Sandwith St / Upper Erne St Civic Alternative
A Nature-Based Buffer for Upper Erne Street
The developer's planning application proposes a monolithic 9-storey, ~1,250-bed hostel that hard-surfaces 100% of the site at ground level, running a commercial HGV service route and 28 heavy waste bins directly against our rear garden walls. We are proposing a viable, policy-compliant architectural alternative that introduces a 20-metre deep-soil green buffer, protects sunlight, and integrates Dublin City Council's statutory climate policies.
Urban Heat Island (UHI) Cooling
Under Chapter 10 (Policy GI2/GI6) of the Dublin City Development Plan 2022–2028, DCC mandates urban green corridors to counter localized overheating. Replacing an asphalt service road with a 20m tree-lined corridor creates true microclimatic cooling behind our 19th-century terrace.
Ground-Level SuDS vs. Sealed Soil
DCC Policy SI22 rejects total ground-soil sealing. While the developer plans a direct storm sewer connection, our counter-proposal integrates bioretention swales and unsealed soil to naturally filter and attenuate stormwater on site before it impacts the city network.
Repurposed 1939 P&T Facade
The existing Sandwith Street garage facade was originally engineered for commercial postal delivery vans. By reusing these existing 3.4m–3.8m structural portals for all internal loading and logistics, vehicular movements are decoupled entirely from our residential boundary.
- ✕ Plot Ratio: ~3.9 (Calculated using inflated public footpaths on Sandwith and Boyne Streets).
- ✕ Site Coverage: 73.4% (1,876 m² built footprint on 2,556 m² net site).
- ✕ Eastern Boundary: 0m buffer. 1-way commercial HGV route and 28-bin depot right on our back wall.
- ✕ Height / Bulk: Up to 9 storeys, creating massive daylight and sunlight loss for Upper Erne Street gardens.
- ✕ Acoustic Impact: Severe flanking noise from early-morning bin dragging and delivery idling.
- ✓ Plot Ratio: 2.23 (Gross) / 2.53 (Net) – squarely within standard regeneration guidelines.
- ✓ Site Coverage: 57.0% (1,448 m² built footprint on 2,556 m² net site).
- ✓ Eastern Boundary: 20-metre deep-soil green buffer aligning with Grand Canal Place wall angle.
- ✓ Height / Massing: Stepped down to 4 storeys facing our terrace; 5th & 6th storeys set back to Sandwith St.
- ✓ Logistics Access: Internalized via historic Sandwith St portals; zero vehicle transit along eastern boundary.
| Standard Planning Metric | DCC Development Plan Benchmark | Developer Scheme | Our Counter-Proposal |
|---|---|---|---|
| Plot Ratio | 1.5 – 2.0 (Conservation) / 1.5 – 3.0 (Regen) | ~3.9 | 2.23 |
| Site Coverage | 45% – 50% (Conservation) / 50% – 60% (Regen) | 73.4% | 57.0% |
| Gross Floor Area (GFA) | Site contextual | 10,603 m² | 6,480 m² |
| Eastern Setback | Adequate separation for amenity | Paved Roadway / Refuse | 20m Green Buffer |
Counter-Proposal Schedule of Areas
Total GFA: 6,480 m²| Floor Level | Sandwith St | Rail Side | East Facing | Courtyard | Built Footprint |
|---|---|---|---|---|---|
| Level 6 (Set back) | 562 m² | — | — | — | 562 m² |
| Level 5 (Set back) | 562 m² | — | — | — | 562 m² |
| Level 4 (Omitting Void) | 562 m² | 218 m² | 450 m² | — | 1,230 m² |
| Level 3 (Omitting Void) | 562 m² | 218 m² | 450 m² | — | 1,230 m² |
| Mezzanine Level | 562 m² | 218 m² | 450 m² | 218 m² | 1,448 m² |
| Ground Level | 562 m² | 218 m² | 450 m² | 218 m² | 1,448 m² |
3D Spatial Disposition
Cross-section relationship from Sandwith St to Upper Erne St
Support this Joint Submission
We are consolidating our collective response to Dublin City Council to request this alternative layout as a formal condition. If you support incorporating the 20-metre linear green buffer, let the working group know: