugs Strategy to support the reinvigoration of the Task Forces through real active participation by all relevant state agencies. ORDER: Agreed. Letter to be sent to the Minister of State with responsibility for Drugs Motion in the name of Councillor Padraig McLoughlin That this Committee calls for a programme of tree planting and other appropriate landscaping along Phibsboro Road to compliment the inclusion of a new plaza at Broadstone as part of the Luas cross city project. ORDER: Agreed. Report to Councillor. 7 P a g e

8 5566 Motion in the name of Councillor Padraig McLoughlin 8 P a g e That this Committee calls for a policy of bringing disused publicly owned lands into active public use, whether on a temporary or long term basis, where this is feasible. ORDER: Agreed. Report to Councillor Motion in the name of Councillor Mary Fitzpatrick & Councillor Nial Ring That this Committee welcomes the publication of a draft Strategic Development Zone Planning Scheme for the North Lotts and Grand Canal Dock area. For the Docklands SDZ to support the economic, social and urban re-generation of the entire Docklands area as one community we call for the SDZ boundary on the Northside to include the full North Wall Parish i.e. Amiens Street to East Wall, the Royal Canal to Liffey. Minister for environment ORDER: Agreed. Letter to be sent to the Minister for Environment, Community and Local Government Motion in the name of Councillor Mary Fitzpatrick That this Committee calls on Dublin City Council to have the lighting on the Virgin Mary Statue on Fassaugh Road roundabout repaired and to advise when the lighting will be fully operational. ORDER: Agreed. Report to Councillor Motion in the name of Councillor Mary Fitzpatrick That this Committee calls on Dublin City Council to plant trees on the Phibsborough Road from Broadstone to Monk Place. ORDER: Agreed. Report to Councillor Motion in the name of Councillor Mary Fitzpatrick That this Committee calls on the RPA/Irish Rail to front load spending on LUAS Broombridge to pay for an early upgrade of Broombridge Train Station. ORDER: Agreed. Lettersto be sent to the RPA and Irish Rail. ATTENDANCE Cllr. Seamas McGrattan (Chairperson) Cllr. Aine Clancy (Vice Chairperson) Cllr. Ray McAdam Cllr. Christy Burke Cllr. Mary Fitzpatrick Cllr. Cieran Perry Cllr. Nial Ring Cllr. Anna Quigley Cllr. Padraig McLoughlin Cllr. Lucy McRoberts Apologies Cllr. Mary O Shea Officials Charlie Lowe, Executive Manager, Central Area Brendan Hayden, Senior Executive Officer, Central Area Fergus Synnott, Administrative Officer, Central Area Chris Butler, Area Housing Manager, Central Area Brian Kavanagh, Area Housing Manager, Central Area Sean Smith, Area Housing Manager, Central Area John McPartlan, Public Domain Officer, Central Area Patricia Hyde, Senior Planner, Conservation Section

9 Paul Crowe, Senior Staff Officer, Derelict Sites Section Cathy Cassidy, Acting Senior Staff Officer, Central Area Sandra Walley, Assistant Staff Officer, Central Area Councillor Seamas McGrattan Chairperson 9 th April, P a g e

10 Motions with replies Central Area Committee Meeting April, 2013 Item 5560 Motion in the name of Councillor Seamas McGrattan That this Committee calls on Dublin City Council to erect a statue in O Connell Street to commemorate the 1916 Leaders in preparation for the centenary of the Easter Rising. Report The Commemorations Sub Committee / Fochoiste na gcuimhneachán is presently considering the varied possibilities for the 2016 commemorations. This proposal will be referred to the Commemorations Sub Committee for consideration if the members agree the terms of the motion. Item 5561 Motion in the name of Councillor Nial Ring That this Committee welcomes the recently launched report The Boundary Wall Summary a needs analysis in the North Wall area of Dublin with a particular focus on education and young people and confirms our commitment to assisting in whatever way possible in ensuring that its recommendations are implemented. This Committee also requests the Manager to write to the Author, Deirdre McCarthy, congratulating her on the report and advising her of the contents of this motion. Report This is a matter for the members to agree or otherwise. Item 5562 Motion in the name of Councillor Anna Quigley That this Committee calls on the Department of Social Protection to recognise and acknowledge the core role of Community Employment in providing essential services in the North Inner City and to implement the Community Employment programme in a way that is relevant to the needs of the local North Inner City community. Report A letter will be forwarded to the Department of Social Protection if the members agree the terms of the motion. Item 5563 Motion in the name of Councillor Anna Quigley That this Committee calls on the Minister for Social Protection to recognise that private sector rents in the Dublin City area are increasing, not decreasing, and that cuts to rent allowance/social housing support should be reversed. 10 P a g e Report A letter will be forwarded to the Minister for Social Protection if the members agree the terms of the motion.

11 Item 5564 Motion in the name of Councillor Anna Quigley That this Committee supports the work of the Local Drug Task Force and calls on the Minister for State with responsibility for the Drugs Strategy to support the reinvigoration of the Task Forces through real active participation by all relevant state agencies. Report A letter will be forwarded to the Minister for State with responsibility for the Drugs Strategy if the members agree the terms of the motion. Item 5565 Motion in the name of Councillor Padraig McLoughlin That this Committee calls for a programme of tree planting and other appropriate landscaping along Phibsboro Road to compliment the inclusion of a new plaza at Broadstone as part of the Luas cross city project. Report Parks Services are currently involved with the design process for both the Broadstone Gateway and LUAS Cross City Project with a view to ensuring that all areas are landscaped appropriately. Upgrading work has been ongoing in the area over the past few years and included the greening of the hard surface traffic island at Coleraine / Church Street, the linear plantation of semi-mature lime trees located on the grass verge on Constitution Hill, the upgrading of the area fronting the linear park at Broadstone / Western Way and the planting of trees on Lower Phibsborough Road. In addition Parks Services are responsible for the landscape maintenance of The Kings Inns. The surrounding environs will be examined over the coming months with a view to undertaking additional tree planting during the planting season should suitable locations be found. Item 5566 Motion in the name of Councillor Padraig McLoughlin That this Committee calls for a policy of bringing disused publicly owned lands into active public use, whether on a temporary or long term basis, where this is feasible. 11 P a g e Report It has been the policy of the Development Department to bring City Council owned lands into active use consistent with the Development Plan and this Department will continue to seek uses for such disused land in the future. A recent draft Property Management Delivery Plan prepared by the OPW has identified that The extent of the property portfolio in the public sector and the costs arising both in the administration and the day-to-day operational management of assets is significant. The Office of Public Works have been appointed by the Government to develop a policy for the future use of property including land owned by public bodies including local authorities. In their recent draft report the steering group appointed state that The size and complexity of the public sector suggests that the improvements to the current management of its property assets will only be achieved incrementally. Dublin City Council has significant portfolios of property including land that they need to retain to ensure that they are in a position to deliver on their objectives and responsibilities now and

12 in the future. It may be some time before the Steering Group begins to consider land in the Council s area. Currently their focus is on identifying ways to map and hold information so that it can be shared between authorities as In future, State property managers will be required to engage in a strategic way to identify opportunities for asset sharing beyond their individual Department s needs. It is important to note that steering group appreciates that the potential for the use of State property for community purposes must be considered in the context of any disposals programme. In the current environment, effective community use of appropriate State property assets has a value that must be recognised. This attitude accords with the Council s existing approach to interim uses in respect of sites within its control including those that were acquired or are controlled for housing purposes several of which have already been developed as allotments generally by the Parks Section e.g. Chamber Street. The need and demand for social housing support in the Dublin city area has if anything increased due to the recession which was triggered by the property crisis as fewer people are able to find funding to purchase their own homes. The main emphasis of the Council has been to increase the number of available units to house people off the housing waiting list. This emphasis on supply whether through the acquisition of second hand units and construction of units or leasing units from private owners or through approved housing bodies has resulted in a significant increase in supply in the last few years. The reduction in capital funding for new house building has meant that some sites which the Council had intended to build on have been put on hold in the short to medium term. Since housing need continues to grow; inevitably these sites will be needed for social housing - if demand is not to completely outstrip supply. The Council has been working in partnership with Approved Housing Bodies who have recently been facilitated to access private funding to acquire and build housing rather than relying as heretofore solely on grant aid. The Council is the main provider to Approved Housing Bodies of sites for new build and some of its land will be required in this way more immediately than if the Council were building itself due as already mentioned to capital funding scarcity. The Council s Housing & Residential Services Department have been working with the Planning and Development Department to develop a single digitized mapping system for all Council lands and will in due course be supplying this information to the OPW as part of their national property management delivery plan. In view of the Council s own positive experience of interim uses and based on its observations of their effectiveness in other jurisdictions it is envisaged that the Council will develop and implement a policy of interim community uses for lands that are not immediately required for housing or other purposes. Item 5567 Motion in the name of Councillor Mary Fitzpatrick & Councillor Nial Ring That this Committee welcomes the publication of a draft Strategic Development Zone Planning Scheme for the North Lotts and Grand Canal Dock area. For the Docklands SDZ to support the economic, social and urban re-generation of the entire Docklands area as one community we call for the SDZ boundary on the Northside to include the full North Wall Parish i.e. Amiens Street to East Wall, the Royal Canal to Liffey. Report 12 P a g e The Planning & Development Act provides that the designation of a site for a strategic development zone is a function of the Minister and is designated by Government Order. It is not therefore possible for the City Council to amend the boundary of the North Lotts & Grand Canal Dock Strategic Development Zone. However, Dublin City Council has committed to examining other parts of the Docklands Masterplan area with a view to undertaking Local Area Plans or seeking further SDZ designation as appropriate when the current Draft SDZ Planning Scheme is adopted and implementation has commenced.

13 Item 5568 Motion in the name of Councillor Mary Fitzpatrick That this Committee calls on Dublin City Council to have the lighting on the Virgin Mary Statue on Fassaugh Road roundabout repaired and to advise when the lighting will be fully operational. Report The lighting on the Virgin Mary Statue on Fassuagh Road will be repaired in the next 3 weeks. Item 5569 Motion in the name of Councillor Mary Fitzpatrick That this Committee calls on Dublin City Council to plant trees on the Phibsborough Road from Broadstone to Monk Place. Report This stretch of road was surveyed in the past for suitability of street tree planting and as a result a number of Plane trees were planted. A new survey shall now be arranged with a view to undertaking additional tree planting during the planting season should suitable locations be found. Item 5570 Motion in the name of Councillor Mary Fitzpatrick That this Committee calls on the RPA/Irish Rail to front load spending on LUAS Broombridge to pay for an early upgrade of Broombridge Train Station. Report A letter will be forwarded to the RPA / Irish Rail if the members agree the terms of the motion. 13 P a g e

14 Conservation Section, Planning & Development Department Civic Offices, Wood Quay, Dublin 8 An Rannóg Caomhantais, An Roinn Pleanála agus Forbartha Oifigí na Cathrach, An Ché Adhmaid, Baile Átha Cliath 8 T F To the Chairperson and Members of the Central Area Committee Recommendation: Addition of 1 Mary Street, Dublin 1 to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, PHOTO OF STRUCTURE Introduction It is proposed to initiate procedures under Section 54 and Section 55 of the Planning & Development Act 2000 to add the 1 Mary Street, Dublin 1 to Dublin City Council s Record of Protected Structures. Request for Addition Nicola Mathews, Conservation Officer. 14 P a g e

15 Summary of Applicants Reasons for Seeking Addition Based on a previous visual inspection by the Conservation Section, No. 1 appears to be gabled to the rear and with ridges running perpendicular to the street it merited further investigation. Site Location & Zoning Map The subject building is located in an area zoned as Z5: To consolidate and facilitate the development of the central area and to identify, reinforce and strengthen and protect the civic design, character and dignity. No 1. Mary Street is also included in the Architectural Conservation Area which covers the most apart of Capel Street and portions of the streets leading up either side. No. 1 Mary Street is located between No. 1A and No. 2 Mary Street on the southern side of the street. The building is small and has no rear garden or yard. From map comparisons, it may have had a small back yard but this in no longer part of the site. The rear of the building also parties onto No. 39 Capel Street, a clothes retailer. Planning History None on record Summary Description Exterior: No. 1 Mary Street is a four-storey, two-bay over basement structure with shop at ground floor level and gable fronting onto the Street. The building forms part of a terrace which makes up the southern side of Mary Street. A pitched A roof runs from front to back with a small hipped roof to the front. The roof is of a modern waterproofing membrane over both slopes with natural slate exposed on the front hip. It is not clear what material lies under the 15 P a g e

16 existing modern roof membrane. The front façade is of red brick, the date of which is unknown, but it appears to be modern. The windows to the upper floors both front and rear are all modern upvc and at ground floor a timber shop-front with 20 th century timber windows cover the width of the building. The gable to the top of the façade extends above parapet levels of the buildings on either side and may have been a Dutch Billy, some of which were originally constructed and can be seen on nearby Capel Street. It would appear that this building was originally gable-fronted. The ground floor walls are the original masonry, the rear gable appears original; however, without opening-up it is not possible to investigate the roof structure to see whether original material is remaining. The building footprint is small in size, approximately 4.5m wide by 4.5m deep with no external space to the rear. A small return approximately 3m wide by 2m deep is attached to the rear of the building only at ground and first floor levels. The underside of a lean-to roof is clearly visible from inside of the first floor return. Interior: The ground and basement walls are completely fitted out in modern timber false walls to take shelving associated with the shop. The basement is used as a store; a door incorporated within the front wall leads into the vaulted coal bunker under the pavement. The original brickwork of the front walls of the house can be seen at this location and is the first signs of original fabric internally. The steps of the stairs between basement and ground floor may be original but the balustrade is modern. No original fabric is visible on the ground floor. The ground floor comprises of a small open-plan DIY shop with one entrance door and window onto Mary Street. The return, attached to the rear is also included within the ground floor plan layout; the location of the opening within the original rear external wall into the return can clearly be seen. The stairs leading directly to the basement is open to the shop on ground floor, while the stairs leading up the next floor is enclosed with a lightweight partition and access door leading to the upper levels. On the upper floors, there is some original joinery in the form of flat panel doors, a possibly original/early staircase, historic architraves and window surrounds which are of some architectural significance. The floors and partition walls of the original building are in good condition but it is unclear without further investigation whether or not these are original. The first floor was possibly originally one room which has been subdivided by 20 th century lightweight partitions which form two offices to the front and a lobby to the rear. The original rear window has been blocked up and has become internal following the construction of the rear return which probably dates to the 19 th century. It has a corrugated metal lean-too roof, to protect the W.C. facilities. The main staircase that connects the ground floor with the levels above is in good condition and the style is indicative of early Georgian stairs construction including its winding flight for each storey, ramped handrail and a robust design to the newel posts. The plainer balustrade was generally located at the upper levels with the more decorative located between ground and first. It is unclear without further investigation if any remaining balustrade survives within the partition surrounding the ground floor flight. The upper flights contain simple chunky balusters with chamfered corners. The paint colour of the stairs is a flat brown colour also associated with mid eighteenth century staircases. The threads have been covered in plywood which comes over the nosing on some steps. It s not clear why they are covered however but some of the nosings are damaged which meant that the ply was possibly part of refurbishment works. There is also a wider flight of steps on a section of the staircase leading from the second floor up to the top floor. The reason for this is unclear. 16 P a g e

17 The second and third floors are both stores; the lower one containing shelving that cross the front windows. The top (fourth) floor is also currently used as a store and has a very low floor to ceiling height. There are two modern windows on this floor one to the front and rear gables. An access hatch is located to the western slope of the roof that allows access onto the roof. (Hatch was locked during time of inspection.) Internally some historic architectural features of value remain. The majority of the historic fabric elements is made up of the structural components of walls, floors and some joinery elements. Historical Background Mary Street was the focal point for the new parish of St Mary, established in 1697 when the ancient parish of St Michan was divided in three. St Mary's Church was begun immediately, the design attributed to Sir William Robinson (architect of the Royal Hospital Kilmainham) and finished after his death, by Thomas Burgh (architect of Dr Steven's hospital and the Library TCD). The church served a rapidly growing population in one of the most fashionable areas which is reflected in its elaborate design. The church has many historical associations: Lord Charlemont was baptised here in 1728 and Wolfetone in It was also the location of John Wesley's first Sermon in Ireland in From map comparisons No. 1 Mary Street was present on Charles Brooking 1728 map however it is unclear if the building appears on Rocques Not much is known about the occupiers of the building prior to However the building played a significant part in the accommodation and provision of services such as shoe shops and glovers through to a DIY shop, to the general public throughout the past 200 years if not for longer. Assessment of Special Interest Under the Planning & Development Act 2000 The structure is considered to be of special interest under the following headings: 1. Architectural: This building forms one part of the street terrace along the southern side of Mary Street dating to the early eighteenth century. The building itself is a twobay, four-storey over basement with a gable-fronted street elevation of modern cementitious brickwork and upvc windows, (elevation possibly renovated within the last 50years). A DIY shop is located at ground floor with associated small sized offices and stores on the basement and upper floors. A gable faces on to Mary Street at fourth floor level, which contains one singular window. 17 P a g e There is a history of Dutch Billy s in this area and some still survive in nearby Capel Street. The period of construction of No. 1 Mary Street coincides with the era when Dutch Billy s were in fashion (late seventeenth and early eighteenth centuries). The majority of these gables do not survive today and are replaced with parapets in front of new roofs. Many of the original high-fronted gables were without windows facing the street which may be the case with this building as no historic joinery surrounds the window internally unlike all the others underneath. It can be said, given the evidence, that No. 1 Mary Street is most lightly a surviving Dutch Billy and while the façade has undergone much renovation, the original character and charm of this house still survives and can be seen in the shape, size and scale of the building footprint, the surviving historic construction fabric, and the overall style and shape of the street façade. It can also be said that, while the modern brickwork and upvc windows, materially, have no architectural significance and therefore do not contribute to the streetscape and character of the area, the proportion and size of the window openings and their location on the façade are original, and are consistent with the neighbouring

18 buildings, No.2 Mary Street and 42 Capel Street, both protected structures. It is believed that 42 Capel Street was in fact also a Dutch Billy. Internally the building retains some of its original construction fabric and joinery finishes. Early traditional methods of construction are still visible in the building such as lime plaster on original walls and possibly lath and plaster ceilings. The surviving doors and architraves are most lightly Victorian or late Georgian and are of architectural importance to the house. The staircase displays a style of joinery common to the mid 18 th century. The original plan form of the building is still visible with some modern interventions. There are no surviving fireplaces to the chimneybreasts and no visible fireplace openings. It should be noted that the walls of the ground and basement floors are completely lined with modern timber false walls to take shelving but the original walls are visible behind an access doorway of the coal bunker to the front basement. 2. Historical: Mary Street was laid out from the mid 1690 s by Sir Humphrey Jervis on lands of the Cistercian Abbey of St Mary which were broken up after the dissolution of the monastery and 20 acres of which eventually passed to Humphrey Jervis. Jervis, one of the earliest developers in the north east city, laid out a regular grid of streets in this immediate area on which he then set about establishing a new fashionable upper-class suburb. The principle routes were determined by existing topographical features and Mary Street was laid out on line with the existing Mary's Lane. The Dublin Almanac directories record an Arthur Thompson (trade: Glover) being the proprietor here in 1814, and in 1806 a Rebecca Thompson was recorded as being the proprietor of a shoes and ladies ware shop. Today No. 1 Mary Street is occupied by a DIY & Ironmongers shop which has been open in this location since 1920, and is a continuation of the type of trade that would have served the general public in this area since this area was developed. Significance/NIAH Rating: The National Inventory of Architectural Heritage (NIAH) has not been carried out for the Dublin City Council area; however, its categories of special interest (architectural, historical, archaeological, artistic, cultural, scientific, technical & social) and its rating system has been used to assess the building in question. The NIAH identifies five categories of rating in seeking to rank buildings. The NIAH rating values are International, National, Regional, Local and Record Only (I, N, R, L, O). Structures which are considered of International, National, and Regional significance are deemed worthy of inclusion on the RPS. Using the NIAH System of rating, this structure is considered to be of Regional significance. These are structures or sites that make a significant contribution to the architectural heritage within their region or area. Recommendation: It is recommended to initiate the procedures to add the 1. Mary Street, Dublin 1 to Dublin City Council s Record of Protected Structures under Section 55 of the Planning & Development Act Patricia Hyde Senior Planner 18 P a g e

19 Conservation Section, Planning & Development Department Civic Offices, Wood Quay, Dublin 8 An Rannóg Caomhantais, An Roinn Pleanála agus Forbartha Oifigí na Cathrach, An Ché Adhmaid, Baile Átha Cliath 8 T F nd April 2013 To the Chairperson and Members of the Central Area Committee Recommendation: Amendment of current entry for St. Patrick's College, Drumcondra Upper, Dublin 9 to add the protection of the stone boundary walls, main entrance and gate lodge to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, Recommendation Current St. Patrick's College: original house, tower, fountain, quadrangle and Entry former church (now library). Proposed St. Patrick's College: original house, tower, fountain, quadrangle and Entry former church (now library), stone boundary walls, main entrance and gate lodge. Procedure Followed In accordance with the procedures set out in Section 54 and 55 of the Planning and Development Act 2000, Dublin City Council by public notice on 12/2/2013, indicated its intention to amend the current entry for 7 19 Drumcondra Road Upper, St Patrick s College: original house, tower, fountain, quadrangle and former church (now library) to the proposed entry of 7 19 Drumcondra Road Upper, St Patrick s College: original house, tower, fountain, quadrangle and former church (now library), stone boundary walls, main entrance and gate lodge in the Record of Protected Structures (RPS). The proposed amendment was advertised in the Irish Times on 12/2/2013. The public display period was from 12 th February, 2013 to 26 th March 2013 inclusive. Request for Addition Conservation Section, Planning and Development Department, Dublin City Council. 19 P a g e

20 Summary of Applicants Reasons for Seeking Addition Stone Boundary Wall: It has recently come to light that the cut-stone wall at St. Patrick's Teacher Training College is not listed on the current Record of Protected Structures ( ). It was omitted in error from the current Record of Protected Structures. It had previously been included on the Record of Protected Structures (RPS Ref 2393). The protection of this building commenced on the 07/01/1991 (former List 2) and it became a protected structure in Condition 7 (1) of planning ref 4245/08 states that the northern end of the eastern boundary wall will be set back for a length of approx. 120m directly opposite the Cat and Cage public house, approx. in line with the boundary wall further south along Drumcondra Road in order to facilitate the placement of both inbound and outbound QBCs. Notwithstanding this work the surviving sections of the boundary wall are still considered to form part of the special character of the overall complex. Furthermore while the wall is regarded to have a level of protection as it is located within the curtilage of the protected structure listed in the development plan, it is proposed to formally add the wall again to the RPS to ensure that this significant structure continues to be protected. Main Entrance: The main entrance has recently been subject to works granted under planning ref 3472/10. While the main entrance is regarded to have a level of protection as it is located within the curtilage of the protected structure listed in the development plan, however it is proposed to formally add the main entrance to the RPS to ensure there is no future confusion as to the level of protection. Gate Lodge: The gate lodge is regarded to have a level of protection as it is located within the curtilage of the protected structure listed in the development plan, however it is proposed to formally add the gate lodge to the RPS to ensure there is no future confusion as to the level of protection. Site Location & Zoning Map Zoning Objective: Z15: To provide for institutional, educational, recreational, community, green infrastructure, and health uses. The red lines show the surviving sections of rubble stone boundary walls. Planning History Ref No. Description Decision 0205/ / /10 20 P a g e Belvidere House, Saint Patrick's College, Drumcondra Road, Drumcondra, Dublin 9. EXPP - replacement of decayed timber window sashes of east & south elevations Saint Patrick's College, Drumcondra Road, Drumcondra, Dublin 9. PROTECTED STRUCTURE Alterations to railings & plinth, construction of gate etc Saint Patrick's College, Drumcondra Road, Drumcondra, Dublin 9. PROTECTED STRUCTURE - Widening and alterations to existing main gate way Grant Exemption Certificate 19-May-2008 GRANT PERMISSION 26-Jun-2003 GRANT PERMISSION 18-Oct-2010

21 Ref No. Description Decision 4245/ /08Sub / /06 Saint Patrick's College, Drumcondra Road, Drumcondra, Dublin 9. PROTECTED STRUCTURE-Construction of four permanent buildings Saint Patrick's College, Drumcondra Road, Drumcondra, Dublin 9. Condition No.'s 3, 4, 5, 6, 7(i), 8, 13, 17 & 18 Saint Patrick's College, Drumcondra Road, Drumcondra, Dublin 9. PROTECTED STRUCTURE new single storey extension to the Student Common Room etc. Saint Patrick's College, Drumcondra Road, Drumcondra, Dublin 9. temporary opening up of vehicular entrance in section of stone wall GRANT PERMISSION 20-Oct-2008 PARTIAL COMPLIANCE 09-Nov-2012 GRANT PERMISSION 09-Feb-2004 GRANT PERMISSION 22-Mar-2007 Summary Description & Historical Background The three structures in questions are located in the grounds of St. Patrick s College which is one of the oldest third-level educational institutions in Ireland. It was established in 1875 in and around Belvedere House, a 17th century house with 18-19th century additions. The Civil survey (1654-6) describes the former as a 'faire brick house, slated on the lands of James Bath of Drumconragh, at Drishoge'. In 1725 Belvedere house was leased to Henry Singleton, a Drogheda lawyer who undertook a programme of building and renovation including the addition of a drawingroom at the rear of the building (Archaeological Survey of Ireland, Record details). The College was established to provide Catholic teachers for Catholic Schools. The structures on the site span the 17 th /18 th century to the present day and retain much of their original character. Stone Boundary Wall: The rubble stone walls survive largely intact to the south a long section along Millbourne Avenue and to the east where they are largely fully intact along Drumcondra Road Upper. The eastern boundary is the most intact and appears to have been constructed in two phases. The southern section is composed of roughly coursed granite walls with granite coping. The northern section is composed of roughly coursed calp limestone with soldier coping. The line of the boundary is shown on the 1837, 1867, 1889, 1907 OS maps. Main Entrance: The four gate piers which stood prior to the recent works granted under planning reference 3472/10 appeared to comprise of two phases of construction with the central piers being older in date linked by a curved plinth wall surmounted by later rialings. The conservation architect, John Redmill describes the inner piers as follows: visually and in the absence of any documentary evidence, their appearance suggests either a late 18th or early 19 th century date. The curved main entrance is clearly shown at this location on the 1837, 1867, 1889, 1907 OS 21 P a g e

22 maps. The recent works to the granite and portland stone entrance have been sympathetic in nature and do not detract from their special character or interest. Gate Lodge: Detached, single-storey gate lodge with projecting gabled-fronted bay window and verandah (now glassed in), built circa 1915, with modern flat-roofed extension to rear. Terracotta tiled roof with terracotta finials and grouped hexagonal red brick chimneystack. Exposed barge boards with timber dentil course and half timbered details to projecting gables. Pebble-dashed walls with red brick stringcourse and plinth. Timber casement windows with leaded glass. The conservation architect, John Redmill describes it as being constructed in the late 19 th century manner of such architects as Richard Norman Shaw more Tudor Revival than Arts and Crafts (Redmill 2010). A gate lodge is clearly shown at this location on the 1837, 1867, 1889, 1907 OS maps. However the present gate lodge does not appear until the 1935 OS map, suggesting a construction date of circa References: Redmill, J. (2010) St. Patrick s College, Drumcondra Road, Dublin 9, Conservation Method Statement. Unpublished report submitted as part of planning reference 3472/10. Kelly, J. (2006) St. Patrick s College Drumcondra, A History. Four Courts Press. DU , House 16 th /17 th century, (Archaeological Survey of Ireland, Record details) on Revised by Geraldine Stout. Posed Assessment of Special Interest Under the Planning & Development Act 2000 St. Patrick's College: original house, tower, fountain, quadrangle and former church (now library) is considered to be of Architectural and Historical significance within the meaning of Part IV of the Planning and Development Act, The stone boundary walls, main entrance and gate lodge should be considered collectively as part of the same complex. These structures are considered to be of special interest under the following headings: 1. Architectural: These structures are considered to form an integral element of the college complex. The boundary wall, main entrance and gate lodge contribute to the overall streetscape and makes a positive contribution to its surrounding setting. The architectural detailing to the gate lodge and gate distinguish these structures as exemplars of good quality architectural design. 2. Historical & Archaeological: The main entranceway and walls are also a reminder of the long history of occupation on the site with a house recorded on the site since the 17 th century. Significance/NIAH Rating: The National Inventory of Architectural Heritage (NIAH) has not been carried out for the Dublin City Council area; however, its categories of special interest (architectural, historical, archaeological, artistic, cultural, scientific, technical & social) and its rating system has been used to assess the structures in question. The NIAH identifies five categories of rating in seeking to rank buildings. The NIAH rating values are International, National, Regional, Local and Record Only (I, N, R, L, O). Structures which are considered of International, National, and Regional significance are deemed worthy of inclusion on the RPS. Using the NIAH System of rating these structures are considered to be of Regional significance. These are structures or 22 P a g e

23 sites that make a significant contribution to the architectural heritage within their region or area. Submissions/Objections: No submissions or objections were received following the public display period. Meeting of the Area Committee The proposed amendment of the structure was brought forward to the Central Area Committee on 11 th December 2012 where it was agreed by the elected members to initiate the statutory procedure to amend St. Patrick's College: original house, tower, fountain, quadrangle and former church (now library) in the RPS. Recommendation: In accordance with Section 55 of the Planning and Development Act 2000, it is recommended that 7 19 Drumcondra Road Upper, St Patrick s College: original house, tower, fountain, quadrangle and former church (now library) be amended to read as follows: 7 19 Drumcondra Road Upper, St Patrick s College: original house, tower, fountain, quadrangle and former church (now library), stone boundary walls, main entrance and gate lodge in the Record of Protected Structures in the Dublin City Development Plan The making of any amendment to the Record of Protected Structures is a reserved function of the City Council. Patricia Hyde Senior Planner 23 P a g e

24 An Rannóg Caomhantais, An Roinn Pleanála agus Forbartha Oifigí na Cathrach, An Ché Adhmaid, Baile Átha Cliath 8 Conservation Section, Planning & Development Department Civic Offices, Wood Quay, Dublin 8 T F th April, To the Chairperson and Members of the Central Area Committee Recommendation: Addition of the Convent, St Laurence Place East, Dublin 1 to the Record of Protected Structures in accordance with Section 54 and 55 of the Planning and Development Act, PHOTO OF STRUCTURE Procedure Followed In accordance with the procedures set out in Section 54 and 55 of the Planning and Development Act, 2000, Dublin City Council by public notice on 12/2/2013, indicated its intention to add St. Laurence Place East, Dublin 1 - Convent to the record of Protected Structures (RPS). The proposed addition was advertised in the Irish Times on 12/2/2013. The public display period was from 12 th February, 2013 to 26 th March 2013, inclusive. 24 P a g e

25 Request for Addition Conservation Section, Planning and Development Department, Dublin City Council. Summary of Applicants Reasons for Seeking Addition It has recently come to light that the Convent, St Laurence East is not listed on the current Record of Protected Structures ( ) RPS has a cross reference under Lawrence Place East to St. Laurence Place East however there is no entry under St. Laurence Place East. It was omitted in error from the current Record of Protected Structures. It had previously been included on the Record of Protected Structures RPS Ref Address Description 4394 Lawrence Place East, Dublin 1 Convent The protection of this building commenced on the 20/03/98 (former List 2) and it became a protected structure in It is proposed to formally add the building again to ensure that this significant building continues to be protected. Site Location & Zoning Map Zone 1: To protect, provide and improve residential amenities. 25 P a g e

26 Planning History Ref No. Description Address Decision 1083/94 Construction of 21 no. dwellings. Emerald Street/St. Laurence Place East/Sheriff Street,, Dublin, 1. REFUSE PERMISSION 18-Aug /06 Planning permission sought is for proposed material alterations/change of use to existing ground floor single store (office pre 1963), from storage use to proposed 2 No. counselling rooms, proposed use shall be ancillary to the existing use counselling centre at Oasis Counselling Centre, St. Laurence Place East, Seville Place, Dublin 1 for The Sisters of Charity. Oasis Counselling Centre, St. Laurence Place East, Seville Place, Dublin 1 GRANT PERMISSION 30-Mar-2006 Summary Description Detached, two-storey, multi-bay red brick building built circa1882 with an advanced and gabled central bay and canted projection at each end, that on the north containing the chapel. Roof: Pitched slate roof with terracotta ridge combs. Large shouldered chimney stacks with limestone dressing and terracotta pots. Walls: Red brick with limestone cill and window head course having chamfered detailing. Gabled two-storey break front with carved statue of St Laurence O Toole. Windows: Square-headed opening with upvc casements, limestone cills and window heads with brick arches. Doors: Break front entrance with stepped Gothic arched opening with moulded brick and limestone hood moulding. Quatrefoil light above entrance door accessed by three limestone steps. Large limestone boot scraper at entrance door. Original herringbone timber double doors with timber and glazed internal porch double doors. Extensions: Various extensions to rear no access gained. Two-storey early twentieth century red brick building to south, now in separate use. Front site: Railed front site with limestone and red brick plinth supporting cast-iron railing with pillars flanking pedestrian entrance and pillars framing front boundary. Rear site: No access gained. Interior Summary: No access gained. However Christine Casey describes the Chapel as a four bay hall lit by cusped lancets with unsigned stained glass of c (Casey, Pg 180) 26 P a g e

27 Historical Background First Edition (1846) Ordnance Survey map showing location of St Laurence O Toole Roman Catholic Church. The land to the rear is mostly undeveloped Ordnance Survey map showing street laid out and called St Laurence Street. 27 P a g e

28 1889 Ordnance Survey map showing street now called St Laurence Place. The convent and all the surrounding plots have been built on. According to Christine Casey; On St Laurence s Place opposite the boys school is the Convent of St Laurence O Toole (Sisters of Charity) of 1882, a pretty building of red brick with limestone and blue-brick dressings. Intriguingly, the newly built convent was offered for sale in 1892 by its owner Pierce Malone who was realising his properties. (Casey, Pg 180) 1909 Ordnance Survey map showing street still called St Laurence Place. The convent building has an extension added to the south. 28 P a g e

29 1939 Rates map showing street still called St Laurence Place. There have been further extensions in the rear site of the convent building. The 1970 map shows this street as St Laurence Place East and remains so up to the modern 2011 OS Sheets. The street sign attached to the Presbytery building next door is for St Laurence Place East. It may be that the name was altered over the year to distinguish it from the other St. Laurence Place which is located over near the Western Way in Phibsborough. The convent building now houses the Oasis Counselling Centre. References: Casey, C. (2005) The Buildings of Ireland, Dublin. Yale University Press. Assessment of Special Interest Under the Planning & Development Act 2000 The structure is considered to be of special interest under the following headings: Architectural: Of great importance for the streetscape. Its architectural detailing distinguishes it as an exemplar of good quality architectural design and makes a positive contribution to its setting and streetscape. Social: The Convent is one of the religious community buildings that centred around St Laurence O Toole RC Church which was a focal point for the nineteenth working class community of the area. Significance/NIAH Rating: The National Inventory of Architectural Heritage (NIAH) has not been carried out for the Dublin City Council area; however, its categories of special interest (architectural, historical, archaeological, artistic, cultural, scientific, technical & social) and its rating system has been used to assess the building in question. The NIAH identifies five categories of rating in seeking to rank buildings. The NIAH rating values are International, National, Regional, Local and Record Only (I, N, R, L, O). Structures which are considered of International, National, and Regional significance are deemed worthy of inclusion on the RPS. Using the NIAH System of rating this structure is considered to be of Regional significance. These are structures or sites that make a significant contribution to the architectural heritage within their region or area. 29 P a g e

30 Submissions/Objections Received: No submissions/objections were received following the public display period. Meeting of the Area Committee The proposed addition of the structure was brought forward to the Central Area Committee on the 11 th December, 2012 where it was agreed by the elected members to initiate the statutory procedure to add St. Laurence Place East, Dublin 1 - Convent to the RPS. Recommendation: In accordance with section 55 of the Planning and Development Act 2000, it is recommended that St. Laurence Place East, Dublin 1 - Convent be added to the Record of Protected Structures in the Dublin City Development Plan The making of any addition to the Record of Protected Structures is a reserved function of the City Council. Patricia Hyde Senior Planner 30 P a g e

31 To the Members of the Central Area Committee Planning and Economic Development Department 1 st May, 2013 With reference to Proposed Variation of the Zoning of Lands at Annesley Motors, Ballybough Road, Dublin 3. Proposal It is proposed to vary the Dublin City Development Plan by changing the zoning of the subject lands at Ballybough Road, Dublin 3: From: Zoning Objective Z1 To protect, provide and improve residential amenities. To: Zoning Objective Z3 To provide for and improve neighbourhood facilities. Site Description The site (c.2.8ha) is located on the northwest side of Ballybough Road, Dublin 3. It occupies the front portion of the block running between O Sullivan Avenue to the northeast and Clonliffe Avenue to the southwest. The site is comprised of the Annesley Motors Showrooms at no s Ballybough Road, a terrace of four single storey dwellings, no s. 22B-25 Ballybough Road and the Annesley Car Hire shop, no. 26 at the junction of Ballybough Road and O Sullivan Avenue. Single storey terraced dwellings bound the site along Clonliffe Avenue. A lane off O Sullivan Avenue passes outside the rear of the site, which is further bounded by a terrace of single storey dwellings. The area surrounding the site is characterised by a mix of commercial and residential properties. Relevant Site History The site is the subject of planning permission under the 2005 Development Plan for mixed use schemes (3118/09 & 2509/06 which expires 2017) and a live application (2720/12) under the current plan which attracted a refusal by DCC for four reasons relating to; principle of retail development, land use zoning, proposed part off licence and design deficiencies. This proposal is the subject of a current first party planning appeal which is due to be decided in June Rationale for Variation This brownfield site is in need of rejuvenation and is zoned Z1 in the Dublin City Development Plan, To protect, provide and improve residential amenities. The long established use on the majority of the site is commercial. The established commercial usage does not conform to the current residential zoning. A planning submission submitted on behalf of the owner suggests that there is a lack of convenience retail uses in the area. The submission states that there is a need for convenience floorspace in Ballybough to reduce the necessity for residents to travel to the city centre and neighbouring suburbs for day-to-day food shopping. The nearest larger convenience operators are SuperValu at Talbot Street, Dunnes Stores at North Earl Street and Tesco, Aldi & Lidl at Parnell Street/Moore Street. An Aldi Store is also due to open on East Wall Road in July P a g e

