Landscape and Visual Impact Assessment of Cunningham House Redevelopment, Trinity Hall, Dartry Road, 6.

For

March 2020

Mitchell + Associates Landscape Architects and Urban Designers

5 Woodpark, The Rise, , Dublin 9 Tel: +353 (0)1 4545066 Email: [email protected] Table of Contents 1 Landscape and Visual ...... 5-3 1.1 Introduction ...... 5-3 1.2 Proposed Development ...... 5-4 1.3 Methodology ...... 5-7 1.3.1 Selection of Views ...... 5-8 1.3.2 Photomontage Methodology ...... 5-9 1.3.3 Methodology for Rating Impacts ...... 5-9 1.4 Baseline Scenario (Description of Receiving Environment) ...... 5-10 1.4.1 Introduction – Site Location, Built Form and Planning Context ...... 5-10 1.4.2 Topography, morphology and vegetation ...... 5-14 1.5 The ‘Do Nothing’ Approach ...... 5-15 1.6 Impact Assessment ...... 5-15 1.6.1 Potential Impacts of the Proposed Development ...... 5-15 1.6.2 Construction Phase ...... 5-15 1.7 Operational Phase ...... 5-15 1.7.1 Predicted Landscape Character Impact of the Proposed Development ...... 5-16 1.7.2 Construction Phase ...... 5-16 1.7.3 Operational Phase ...... 5-16 1.7.4 Predicted Visual Impact of the Proposed Development ...... 5-18 Introduction ...... 5-18 1.8 Mitigation (remedial/reductive measures) ...... 5-33 1.8.1 Construction Phase ...... 5-33 1.8.2 Operational Phase ...... 5-33 1.9 Monitoring ...... 5-34 1.10 Cumulative Effects ...... 5-34 1.10.1 Introduction ...... 5-34 1.10.2 Cumulative effects related to the proposed development ...... 5-34 1.11 Worst case scenario ...... 5-34 1.12 Summary of effects ...... 5-34 1.13 References ...... 5-35

Table of Figures

FIGURE 1.1 SITE LOCATION (IN RED) IMAGE COURTESY OF RAU

FIGURE 1.2 DETAILED SITE LOCATION. IMAGE COURTESY OF RAU

FIGURE 1.3 LANDSCAPE MASTERPLAN (REFER TO LANDSCAPE AND ARCHITECTURAL DRAWINGS AND REPORTS FOR FULL SCHEME). FIGURE 1.4 PROPOSED DEVELOPMENT SCHEME –AERIAL VIEW COURTESY OF RAU

FIGURE 1.5 SELECTED VIEWPOINTS (VIEWS 1 - 21 INCL.) –SEE 3D DESIGN’S BOOK OF PHOTOMONTAGES FOR FULL A3 SCALE. EXTRACT 3D DESIGN, MAP DATA ©2019 GOOGLE

FIG 1. 6 VIEW FROM PALMERSTON PARK LOOKING TOWARDS THE STUDENT RESIDENCES. FIGURE 1.7 A GLIMPSE OF ONE OF THE PROPERTIES (IN THIS CASE ONE OF THE PROTECTED STRUCTURES OFF TEMPLE ROAD) SET IN LARGE FRONT GARDENS BEHIND TREES AND SHRUBS/HEDGES.

FIGURE 1.8 A VIEW FROM WITHIN THE CAMPUS AT THE ATTENUATION POND SHOWING LOOKING WESTWARDS TOWARDS SUNBURY GARDENS AND SUNBURY COURT APARTMENTS

FIGURE 1.9 A VIEW FROM WITHIN THE CAMPUS AT GREENANNE SHOWING THE CENTRAL PAVED AREA AND THE 7 STOREY STUDENT RESIDENCES IN RED BRICK AND GREY METAL CLADDING BEHIND

FIGURE 1.10 SITE LOCATION (APPROX AREA CIRCLED IN BLUE) SHOWING LOCAL ZONING DESIGNATIONS. DCC DEVELOPMENT PLAN 2016-2022

FIGURE 1.11 IMPRESSION OF THE PROPOSED DEVELOPMENT IN RELATION TO THE ARBORETUM (COURTESY RAU)

5 Landscape and Visual 5.1 Introduction Mitchell + Associates was engaged by the applicant in March 2019 to prepare a Landscape and Visual Impact Assessment for the development of student residential units and associated facilities and amenities on a site located at Trinity Hall, Dartry Dublin 6. This chapter assesses the impact of the proposed development on the landscape character and visual amenity of the site and on the contiguous urban landscape and its environs. It describes the landscape character of the subject site and its hinterland, together with the visibility of the site from significant viewpoints in the locality. It includes an outline of the methodology utilised to assess the impacts, descriptions of the receiving environment (baseline) and of the potential impacts of the development. Mitigation measures introduced to ameliorate or offset impacts are outlined and the resultant predicted (residual) impacts are assessed.

FIGURE 1.1 SITE LOCATION (IN RED ) IMAGE COURTESY OF RAU The assessment has been carried out by Feargus McGarvey BA(Hons) Dip LA Greenwich University, Associate Director with Mitchell + Associates, Landscape Architects. Feargus is a full member and former president of the Irish Landscape Institute, the professional body for landscape architects in Ireland. He has 29 years’ experience in working as a Landscape Architecture. He has written and collaborated on many LVIA and VIA in both an urban and rural context, including

Dundrum Town Centre LVIA, Donaghcumper Cellbridge Town Centre LVIA, Wonderful Barn Leixlip LVIA, Dun Laoghaire Harbour Cruise Berth Marina LVIA, Hermitage Clinic, Liffey Valley VIA, Office Development Dawson Street/ Nassau Street Dublin LVIA, Nursing home and residences Kilmagig Lower LVIA, Merrion Road Office Development VIA, Marry’s Pig Farm Boyne Valley LVIA, (Rathdown Motors) Residential Development VIA, and Chivers Residential Development in Coolock.

FIGURE 1.2 DETAILED SITE LOCATION. IMAGE COURTESY OF RAU

This chapter should be read with reference to the photomontages produced by 3D Design, which are included with the planning application. It should also be read in conjunction with the Architectural Design Statement prepared by Plus Architects which also accompanies the planning application. 5.2 Proposed Development The application site includes Cunningham House and existing Sports Hall (abutting Oldham House, a Protected Structure) and is generally bound to the west and north by the existing Trinity Hall Campus, to the east by the boundary with the Temple Square development and to the south by Temple Road. The site excludes Greenane House (a Protected Structure) but includes the area immediately adjoining the House. The application site also includes a small parcel of land located adjacent to the existing vehicular access from Dartry Road and the existing electrical substation located to the north-east of Purser House (a Protected Structure) all within the main Trinity Hall campus.

The development will consist of an extension to existing purpose-built student accommodation at Trinity Hall with an overall gross floor area (GFA) of approximately 10,982sqm (over a part lower ground floor level plant area of 55sqm GFA) providing a total of 358 no. purpose-built student bed spaces together with complementary and ancillary uses. The proposed development consists of: Demolition of Cunningham House, the Sports Hall (including the removal of existing part basement of 104sqm), the eastern section of the existing rear boundary wall and associated single storey ancillary sheds within the curtilage of Greenane House (a Protected Structure) (c.2,864sqm total GFA to be demolished). Provision of 4 no. connected blocks arranged in a quadrangle form: Block A ranges in height from four to eight storeys; Block B is four storeys in height; Block C is three storeys in height while the Forum Block is single storey in height (partially double height space rising to a maximum height of 9.6m above adjoining ground level). 358 no. purpose-built student bed spaces comprising of 11 no. 5-bedroom units; 4 no. 6- bedroom unit; 1 no. 7-bedroom unit and 34 no. 8-bedroom units together with ancillary student amenity spaces. 4 no. staff apartments (3 no. 2-bedroom apartments and 1 no. 3-bedroom apartment) with winter-gardens/balconies on south elevation of Block A and north and west elevation of Block C. 2 no. study spaces/classrooms providing a total of 68sqm gross floor area. A replacement multi-use Sports Hall, together with the adjoining Forum amenity space, resulting in a total area of 1,033sqm. Outdoor amenity spaces within the central courtyard together with enhanced public realm and landscaping works within the curtilage of Oldham and Greenane House (both Protected Structures) and a restricted access outdoor space at podium level above the Forum Block. 188 no. bicycle parking spaces within the application site Single storey security hut at the main vehicular entrance to Trinity Hall from Dartry Road (10sqm GFA) Minor repositioning of the existing access gate onto Temple Road, moving it 4.2m westward, to facilitate maintenance and emergency access only, together with associated repair works to existing boundary wall. Works to Oldham House (a Protected Structure) to include works necessary for the demolition and replacement of late 20th century Sports Hall (directly abutting Oldham House); replacement of late 20th century existing doors and window at ground floor level (all on the east elevation only) to facilitate connections to the new Forum amenity space; reinstatement of 2 No. original, historic first floor rear window openings (east elevation only) to match existing adjacent, sash windows and 1 no. new door to provide access to proposed roof terrace; removal of existing sand/cement and gypsum plaster finish to east façade and replacement with lime render; and renovation of porch structure, stairs and first floor door on southern elevation. Provision of a screen wall to the south of Greenane House (a Protected Structure). All associated and ancillary landscaping works; site lighting; refuse storage; boundary treatments; plant; solar photovoltaic panels; water, wastewater and surface water works;

UPGRADE WORKS TO EXISTING ELECTRICAL SUBSTATION AND ALL OTHER SITE AND DEVELOPMENT WORKS .

FIGURE 1.3 LANDSCAPE MASTERPLAN (REFER TO LANDSCAPE AND ARCHITECTURAL DRAWINGS AND REPORTS FOR FULL SCHEME ).

