Initial Design Response for

DOB Developments, Cork

29 May 2020

www.toddarch.com
Initial Design Response for DOB Developments, Cork 1
 RIAI, RIBA, RICS Wide Sectorial Specialisations
and Civic Trust Awards

40+
CIVIC DESIGN CONSCIOUS
COMMERCIALLY
COMMERCIAL AWARE
EDUCATION
HEALTHCARE
HOSPITALITY
INFRASTRUCTURE +
UTILITIES
Established in

1976
LEISURE
MIXED USE
Our People

70+
RESIDENTIAL
RETAIL + F&B
TRANSPORT
WORKPLACE + INTERIORS

Studios An AJ100 UK
Leading Practice
DUBLIN
BELFAST
LONDON AJ100 BIM EXPERTISE

Initial Design Response for DOB Developments, Cork 2

 Conceptual Approach

Initial Design Response for DOB Developments, Cork 3

Conceptual Approach Site Analysis

FARRA
NLEA
ROAD

POTENTIAL
4 SITE
VISUALLY
ENTRANCE
PROMINENT TO CITY CENTRE
CORNER

‘STAND 3
OFF’
LONG
DISTANCE
VIEWS
POTENTIAL PRIVACY ISSU

2
1 Potential linear park / ‘greenway’ through site to connect
Model Farm Road and Farranlea Road whilst maintaining
planted boundary to adjacent properties
1
ES

2 Centre of site / potential plaza - café space with landscape

5 features, social space

FALL ACROSS SITE 5 3 Potential Health Centre location adjacent to established

Community Nursing Unit; potential set back from Farranlea Rd
5 to create drop-off space / emergency access

4 Potential location of college / education facility with prominent

POTE

DENOTES corner feature; ‘stand off’ from existing boundary created to

NTIA

EXISTING maintain privacy and avoid over-looking

L PRIV

TREES
5 Potential Residential zone; distinct blocks with private landscaped
ACY

space between; increasing scale and massing inboard of site to

reduce potential for overlooking; potential for separate
SUES IS

vehicular access from Model Farm Rd

POTENTIAL
SITE
ENTRANCE
TRE
TO CITY CEN
North

RM ROAD Evening sun Morning sun

MODEL FA
DENOTES
BUS STOP

0 25 125m
Initial Design Response for DOB Developments, Cork 4
Conceptual Approach Sketch

Initial Design Response for DOB Developments, Cork 5

Conceptual Approach High Level View from South East

13

2
1
7 11
8
3
Fa 13
rra
nl
ea
5 Ro
ad
4 6
8 10

9
4

M
od
el
Fa 9 1 New plaza at site entrance with drop off and emergency access to health centre
rm 4 7 2 Proposed educational facility, clear span construction allowing flexibility
Ro 3 Proposed healthcare facility with internal courtyards and lightwells
ad 4 Proposed residential units with single and dual aspects
5 Central public plaza with potential water features
6 Potential café with south facing outdoor space
11
12 7 Central green corridor with landscaping
8 Existing trees and boundary planting maintained and enhanced
9 Entrances to residential units
10 Landscaped podium between residential blocks with parking below
11 Vehicular access to semi-basement parking each end of site
12 Green buffer zones created at boundaries
13 Prominent views suggesting feature building element to define site entrance

Initial Design Response for DOB Developments, Cork 6

Conceptual Approach High Level View from South East

2
1
7
3
Fa
rra
6 nl
4 ea
Ro
5 ad

M
od
el
Fa
rm 5 7
Ro
ad
1 New plaza at site entrance with drop off and emergency access to health centre
2 Proposed educational facility with feature elevation to address prominent corner
3 Proposed healthcare facility with internal courtyards and lightwells
4 Proposed residential units with single and dual aspects
5 Stepped massing to residential units with increased height inboard of site
6 Use of ‘green’ / sedum roofs to increase biodiversity of site, provide rainwater
attenuation and enhance views where overlooked
7 Green corridor connects site and provides pedestrian routes and connections
Street furniture provides places for people to meet, relax, rest, play