32 Z3 zoned areas are centres which provide local facilities for a local residential catchment and help to form a focal point for the local community. These neighbourhood centres provide an essential and sustainable amenity for residential areas and it is considered that they should be maintained and strengthened where possible. The application of a Z3 zoning on the site, which seeks to provide for and improve neighbourhood facilities would help consolidate a viable quantum of Z3 uses in the immediate area and would act as a catalyst for the renewal of the physical and social fabric of the area. A Z3 zoning would help provide for local facilities/services that serve the day-to-day needs of the community such as small convenience shops, post office, hardware, etc, within a short walking distance (5 min). The Z3 zoning also allows for the consideration of housing on the site. Any proposal for redevelopment on the site would be subject to detailed assessment at planning application stage. The key retail tests such as justifying need, impact, sequential approach and ensuring that the development is of an appropriate scale would be assessed as part of any future planning application for a larger neighbourhood shop on the site. Recommendation That the Central Area Committee agree to initiate the procedure to vary the Dublin City Development Plan (inc. public consultation) in relation to the lands at Annesley Motors, Ballybough Road, Dublin 3 and identified on the attached zoning map extract. John O Hara A/ Deputy Planning Officer 32 P a g e

33 Extract from Map E of Dublin City Development Plan Re: Proposed Variation of Lands at Annesley Motors, Ballybough Road, Dublin 3. It is proposed to rezone the area highlighted in red from: From: Zoning Objective Z1 To protect, provide and improve residential amenities. To: Zoning Objective Z3 To provide for and improve neighbourhood facilities. 33 P a g e

34 Development Department, Civic Offices. 2 nd May 2013 To the Chairperson and Members of the Central Area Committee With reference to the proposed granting of a three year sublease in Unit 3, Killarney Court, Buckingham Street Upper, Dublin 1. The subject property is held by Dublin City Council under a lease from Cluid Housing for a term of 999 years from 1 st January Under Indenture of Sublease dated the 10 th March 2011, Unit 3, Killarney Court, Buckingham Street Upper, Dublin 1, outlined red and coloured pink on Map Index No. SM , was demised by Dublin City Council to the Community Policing Forum for a term of 3 years from the 1 st January It is proposed to grant a further sublease in Unit 3, Killarney Court, Buckingham Street Upper, Dublin 1 to the Community Policing Forum, subject to the following terms and conditions. 1. That the sublease shall be for a period of 3 years with a retrospective commencement date of the 1 st January That the sublease shall be on a full repairing and insuring basis at a rent of 7,000 (seven thousand euro) per annum abated to 4,800 (four thousand eight hundred euro) per annum plus VAT (if applicable) and exclusive of outgoings. 3. That the rent is to be payable quarterly in advance by direct debit mandate. 4. That the sublessee will be required to sign a deed of renunciation whereby any entitlement to a new tenancy which may be acquired under the provisions of landlord and tenant legislation is renounced. 5. That the sublessee shall be responsible for utilities and all charges applicable to the unit including taxes, service charges etc. 6. That the sublessee shall not assign or sublet the premises. 7. That the sublessee shall be responsible for fully insuring the premises and that the insurance policy shall be to the satisfaction of the Council. 34 P a g e

35 8. That the sublessee shall keep the premises in good condition and repair during the term of the sublease. 9. On termination of the sublease, the sublessee shall at its own expense remove all materials not belonging to the Council and shall leave the property clean and cleared to the satisfaction of the Council. Jim Keogan Acting Assistant City Manager 35 P a g e

36 36 P a g e

37 Development Department Civic Offices To the Chairman and Members of the Central Area Committee 1 st May 2013 With reference to a proposed grant of a licence of parts of a premises at Ballybough Community Centre, Ballybough Road, Dublin 1 to the Ballybough Youth Project Limited. Ballybough Youth Project Limited has been licensed to use rooms in the Ballybough Community Centre as an office, storage area and a youth activities room. The area is shown coloured pink, with access coloured yellow on Map Index No. PD The most recent licence expired on 30 th April It is proposed to grant a further licence of the rooms to the Ballybough Youth Project Limited subject to the following terms and conditions: 1. The licence shall be for 3 years effective from 1 st May The licensed area shall be used by the Ballybough Youth Project Ltd as an office, storage area and youth activity room only. 3. The licence shall be subject to a licence fee of 1.00 (one euro) if demanded. 4. The licensee may use the licensed area during the Centre s opening hours only. Any use outside of those hours must be agreed in advance with the Council. 5. Keys / access control fobs to the premises shall only be held by official employees of the Ballybough Youth Project Ltd, who shall be responsible for their use and all security issues associated with their use. 6. The Council will endeavour to give priority use of other rooms/facilities within the building (excluding the childcare area) if pre-booked via the reservation desk and subject to availability. This only applies to Ballybough Youth Project Ltd itself and not associated groups or visitors. 7. Use of any outdoor areas must be pre-booked with the reservation desk. 8. The licence can be terminated by either party on giving the other one months notice in writing. 9. Ballybough Youth Project Ltd shall be responsible for all other outgoings including administration and secretarial costs. 10. One car parking space shall be allocated for use by Ballybough Youth Project Ltd for the duration of the licence only. The current space is shown on the attached map but 37 P a g e

38 the Council reserves the right to change the location of the space to any other equivalent space within the complex as the need arises. 11. The licensee shall be granted access over the common areas shown coloured yellow on Map Index No.PD The licensee shall not sub-let, sub-divide, alienate or part with possession of the subject property without the prior consent of the Council. 13. The licensee shall keep its part of the premises in good condition and repair during the term of the licence and shall not make any material changes to the subject property without the prior consent of the Council. 14. The licensee shall abide by all protocol, systems and procedures laid down by Dublin City Council in relation to the premises and comply with all terms of the Centre s Waste Management Plan. 15. The licensee shall obtain a high level of public liability and employers liability insurance suitable for a youth facility which shall indemnify the Council against any and all claims arising from the licensees use of the premises. The Council will have an absolute right to set a minimum level of public liability and employers liability insurance and to review the figures on a yearly basis (the current minimum levels are 6.4million and 13million respectively). 16. On termination of the licence, the licensee shall be responsible for the removal of all their materials from the premises. 17. Ballybough Community Centre may be designated as a Rest Centre as part of Dublin City Council s Major Emergency Plan. In the case of a national or local emergency the licensed area may be used, without prior notice, by the Council or their agents for any purpose deemed necessary. 18. The licensee shall sign a Renunciation of Renewal Rights document. 19. The licence will be subject to any terms and conditions deemed appropriate by the Law Agent. Jim Keogan A/Assistant City Manager 38 P a g e