Figure 1.4 Proposed development scheme –Aerial view courtesy of RAU

5.3 Methodology This appraisal was carried out between March and November 2019. It takes account of the capacity of the existing site and environs to accommodate the proposed development, the sensitivities involved and it assesses its impacts upon the broader existing urban landscape. This Landscape and Visual Impact Appraisal (LVIA) includes consideration of two main aspects:

• Landscape Character Impact – an appraisal of likely effects on the character of the landscape arising from the insertion of the proposed development into the existing landscape context. This ‘landscape’ aspect is relatively subjective and can be described broadly as the human, social and cultural experience of one’s surroundings. These combined impacts will elicit responses whose significance will be partially dependent on how people perceive a particular landscape and how much the changes will matter in relation to other senses as experienced and valued by those concerned. Despite the extremely large part played by our visual experience in forming our views on landscape, one’s perception and indeed memory also play an important part if the changes brought about in landscape character are to be fully understood. It follows therefore that different people doing different things will experience the surrounding landscape in different ways. Such sensitivities and variations in response, including where and when they are likely to occur, are taken into consideration in the assessment.

• Visual Impact – an appraisal of likely effects of the proposed development on the visual environment and visual amenity as evidenced by the comparison of baseline (existing) images and photomontages illustrating the proposed development in context. This second aspect is somewhat less subjective in that direct ‘before and after’ comparisons can be made. Visual impact occurs by means of visual intrusion and/or visual obstruction and the distance between subject and viewpoint has a bearing on the scale of such impact.

It is appropriate that aspects of architectural context and design approach are addressed when assessing the impact of proposed building development on the landscape, particularly so in an urban context. In this regard, aspects of the architectural design rationale and the specific architectural responses to the site and context are referred to within this report.

The standard evaluation methodology used in the preparation of the Landscape and Visual Impact Assessment (LVIA) for inclusion within an Environmental Impact Assessment Report (EIAR) is utilised for this appraisal. The evaluation methodology is therefore based on the following: • ‘Guidelines on the information to be contained in Environmental Impact Statements’ - Environmental Protection Agency (EPA) 2002. • ‘Advice Notes on Current Practice in the preparation of Environmental Impact Statements’ - Environmental Protection Agency (EPA), September 2003. • ‘Guidelines for Landscape and Visual Impact Assessment’, prepared by the Landscape Institute and the Institute of Environmental Assessment, published by Routledge, 3rd Edition 2013 (and Advice Note 01/11) • Reference is also made to the DRAFT ‘Revised guidelines on the information to be contained in Environmental Impact Statements’ - Environmental Protection Agency (EPA), September 2015 and to the DRAFT ‘Guidelines on the information to be contained in Environmental Impact Assessment Reports’ - Environmental Protection Agency (EPA), August 2017

This Landscape and Visual Impact Assessment involved:

• Visiting the area in March and in August/ September and November 2019 including preparation of a photographic record of the main landscape features; • Undertaking a desk study of the subject site and its immediate environs in relation to its local and broader significance using the information gathered from the site visits, studying aerial photography, historic and Ordnance Survey mapping; • Establishing and describing the receiving environment in terms of the existing urban landscape and its visual amenity; • Assessing the nature, scale and quality of the proposed development through examination of the design team’s drawings, illustrations and descriptions of the proposed scheme; • Assessing potential viewpoints, choosing and agreeing those with the Local Authority which could be considered most important and most representative in terms of visual impact; and • Assessing the landscape impacts of the proposed development and the visual impacts through consideration and interpretation of the photomontages (included with the planning application submission documents).

5.3.1 Selection of Views In order to provide a full and detailed appraisal of the proposal, photomontages were prepared. The 21 views were chosen to accurately represent the likely visual impact from a variety of viewpoints and directions around the subject site. In accordance with the guidelines, views from the public domain were given priority, particularly those from main thoroughfares and public places. Given the relatively flat topography of the environs, and the wide expanse of low rise residential buildings with mature tree planting, a range of sequential views have been selected. These include contextual views from local streets, including Dartry Road and Temple Road, Temple Villas and Orchard Road South, and Palmerston Park - and from within public open space.

Figure 1.5 Selected viewpoints (Views 1 - 21 incl.) –see 3D Design’s Book of Photomontages for full A3 scale. Extract 3D Design, Map data ©2019 Google

The viewpoints chosen are considered to be the most important and representative, having regard to the requirement to examine the likely significant effects. The photography was carried out in the summer and winter of 2019 working to the programme for the planning application. The photography therefore shows leaves on trees which is generally understood to offer mitigation in the summer months, as well as winter views without leaves which are both considered in the assessment. These views were submitted to during the pre-planning consultative process, and confirmed as acceptable for the purposes of the impact assessment process. Location maps of the final selected viewpoints are illustrated in Figure 1.5 and are also included with the photomontages in the A3 document (3D Design).

The process of view selection paid particular regard to Dublin City Council’s policies in respect of views and prospects as set out in the Dublin City Council’s Development Plan 2016-2022. There are no protected views or vistas in the area that are affected by the proposal.

The guidance on viewpoint selection and baseline photography requires that the proposed development is considered in context and that photomontages used to illustrate the proposed development include sufficient landscape context for proper assessment.

5.3.2 Photomontage Methodology The primary method adopted for Visual Impact Assessment relies largely on a comparative visual technique, whereby accurate photomontages, incorporating the proposed development are compared to the existing corresponding baseline photograph so that an assessment of impact can be made. These ‘before’ and ‘after’ images are prepared for a number of selected viewpoints. The general methodology for the preparation of photomontages, including site photography, 3D computer modelling and rendering of views, is outlined in Appendix 1 of this document; however the specific detailed methodology employed by 3D Design for this project is described in their original A3 photomontage document. 5.3.3 Methodology for Rating Impacts An assessment is made in respect of the significance, scale or magnitude of predicted impacts which is set against an assessment of the quality/sensitivity of the impact. For each view, the scale/magnitude of impact is related to the simple quantum of change within the field of view and to the nature and sensitivity of such change in respect of the respective receptors, in the context of the existing (receiving) environment. Therefore, whilst the significance or scale of impact may range from ‘imperceptible’ to ‘profound’ and these may in part be related to distance and proximity, it should be remembered that the nature of the change and the sensitivities of the viewers also play a part in this aspect of assessment for each view.

The quality of impact can be assessed as ‘positive’ or ‘negative’ depending on whether the change is considered to improve or reduce the quality of the landscape character or visual environment. The quality of impact may also be assessed as ‘neutral’ if the quality of the environment is unaffected. The assessment of quality in particular, needs to consider and weigh-up a range of issues and potentially conflicting standpoints. The nature of the proposed change, its context, appropriateness, quality of design and the sensitivities of the viewers are all important considerations for this aspect of assessment.

This latter issue of sensitivity can however create emotive responses that often have little or no regard for the appropriateness and/or design of the proposal; however the assessment needs to be considered in that context. In such cases, issues of appropriateness and design quality become more influential in the assessment of impact and the appraisal of the designed scheme. The

subtleties of design and detail in such circumstances are important in mitigating potentially negative impacts and ultimately, in determining appropriateness.

It should also be remembered that the impact of the proposed development is assessed in terms of an existing and current context, not an earlier historic context.

The duration of impact is a third aspect of assessment to be considered and impacts may range from temporary to permanent. In this case, the proposed development has a design life probably exceeding 60 years and so its impact is likely to be long term to permanent. The temporary/short term impacts during the construction of the proposed development are also considered in this appraisal.

The significance criteria used for landscape and visual assessment are based on those given in the EPA ‘Guidelines on the information to be contained in Environmental Impact Statements’, 2002, (Section 5 Glossary of Impacts) as refined by the Draft ‘Guidelines on the information to be contained in Environmental Impact Assessment Reports’ - Environmental Protection Agency (EPA), August 2017. These are outlined in Appendix 2.

5.4 Baseline Scenario (Description of Receiving Environment) 5.4.1 Introduction – Site Location, Built Form and Planning Context The subject site is within the campus setting of Trinity Hall, and in the area of Cunningham House and the protected structures of Greenanne and Oldham houses. It lies south of the Botanical gardens and arboretum, and to the west of the site. The area is characterised by the existing student residential development ranging up to 7 storeys within the Trinity Hall Campus, and two and 3 storey residential development, all set in grounds and gardens with trees of varying mixes and ages. If a street isn’t lined with trees such as Temple Road, the relatively large front gardens afford a sylvan character. The buildings in the area range from grand 3 storey terraced and semi-detached houses on Palmerston Park (street) to more modest two storey houses on Temple Road and Temple Villas, and large detached houses on Temple Road and Dartry Road. The student residential development finished in red brick and grey metal cladding is seen through trees when looking in to the site.

FIG 1. 6 VIEW FROM PALMERSTON PARK LOOKING TOWARDS THE STUDENT RESIDENCES.

FIGURE 1.7 A GLIMPSE OF ONE OF THE PROPERTIES (IN THIS CASE ONE OF THE PROTECTED STRUCTURES OFF TEMPLE ROAD ) SET IN LARGE FRONT GARDENS BEHIND TREES AND SHRUBS/HEDGES .

FIGURE 1.8 A VIEW FROM WITHIN THE CAMPUS AT THE ATTENUATION POND SHOWING LOOKING WESTWARDS TOWARDS SUNBURY GARDENS AND SUNBURY COURT APARTMENTS

FIGURE 1.9 A VIEW FROM WITHIN THE CAMPUS AT GREENANNE SHOWING THE CENTRAL PAVED AREA AND THE 7 STOREY STUDENT RESIDENCES IN RED BRICK AND GREY METAL CLADDING BEHIND

The site is zoned as Z1 ‘To protect, provide and improve residential amenities’, and Z2 associated with one of the protected structures ‘To protect and/or improve the amenities of residential conservation areas’.