Initial Design Response for DOB Developments, Cork 7

Conceptual Approach High Level View from North East

11

12
ad
Ro
arm 4
d el F 8
Mo 7 12
12 4
8

5
6
10

7
2

1 New plaza at site entrance with drop off and emergency access to health centre
2 Proposed educational facility, feature elevation to address prominent corner 11 9
3 Proposed healthcare facility with drop off point at entrance 3 9
4 Proposed residential units with semi-basement parking
9 1
5 Central public plaza with potential water features
d
6 Potential café; potential to use as feature to connect buildings oa
leaR
7 Central green corridor with landscaping
ran
8 Existing trees and boundary planting maintained and enhanced Far
9 Visually prominent entrances to healthcare and education buildings
10 Potential multi-use field; potential to include similar to green corridor to enhance activity to public space
11 Vehicular access to semi-basement parking each end of site
12 Green buffer zones created at boundaries
13 Prominent views suggesting feature building element to define site entrance

Initial Design Response for DOB Developments, Cork 8

Conceptual Approach High Level View from North East

10

4
ad 8
Ro
arm
d el F
Mo 7 4

9 4
8

3
1 New plaza at site entrance with drop off and emergency access to health centre
2 Proposed educational facility, use of different materials to define elements
10 2
3 Proposed healthcare facility with internal courtyards and lightwells
4 Proposed residential units with stepped terraces and use of different materials 1
to define plinth and upper levels
d
6 Central public square - potential for café to connect buildings oa
leaR
7 Central green corridor with landscaping, street furniture and potential play areas
ran
8 Existing trees and boundary planting maintained and enhanced Far
9 Increased height and massing inboard of site to address overlooking, daylight concerns
10 Vehicular access to semi-basement parking each end of site

Initial Design Response for DOB Developments, Cork 9

 Design Response

Initial Design Response for DOB Developments, Cork 10

Design Response
We have developed a concept masterplan to
transform this site into a proposal that will foster a
sense of community and ownership in this natural
setting. Our proposal uses the linear site to connect
the Model Farm Road to the south and the Farranlea
Road to the north. The proposal links the two roads
in a sustainable way, with the creation of a green
corridor on which the proposed buildings/pavilions
are populated along with the communal green spaces
in between.
 
This sustainable development addresses planning,
regeneration, design and functionality and comprises
residential, healthcare, and educational elements, all
separate buildings linked by the green corridor. This
‘green way ‘is not only for added biodiversity but will
include bike/pedestrian paths to cater for the needs of
the community with an additional circulation route.
 
We are cognisant that this development must be
sustainable and become a neighbourhood and place
where people actually want to live, to study, to work
and recuperate. To achieve this, we have a developed
a proposal which integrates a college, healthcare
facility, and residential area that provides a community
amenity with the addition of the green corridor.
 
This proposed sustainable community is an efficient
use of the site which will have a high-quality design
and share the common planning goals, to create
excellent places which will: -
• Prioritise walking, cycling and public transport,
and minimise the need to use cars
• Deliver a quality of life which residents and
visitors are entitled to expect, in terms of amenity,
safety and convenience.
• Provide a good range of community and support
facilities, where they are needed & accessible
• Present an attractive, well-maintained space, with
a distinct sense of place and a quality public realm
that is easily maintained
• Promote the efficient use of land and of energy to
minimise greenhouse gas emissions.
• Provide a mix of land uses to minimise
transport demand
Initial Design Response for DOB Developments, Cork
• Promote social integration and provide
accommodation for a diverse range of household
types and age groups
• Enhance and protect the green infrastructure and
biodiversity
Within the proposal we have: -
• Retained a large proportion of the existing trees
especially around the site boundaries which are
supplemented with new planting to replace the
trees that were removed.
• Incorporated amphitheatre-style seating
overlooking the green amenity spaces
• Designed overhanging canopies to enable the
external spaces to be utilised during inclement
weather and to defines the building entrances.
• Retained the site’s character and utilised the
natural level changes to assist with podium deck
parking
• Incorporated solutions inspired by nature that
include vertical green walls, green roofs, rain
gardens and wildflower meadow.
• Considered the ecological impact of the local air
quality, surface water flooding, and the numbers
and types of flowering plants and insects.
• Introduced a green corridor to become a
destination and invite users to explore and enjoy
the green qualities of the linear park.
• Proposes the introduction of herb gardens, street
fitness facilities, small play areas along with a
waterplay element to create an ideal place for
leisure and recreation activities.
Scan to watch fly through
11
Design Response Site Plan

A Apartments (mix of units Inc. studio)

Site Area ~2.2acre
Ground floor 52 Apartments
First Floor 52 Apartments
Second Floor 48 Apartments
Third floor 46 Apartments
1 Total approx. 198 apartments
10 ~70no. parking spaces beneath podium

2
B B Healthcare (subject to design development)
Site Area ~1.1acre
Ground floor 36 Bed spaces
C First Floor 36 Bed spaces
Second Floor 36 Bed spaces
3 Third floor Ancillary areas + 12 bed spaces.
Total approx. 120 Bed Spaces
4 ~76no. parking spaces beneath podium

D C Educational building
Site Area ~1.2acre
5 Ground floor 2575.5m sq. (Entrance, training & apprenticeship workshops)
First Floor 1575.5m sq. (classrooms & Ancillary spaces)
9 Second Floor 1575.5m sq. (classrooms& Ancillary spaces)
6 Total Area. 5151m sq.