39 39 P a g e

40 Central Area May Agenda 14/05/13 (TAG Date: 25/04/13) Item Request Ref Road Topic Request Description 1 Traffic 5876 ARBOUR Traffic Conditions HILL (C-EA) Calming 2 Parking Prohibitions 6614 BOW STREET (C-EA) Loading Bay at the Capuchin Day Centre. Request by TAG Result TAG Comments Sec Councillor Councillor Not Recommended Not Recommended A speed check conducted on the 19th February 2013 shows that traffic speeds on Arbour Hill do not meet the criteria for the installation of ramps. The double yellow lines at this location facilitate active loading/unloading for periods of up to 30 minutes for private and commercial vehicles. A loading bay may only be used by commercial vehicles displaying a commercial tax disc. A loading bay is not recommended at this location as it would not be suitable for any deliveries to the Capuchin centre from non commercial vehicles. Also due to a high percentage of residential parking permits issued for St Francis Terrace a loading bay could not be installed there without causing undue pressure on residents parking P a g e

41 3 Parking Prohibitions 4 Parking Prohibitions 6818 DOMINICK STREET LOWER (C- EA) 4446 ENNISKERRY ROAD (C-EA) Pay & Display Parking Pay & Display & Permit Parking (change of hours) Re-instatement of Pay and Display Parking at the old Dublin City Council site entrance. DCC Recommended Recommended to rescind the Double Yellow Lines on Dominick St Lower. Along North east side, from LS No. 5, extending approximately 17m northeastwards and reinstate Pay and Display parking (approx 7 spaces) operating Mon-Sat Resident Recommended The residents voted at ballot for an extension of the hours of operation of the Pay and Display and Permit Parking Scheme to Mon-Sun Out of 18 eligible to vote, 15 votes were returned, 9 for and 6 against Parking Prohibitions 6138 GRANBY LANE (C-EA) Double Yellow Lines (Extend) Councillor Recommended A number of Double Yellow Lines have recently been renewed and extended in Granby Lane. Additional double yellow lines are recommended along the north side of Dominick Place, eastwards from LS No. 5 to the corner of Granby Place(approx 11m) and westwards from LS No. 5 to the existing double yellow lines (approx 60m in total). 0 6 Parking Prohibitions 5591 IONA PARK (C-EA) Pay & Display & Permit Parking Resident Recommended This is currently being balloted and a revised map is included for information purposes. 1 7 Traffic Conditions 6810 KING STREET NORTH (C- EA) Road Closure end of Smithfield Square. Resident Not Recommended A road closure is not recommended at this location as it would close off egress for residents of Friary Grove P a g e

42 8 Parking Prohibitions 6349 KIRWAN STREET (C- EA) Pay and Display and Permit Parking (extension of area) outside Nos Resident Recommended Subject to survey (TAG 25/04/13). 0 9 Parking Prohibitions 5574 LINDSAY ROAD (C-EA) Pay & Display & Permit Parking (Rescind) at the School. Councillor Not Recommended Lindsay Rd and the surrounding area have a history of heavy commuter parking so the rescindment of Pay and Display spaces outside the school is not recommended Parking Prohibitions 11 Parking Prohibitions 6407 MANOR STREET (C- EA) 6411 NORTH CIRCULAR ROAD (C-EA) Disabled Parking Bay (General) Disabled Parking Bay (Time Restricted) 2 Bays and rescind Pay and Display and Permit Parking. looking for multiple time restricted bays outside new entrance to Mater Hospital Councillor Councillor Not Recommended Not Recommended Due to a very high level of parking permits issued to residents on Manor St. the installation of general use disabled bays on Manor St is not recommended. Disabled bays would only be available to use for Blue Badge holders and would cause residents additional difficulty parking in what is already a high demand parking location. The spaces outside the new entrance of the Mater Hospital are on private land and are managed by the hospital. In addition to this 18 disabled parking bays are provided in the new underground car park. Dubin City Council are currently not considering providing additional disabled parking spaces at the new entrance to the Mater hospital P a g e

43 12 Traffic Conditions 13 Parking Prohibitions 5862 NORTH CIRCULAR ROAD (C-EA) 6550 QUARRY ROAD (C-EA) Yellow Box Parking Prohibition at Rathdown Square. on access road to Homestead Court between property Nos. 96A and 64 Quarry Road. Resident Not Recommended Yellow boxes are intended to prevent the blocking of junctions. Traffic flows generated from Rathdown Square on to the North Circular Rd are not considered significant enough to warrant the introduction of a yellow box. Resident Recommended Double yellow lines are recommended on Quarry Road, between the shops and Homestead Court, as follows: north side, from a point 10.5m east of LS No. 10, westward to LS No Parking Prohibitions 15 Parking Prohibitions 6149 SAMPSONS LANE (C-EA) 5757 VILLA PARK GARDENS (C-EA) Disabled Parking Bay (General) Double Yellow Lines at the entrance to the gated laneway, beside No. 33. Business Resident Not Recommended Not Recommended A disabled parking bay is not recommended at this location. To install a disabled bay it would have to be set 5 metres from the junction as outlined under the road traffic act. This would cause an undue obstruction to the rest of the laneway, which is heavily used by both goods inwards and goods outwards vehicles for two large retail businesses. It is not recommended to introduce parking restrictions where restrictions are already covered under the law, such as extending yellow lines around corners, as this would lead to a proliferation of same and additional expense due to maintenance etc. This issue is being referred to An Garda Síochána and Dublin Street Parking Services tel P a g e

44 44 P a g e

45 Report to the Chairman and Members of the Central Area Committee Report on the proposed Part 8 Application for the Blackhorse Avenue - Section 2, Road Improvement Scheme, which runs from just east of the Cabra Gate entrance to the Phoenix Park to its junction with Springfield Road. Mr. Séamus Duffy Senior Executive Engineer Road Design Division Mr. Ronan O Dea Senior Engineer Road Design Division May P a g e

46 1. Introduction This report has been prepared by the Roads & Traffic Department for Mr. Charlie Lowe, Executive Manager and members of the Central Area Committee for consideration with regards to the proposed Part 8 Application for the Blackhorse Avenue Section 2, Road Improvement Scheme in accordance with the Planning & Development Acts This road improvement scheme runs from just east of the Cabra Gate entrance to the Phoenix Park to its junction with Springfield Road. 2. Background Improvement works on Blackhorse Avenue are being carried out on a phased basis once all the necessary approvals/land acquisitions and finance are in place. Five sections of Blackhorse Avenue were identified as requiring improvement works. Section 1 St. David s Terrace to Glenbeigh Road Section 2 Springfield Road to the Cabra Gate Section 3 Cabra Gate to Baggot Road/Turnstile Public House Section 4 Baggot Road/Turnstile Public House to St. Vincent s Cottages Section 5 Darling Estate Road to the Paddock The necessary works on Section 3 and Section 5 have been fully completed and the proposals for Section 2 are now being progressed. 3. Reason for Proposal The plans for this section have been reviewed and it has been decided to reconstruct the existing section of road to current design standards rather that construct a new road to the rear of Park Crescent House Apartment complex as originally envisaged. These revised proposals differ from that approved by the members of the City Council in November Accordingly, it is considered necessary to advertise the revised proposals in accordance with the requirements of the Planning and Development Acts and Part 8 of the Planning & Development Regulations Details of Proposed Works The proposed improvement works consist of: 1. The realignment, widening and reconstruction of the road from just east of the Cabra Gate entrance to the Phoenix Park to its junction with Springfield Road. 2. The construction of new footpaths on both sides of the road from just east of the Cabra Gate entrance to the Phoenix Park to Springfield Road. 3. The construction of a new section of footpath of 2.5 metre (maximum) width from just east of the Cabra Gate entrance to the Phoenix Park to link up with the existing footpath outside the Park Crescent House Apartments. 4. In order to construct this new section of road, footpath and boundary wall to the adjoining property, it will be necessary to fell the existing trees at this location. 5. The construction of a new boundary wall and railing to the property between the Cabra Gate entrance to the Phoenix Park and the Park Crescent House Apartments with an access gate for the Parks Division of Dublin City Council. 6. It is intended to plant the existing plot of land to the rear of this new boundary wall & railing with native trees to compensate for the loss of trees/hedgerow along the road front. 46 P a g e