FIGURE 1.10 SITE LOCATION (APPROX AREA CIRCLED IN BLUE ) SHOWING LOCAL ZONING DESIGNATIONS . DCC DEVELOPMENT PLAN 2016-2022

The strategies and policies in relation to density in the Dublin City Council Development Plan (2016-2022) promote a more sustainable approach to residential development compared to the existing low density residential character of the area. National guidance produced by the Department of Housing Planning and Local Government in ‘Sustainable Urban Housing: Design Standards for New Apartments’ (March 2018) also reflects the trend for more dense and sustainable residential development with apartment mixes that are considered more appropriate to population needs which can override local planning policies. The DoHPLG guidance for local authorities ‘Urban Development and Building Heights’ (Dec 2018), notes the following points which affect the landscape character:

‘At the scale of district/ neighbourhood/ street

• The proposal responds to its overall natural and built environment and makes a positive contribution to the urban neighbourhood and streetscape • The proposal is not monolithic and avoids long, uninterrupted walls of building in the form of perimeter blocks or slab blocks with materials / building fabric well considered. • The proposal enhances the urban design context for public spaces and key thoroughfares and inland waterway/ marine frontage, thereby enabling additional height in development form to be favourably considered in terms of enhancing a sense of scale and enclosure while being in line with the requirements of “The Planning System and Flood Risk Management – Guidelines for Planning Authorities” (2009). • The proposal makes a positive contribution to the improvement of legibility through the site or wider urban area within which the development is situated and integrates in a cohesive manner. • The proposal makes a positive contribution to the improvement of legibility through the site or wider urban area within which the development is situated and integrates in a cohesive manner. • The proposal positively contributes to the mix of uses and/ or building/ dwelling typologies available in the neighbourhood.’

These strategies on density and height are tempered by the ability of the receiving environment to absorb the resulting impacts, and of the design quality in form and materials in avoiding or mitigating negative impacts. 5.4.2 Topography, morphology and vegetation The relative flat nature of this area of Dartry, before it slopes south in to the valley of the is reflected in the site, which ranges from circa 32-33m OD. This is expressed in small variations in level, such as kerbs, and gentle undulations in the ground plane.

The grounds of the campus itself give the impression of being verdant. The perimeters have mature trees along the boundaries from single lines to greater depths, and there are also trees of various ages throughout the campus. The central ‘plaza’ of the campus is a paved space, partially visible from the public realm. It is used sparsely as a car park, and has some mature trees associated with it – albeit at least one has been removed in recent years. There is an attenuating pond within the campus, which can be partially viewed Dartry Road, and two ornamental ponds.

Towards the east and north of the site is the Botanical Gardens and the arboretum associated with the Botany Department of TCD. This north east corner, Palmerston Park and the adjacent housing is noted as the possible site of Old Castle, of which there are no visible remains.

There are some other specimen trees throughout the campus. The arboretum is a woodland rather than a parkland setting, as the trees are growing relatively close together.

The verdant character is reinforced by the presence of Palmerston Park to the north, and the tree lined streets of Orchard Road to the east and Temple Road to the south.

The large front gardens to the properties in the area also afford the room for large trees and shrub planting, which again adds to the verdant character, and serves as a setting for the houses. The western end of Temple Road has detached and terraced houses of varying ages, and a series of 4 detached properties are set at right angles to this, leading in to the campus (the southernmost is outside the campus and presents its gable and mews to Temple Road). The eastern end has larger detached properties set back in larger gardens.

5.5 The ‘Do Nothing’ Approach If the existing permission and the proposed development were not to proceed, the site would presumably (in terms of its landscape/townscape impact), remain in its present form for a period.

5.6 Impact Assessment 5.6.1 Potential Impacts of the Proposed Development The purpose of this section of the report is to describe the likely effects of the proposed development; upon the visual and landscape aspects of the immediate area, and further afield, where relevant - at both construction and operational stages. The effect of such changes may of course be positive or negative. Effects can also be short or long term; temporary or permanent . 5.6.2 Construction Phase Potential visual impacts during the construction phase are related to demolition works, temporary works, site activity, and vehicular movement within and around the subject site. Vehicular movement may increase in the immediate area, and temporary vertical elements such as cranes, scaffolding, and site fencing/hoarding, gates, plant and machinery, will be required and put in place. All construction impacts will be temporary to short term in duration, and are likely to include the following:

• Site preparation works and operations including demolition • Site excavations and earthworks • Site infrastructure and vehicular access • Construction traffic, dust and other emissions • Temporary fencing/hoardings • Temporary site lighting • Temporary site buildings (including office accommodation) • Cranes, crash deck and scaffolding • Piling rigs

5.7 Operational Phase The importance of design quality in the process of urban renewal and inserting new buildings into the city fabric should not be underestimated. Good design in such circumstances is a rigorous process involving: a deep understanding of the site, its context and existing sensitivities; testing of the range of appropriate design options; a broad knowledge of suitable design approaches and; the ability to convert these through careful detailing, materials selection and effective control

throughout the construction process. These aspects of design are central to successful and appropriate integration of new development within its context. Any development has the potential to impact negatively if poorly designed. Conversely it has the potential to impact positively, indeed to inspire, if well designed. Many aspects of the proposed scheme design are included specifically to respond to such issues and any associated concerns. The design approach and specific mitigation measures employed to address the sensitive contextual issues and to respect and enhance the local environs are outlined in the Mitigation section. 5.7.1 Predicted Landscape Character Impact of the Proposed Development The proposed development will impact on the landscape to varying degrees in terms of its perceived nature and scale. These likely effects are tempered and conditioned by sensitivities associated with the receptor. The duration of such impacts is however determined by the design life of the proposed development. In this case the building has a design life of up to 60 years. Impacts on landscape character are therefore deemed to be of long term duration in this instance. In assessing the landscape character impacts specifically, there are three main inter-related aspects to be addressed in considering the development proposals, namely:

• The perceived character of the area – how it is affected by the proposal • Effects of the proposed development on social and cultural amenity • The proposed views of the development, relative to the existing site 5.7.2 Construction Phase Initially the erection of site fencing/hoarding will be completed, site access points established and site accommodation units placed. Early in the construction period, demolition, tree felling, tree surgery and tree relocation, earthworks, excavations and building foundations will commence. Removal and/or storage of excavated materials from site and the delivery of construction materials will generate increased traffic within, to and from the site.

As construction progresses over the construction period, visual impacts will vary, with the on-going business of construction - delivery and storage of materials, and the erection of the buildings. Mitigation measures have been proposed as per section ‘Mitigation’ to minimise the impact of the construction works on the site environs.

The effects over the construction of the development will vary from moderate and neutral to moderate and negative , depending on one’s location and proximity to the site, the stage of construction, and the intensity of site activity. These effects will be of short term duration with some aspects of the scheme within the construction phase being temporary . 5.7.3 Operational Phase Impact on the perceived character of the area and on social and cultural amenity Whilst the term ‘landscape character’ is generally held to involve more than simply appearances, there is little doubt that a place’s visual qualities contribute most to its character and this is particularly so for visitors to the area, whose experience is generally a relatively fleeting one. One might surmise that the current character of the subject site may be perceived largely by local people as a semi private, student residential campus with a sylvan character. It would be expected that the proposed development on the campus would be perceived to consolidate and intensify the residential component the site where it is visible from the streets adjacent. The final development will be judged ultimately on its finished appearance and the impact of time, use and the elements upon it.

The proposed development is well-researched and will provide living accommodation and a living environment of high quality which is both sustainable and durable. This is reflected in the design details and fabric that constitute it. It is also designed in a manner which is, in its density and height, similar to its immediate campus context. The proposed development is generally set back within the campus, however it becomes more visible in proximity to Temple Road on its southern boundary, where it steps down towards its neighbours and is generally 4 storeys. It rises to a 6 storey and 8 storey articulation further in to the setting with existing 7 storey residences. The proposed taller elements are generated towards the inner part of the campus where it will be least visible. The proximity of the proposed site to the Botanical garden area and the Protected Structures of Greenanne and Oldham on the campus have led to an engagement in the architectural and landscape design.

FIGURE 1.11 IMPRESSION OF THE PROPOSED DEVELOPMENT IN RELATION TO THE ARBORETUM (COURTESY RAU) Further detail is contained within the architectural and landscape architectural design reports, in summary: The scheme proposes additional ecological habitats such as intensive and extensive green roof, herbaceous lawn and raingardens that will be used by the Botany Dept for research. The change in shade to the arboretum area of the area has been studied in terms of daylight analysis which has in turn informed the arborist report. Whilst existing trees in the arboretum are shown to be unaffected, the groundflora will adapt to reflect a shadier woodland groundflora from what it is at present. The tree replacement strategy has been developed to mitigate the number of trees to be removed by replanting within the campus as well as within the site, and species include those that will be useful in research in to responses to climate change, and ones that will fill niches in the campus tree cover, particularly flowering edges species. The proposed removal of paved areas and the reinstatement of a garden setting to each of the Protected Structures, Greenanne and Oldham.

In terms of its effects on landscape character it will provide moderate and positive effects - these effects will be long term . 5.7.4 Predicted Visual Impact of the Proposed Development Introduction The appraisal of visual effects likely to be created by the proposed development is determined through the comparison of ‘before’ and ‘after’ photomontages – it is therefore, perhaps, a little less subjective than the appraisal of effects on landscape character. It too is inevitably influenced to some extent by the standpoint of the viewer (the receptor). A total of 21 photomontages has been prepared that illustrate the visual effects of the proposed development on the surrounding visual environment. They are all submitted in a separate A3 document with the planning application. The existing view from each viewpoint in summer and winter is shown together with the proposed development as seen from the same viewpoint. The red line that appears on some of the proposed photomontages indicates the location of the new development in the background, which in such cases is largely screened from view by distance, intervening buildings or topography. Because the design life of the proposed development is up to 60 years, the duration of predicted visual effects is assessed as long term , as is the case for predicted landscape character impacts. The assessment of visual impacts through the use of comparative photomontages serves to identify impacts upon the visual environment. The photomontages are important in illustrating the impact of the proposed scheme from sensitive and protected views. In this instance, they also serve to support and illustrate an aspect of the landscape character impact assessment. It is important to remember that while photomontages are a useful tool in illustrating comparative visual impact, they are recognised as having their limitations and potential dangers. The guidelines for their use in assessment clearly advocate their use in the context of a site visit to the viewpoint locations and point out that photomontages alone should not be expected to capture or reflect the complexity underlying the visual experience (refer to the GLVIA, 3 rd Edition and the Landscape Institute’s Advice Note 01/11).