D Coffee dock
75m sq. + outside seating area.

Red dashed line denotes site boundary ~7.5acres

A 7 1 New plaza at site entrance with drop off and emergency access to health centre
2 Potential basement parking access
3 Shared green space / play space
8
4 New central plaza
6 5 Water feature and reflecting pool

7 6 Amphitheatre style seating around public spaces for rest, relaxation

7 Landscaped boundary treatment for privacy
8 Private outdoor space for residents
9 ‘Layered’ set back arrangement to upper floors providing private outdoor space

A 10 Feature architectural element to corner

11 Residents drop off / delivery route and access to potential podium parking
11
North

Evening sun Morning sun

0 25 125m

Initial Design Response for DOB Developments, Cork 12

Design Response Aerial View 01

Initial Design Response for DOB Developments, Cork 13

Design Response Aerial View 02

Initial Design Response for DOB Developments, Cork 14

Design Response View of Site Entrance

Initial Design Response for DOB Developments, Cork 15

Design Response View of Public Realm towards Healthcare Facility

Initial Design Response for DOB Developments, Cork 16

Design Response View of Central Plaza and Water Feature

Initial Design Response for DOB Developments, Cork 17

Design Response View of Central Plaza and Water Feature

Initial Design Response for DOB Developments, Cork 18

Design Response View of Green Corridor and Apartments

Initial Design Response for DOB Developments, Cork 19

Design Response Precedents: Integration of built form and landscaping

Initial Design Response for DOB Developments, Cork 20

Design Response Precedents: Integration of built form and landscaping

Initial Design Response for DOB Developments, Cork 21

Design Response Precedents: Materiality and Fenestration

Initial Design Response for DOB Developments, Cork 22

 Our Experience

Initial Design Response for DOB Developments, Cork 23

Our Experience Education

Belfast Metropolitan College, Titanic Quarter

Ashfield Girls School, Belfast Omagh Integrated Primary School Queen’s University Belfast, MST & PFC Refurb

Ashfield Girls School, Belfast University of Ulster, Belfast Campus University of Ulster, Belfast Campus Redevelopment University of Ulster, Coleraine Campus

Initial Design Response for DOB Developments, Cork 24

Our Experience Healthcare

Omagh Hospital & Primary Care Complex

Knockbreda Treatment & Care Centre, Belfast Omagh Hospital & Primary Care Complex The Arches Community Treatment Centre, Belfast

Carlisle Health Centre, Belfast Blossom Centre, Craigavon Omagh Hospital & Primary Care Complex Beech Hall Wellbeing & Treatment Centre, Belfast

Initial Design Response for DOB Developments, Cork 25

Our Experience Residential

Royal Wharf, London

Battersea Power Station Phase 4A, London

Clondalkin, Dublin Royal Wharf, London

Pottery Lane, Newcastle Upon Tyne Queen’s Parade, Bangor

Initial Design Response for DOB Developments, Cork 26

Contact

Offices

Belfast London Dublin

2nd Floor, Titanic House 18 Wells Street The Old Barracks, 4A Lad Lane
6 Queens Road, Belfast, BT3 9DT Fitzrovia, London, W1T 3PG Hagan’s Court, Dublin 2, D02 T997

T +44 (0)28 9024 5587 T +44 (0)203 146 9555 T +353 (0)1 6620 500
E info@toddarch.co.uk E info@toddarch.co.uk E info@toddarch.ie

Directors

Paul Crowe Peter Moran Gary McConville Daragh Coleman

BA (Hons) DipArch RIBA MRIAI BSc (Hons) DipArch RIBA BSc (Hons) BArch RIBA MRIAI BSc (Hons) BArch RIBA
Peter Minnis Andrew Murray Jim Mulholland Michael Edwards
BSc DipArch RIBA BSc (Arch) BArch RIBA BSc (Hons) BArch RIBA FCCA

www.toddarch.com