47 7. The construction of a new boundary wall and railing to the existing land site just east of the Park Crescent House Apartments and directly opposite Skreen Road. 8. The works will necessitate a land take of a 3.5m (maximum) strip from this site, the possible relocation of the existing entrance to this site in order to facilitate the realignment and construction of the new road, footpaths and a new boundary wall at this location. 9. The reconstruction of traffic calming ramps at their existing locations. 10. The construction of a limestone façade to the proposed new boundary walls in keeping with the existing Phoenix Park boundary wall. 11. The employment of an archaeologist to monitor the excavation and construction works adjacent to the Poor Man s Well. (Outline details of the proposed works are shown on enclosed drawing RD-3347-X0-003A) 5. Timeline for the Proposed Scheme It is proposed to submit the Part 8 Application for Planning Approval on the 20/5/2013, allowing 6 weeks for public display and 2 weeks for receipt of submissions with a view to seeking the approval of members of the City Council at its meeting in September Assuming that the scheme is approved by members of the City Council, it is proposed to go to tender in September 2013 provided all approvals and funding are in place with a view to commencing the Works in late October/ early November Consent of Members The Roads & Traffic Department now seeks the consent of members to initiate the Part 8 procedure in accordance with the Planning & Development Acts and the Planning & Development Regulations for the Blackhorse Avenue Section 2, Road Improvement Scheme as outlined above. 47 P a g e

48 48 P a g e

49 Central Area HQ 51/53 Sean MacDermott Street Dublin 1 8 th May 2013 To the Chairperson and Members of the Central Area Committee Re: Nominations to the North Inner City Local Drugs Task Force At the March meeting of the Central Area Committee the Chair of the Local Drugs Task Force, who was in attendance, confirmed that there are two vacancies for Central Area Councillors on the board. Accordingly the Central Area Committee is requested to recommend two members to serve on the board of the North Inner City Local Drugs Task Force. Charlie Lowe Executive Manager 49 P a g e

50 Central Area Office 51/53 Sean McDermott Street Lower Dublin 1 2 nd May 2013 The Chairperson and Members of Central Area Committee With further reference to a proposal to initiate the Extinguishment of the Public Right of Way over the laneway to the rear of Abbey Street Lower, including portion to the side of 111 and 112 Marlborough Street, and 1-11 O Connell Street Lower, known Proposal as Harbour Court, Dublin 1 A request to have the public right of way extinguished over the laneway to the rear of Abbey Street Lower, including portion to the side of 111 and 112 Marlborough Street, and 1-11 O Connell Street Lower, known as Harbour Court, Dublin 1 was received in September 2011 from the Dublin City BID Company. The reason for this proposal was to facilitate the erection of gates, in order to eliminate anti-social behaviour in the area. The extent of this proposed extinguishment is shown on the attached Drawing RM The Central Area Committee, at its meeting on 10 th January 2012, agreed to initiate the statutory procedure to extinguish the public right of way over this laneway, under the provisions of Section 73 of the Roads Act Statutory By public advertisement on 13 th January 2012, representations or objections were invited by 27 th February The site notice at this location was erected on 12 th January During the consultation period a significant objection was received from Dublin City Council s Planning Department. The Planning Department considered that the loss of Harbour Court as a public through route would be detrimental to the city for the following reasons: The extinguishment of the right of way and the ultimate gating of the laneway on Abbey Street, Eden Quay and Marlborough Street would lead to the disruption and diminution of the historic pattern of the streets / lanes in the city, contrary to Policy FC47 of the City Development Plan which seeks the retention of the established street pattern in development proposals within historic areas; The loss of the right of way would lessen the historic / current connections between the city s streets and would reduce the city s overall permeability; The loss of the right of way over the laneway would mean that the Protected Structures which it serves would become single aspect properties thereby reducing their long term sustainability; 50 P a g e

51 The need to provide a gate or barrier to the laneway at Eden Quay, Marlborough Street and Abbey Street Lower would have streetscape implications in the Architectural Conservation Area (this would also constitute works to Protected Structures, requiring planning permission). The extinguishment of the right of way would set a precedent in the city centre; The loss of the public right of way would jeopardize the possibility of creating ground floor activity along the lane in the future The reasons outlined in An Taisce s report sent to Planning Authority on 27 th February 2012, which are as follows: The lanes in this area are part of the historic street pattern and are located in the O Connell Street ACA. The closure of this lane would set a precedent contrary to Section of the City Development Plan which provides that urban blocks should be designed to promote permeability and walk ability. The closure of the lane would be contrary to the O Connell Street ACA statements. Anti social behaviour issues should be addressed by appropriate coordination between An Garda, local businesses and Dublin City Council. During the consultation period the following correspondence was also received: 1. Railway Procurement Agency supported proposal. 2. David Doyle Architects (on behalf of Wynn s Hotel) objected to proposal on various grounds. 3. Club Travel supported proposal. 4. Grand Central Bar supported proposal. 5. Ulster Bank supported proposal. 6. An Taisce objected to the proposal on various grounds. 7. National Conservation and Heritage Group objected to the proposal on various grounds. 8. Distribution & Exhibition Transport Ltd. Dun Laoghaire, Co Dublin made recent verbal and contact to support proposal. Service Checks A service check was carried out and the following requirements were notified: 1. ESB Networks 24 hour access and key safe required due to the presence of a voltage substation and various voltage cables. 2. UPC Ltd. Full access required due to the presence of extensive overhead services. 3. Dublin Fire Brigade Full access required. Keys or pass codes not deemed suitable, lock and chain recommended. 4. Public Lighting Removal of lighting fixtures required. 5. Water Services Disconnection of a water main required. A Better City for All In 2011 a Strategic Response Group was set up by the Lord Mayor, with the objective of developing ways to build sustainable street-level drug services and address related public nuisance. The Strategic Response Group published it s report, A Better City for All, in June 51 P a g e

52 2012. It was subsequently agreed by the Lord Mayor s City Centre Business Forum that a group would be established, under the chairmanship of the Area Manager Central Area, to implement the recommendations of the report. Two of the recommendations are: Enhanced public lighting is required to increase public perceptions of safety in particular locations & in general street planning to predict potential use of public spaces. Laneways prone to anti-social behaviour should have double yellow lines and have bins removed. This can also reduce unsafe drug-related behaviour. Harbour Court has been identified as one of the locations to which these recommendations specifically apply and, as part of the implementation process, the following measures have been taken to date: 1. A programme of improved public lighting for this area has been initiated. 2. Euro bins have been removed from the area. 3. An exercise which will look into transforming certain areas in the city, which are prone to anti-social behaviour, into cycle parking areas has begun, and Harbour Court is one of the locations being considered. 4. An intensive cleansing regime has been put in place. Recommendation Having regard to the fundamental objection received from the Planning Department, and taking into consideration the other objections received, along with the measures above which are now in place, I would not recommend proceeding with the extinguishment of the public right of way over the area shown on the attached drawing RM24572 The extinguishment of a public right of way is a function reserved to the City Council. Charlie Lowe Executive Manager Central Area 52 P a g e

53 53 P a g e

54 54 P a g e