Assessment of views Photomontages were prepared for 21 locations from a range of viewpoints. For each view, the degree or magnitude (significance) and quality/sensitivity of the impact are assessed and summarised as follows: The text should be read with the high resolution prints at A3 size by 3D Design which are provided in a separate document.

View 1 Existing Summer View 1 Existing Winter Location: Within the campus at Trinity Hall This view is taken looking eastwards within the campus looking at the two protected structures across a paved shared surface space. To the far left is the existing 7 storey residential building which illustrates a precedent for higher density housing on the site. To the far right is a glimpse of the adjoining neighbouring house, also a protected structure. The existing two storey glazed and brick facade of the amenity building can be seen, with Cunningham house (existing student residence) as a 3 storey building beyond. The tops of trees can be seen above the central buildings. The view is similar in summer and winter, as the density of twigs on mature trees, and evergreen garden plants are still visible.

View 1 Proposed The view shows new buildings sitting between the two protected structures. There is a distinct 8 storey red brick building, with a two storey building to the right of the gap in pale render, and a single storey building in pale grey with a glazed façade across the entire lower ground area. There is some planting and terracing on the roof of the proposed structure. The tops of trees can be seen to the right and left of the taller building. It also sits in this view below the roofline of the adjacent protected structures and below the taller brick residential buildings on the campus which are to the left. This is not to say the building won’t be understood to be taller, as it is the effect of perspective from this view, however it manages to sit comfortably in the context. Scale and modulation is also at play here; the earlier houses have a high floor to ceiling dimension, and are set over a semi basement with grand entrance stairs to the first floor, the roof and chimneys are also tall by modern standards. In comparison, the proposed taller building has lower floor to ceiling heights as well as a fenestration panel that reaches over two storeys, having the effect of reducing the visual perception of its height. The protected structures have had the car parking and paving removed from the immediate vicinity, which has been replaced with a garden setting, including tree planting. This, along with the form and modulation of the proposed buildings and the façade modulation and finishes work as mitigation measures for the scheme.

Visual effect: The effect is long term, moderate and positive

View 2 Existing Summer View 2 Existing Winter Location: Within the campus at Trinity Hall This view is taken looking south eastwards within the campus looking at the two protected structures across the central green space. To the left is the existing 7 storey residential building which illustrates a precedent for higher density housing on the site. To the far right is a glimpse of the adjoining neighbouring house, also a protected structure. The existing two storey glazed and brick facade of the amenity building can be seen, with Cunningham house (existing student residence) as a 3 & 4 storey building beyond. The tops of trees can be seen above the central buildings. The view is similar in summer and winter, as the density of twigs on mature trees, and evergreen garden plants are still visible.

View 2 Proposed The view shows new buildings sitting between the two protected structures. There is a distinct 8 storey red brick building, with a two storey building to the right of the gap in pale render, and a building in pale grey with a glazed façade across the entire lower ground area. There is some terracing on the roof of the structure. The tops of trees can be seen to the right of the taller building. It sits in this view below the top of the chimney stacks of the adjacent protected structure and below the taller brick residential buildings on the campus which are to the left. This is not to say the building won’t be understood to be taller, as it is the effect of perspective from this view, however it manages to sit comfortably in the context. Scale and modulation is also at play here; the earlier houses have a high floor to ceiling dimension, and are set over a semi basement with grand entrance stairs to the first floor, the roof and chimneys are also tall by modern standards. In comparison, the proposed taller building has lower floor to ceiling heights as well as a fenestration panel that reaches over two storeys, having the effect of reducing the visual perception of its height. The protected structures have had the car parking and paving removed from the immediate vicinity, which has been replaced with a garden setting, including tree planting. This, along with the form and modulation of the proposed buildings and the façade modulation and finishes work as mitigation measures for the intensity scheme. Two of the replacement trees for the scheme are in the foreground.

Visual effect: The effect is long term, moderate and neutral

View 3 Existing Summer View 3 Existing Winter Location: Spur off Temple Road adjacent to the campus at Trinity Hall This view is taken looking north eastwards from outside the campus close to the boundary on the spur road off Temple Road, looking towards the two protected structures across the access route. The backdrop to the left hand side is the existing 7 storey residential building which illustrates a precedent for higher density housing on the site. The existing two storey glazed and brick facade of the amenity building can be seen. The tops of trees can be seen above the central buildings. The view is similar in summer and winter, as the density of twigs on mature trees, and evergreen garden plants are still visible.

View 3 Proposed The view shows a new building sitting between the two protected structures, replacing the existing two storey brick and glazed building. The proposed building appears visually calmer, and in detail is lower, albeit with a balustrade. The trees of the arboretum can still be seen between the existing buildings. The protected structures have garden settings.

Visual effect: The effect is long term, moderate and positive

View 4 Existing Summer View 4 Existing Winter Location: St Kevin’s Park This view is taken looking eastwards along St Kevin’s Park towards the Trinity Hall Campus. To the left is an existing 2 storey (plus window in the attic gable) and to the right is a glimpse of a two storey house. The buildings of the Trinity Hall campus is directly ahead, although it can barely be seen below and through the canopies of the existing trees. Given the amount of tree planting, in streets, gardens and on the campus, the character is of a sylvan residential neighbourhood. The view is similar in summer and winter given the density of the trees.

View 4 Proposed The view shows new buildings outlined in red, as they cannot be seen beyond the existing buildings or the trees.

Visual effect: Imperceptible: There is no effect.

View 5 Existing Summer View 5 Existing Winter Location: Temple Road This view is taken looking north eastwards along Temple Road towards the southern side of Trinity Hall Campus. To the left is an existing 4 storey red brick residential building on the campus and to the right are the protected structures which can be glimpsed through mature trees and garden vegetation. The vegetation in the summer view in this image almost entirely screens the campus buildings. The effect is a verdant streetscape.

View 5 Proposed The view shows new buildings outlined in red, as they cannot be seen beyond the existing buildings or the trees, apart from the area to the far right where some of the proposed building can just be made out in the winter view.

Visual effect: The effect is medium term, slight and neutral in the winter view.

View 6 Existing Summer View 6 Existing Winter Location: Temple Road This view is taken looking northwards across Temple Road towards the Trinity Hall Campus. To the left is the large existing 2 storey protected structure seen from the side beyond the mature street tree; to the middle left is a view across its back of the garden towards the taller 7 storey building of the existing Trinity Hall Campus; to the mid right is a mews building at the end of the garden, and to the right is the existing Cunningham House, seen beyond another mature street tree. The garden wall boundary along the street is built in a coursed random granite rubble, which is a typical south Dublin boundary type. It appears to have been raised as there is a distinct colour change in the stone mid-way. There is a white timber gate adjacent to the mews building. The streetscape is typical of Temple Road and other streets in the area; mature street trees in a grass verge, lighting and car parking forming a generously scaled corridor, with houses set back in their gardens.

View 6 Proposed This is one of the most direct views in to the campus. The proposed 2 storey building is seen beyond the garden space, with a relatively bright façade, although simple and recessive in its execution. The southern elevation 8 storey red brick building appears in the view, sitting within the site and in the middle of the view. It has a calmer form that the existing 7 storey building, a uses a fenestration panel that reaches over two storeys, having the effect of reducing the visual perception of its scale. To the right, the proposed 4 storey building comes closer to the Temple Road boundary than the existing Cunningham House does at present. Two facades of this proposed building are seen – along its length, parallel with Temple Road; and receding in towards the site, perpendicular to Temple Road. The nearest corner or ‘gable’ of the proposed building is sited on what appears to be the same alignment as the protected structure, it then steps back, with the upper storey clad in grey metal which serves to make it more recessive. The proposed scheme is more exposed in the winter view, particularly as the layering of proposed trees has yet to mature. The articulation and treatment of the proposed buildings addressing Temple Road in this view are mitigation measures that allow two things to happen; on the one hand the building is made recessive; and on the other hand - at the same time - making the corner building more distinct, taking a cue from the Protected Structure.

Visual effect: The effect is long term, moderate and neutral .

View 7 Existing Summer View 7 Existing Winter Location: Temple Road This view is taken looking north westwards across Temple Road towards the Trinity Hall Campus. To the left are the large existing 2 storey protected structures seen beyond a mews building. Beyond those buildings the upper floors of the more recent residential buildings on the campus can be seen. In the distance. The main focus of this view is Cunningham House – the existing red brick three storey building on the south eastern corner of the campus. The boundary here is a long coursed random granite rubble wall behind which are some small trees. The streetscape is typical of Temple Road and other streets in the area; mature street trees in a grass verge, lighting and car parking forming a generously scaled corridor, with houses set back in their gardens.

View 7 Proposed This is one of the most direct views in to the campus. The proposed 4 storey residential building is seen beyond the boundary wall. The summer view is softened by tree planting within the site, which in the winter view is more exposed, the dense twigs that are evident on the mature trees have yet to form in the proposed tree planting. As the trees mature, they will further mitigate the effect. The elevation is in brick with some detailing, with the middle section set back, and with its upper storey clad in metal. As with view 6, the articulation and treatment of the proposed buildings addressing Temple Road in this view are mitigation measures that allow two things to happen; on the one hand the building is made recessive; and on the other hand - at the same time - making the corner building more distinct, taking a cue from the Protected Structure. The presence of the existing residential buildings and the relatively bland quality of the existing view make it a moderate effect.

Visual effect: The effect is long term, moderate and neutral .

View 8 Existing Summer View 8 Existing Winter Location: Temple Road This view is taken looking north westwards across Temple Road towards the Trinity Hall Campus. To the right, part of a house at Temple Villas can be seen and to the left one of the protected structures and its mews can also be seen. The existing red brick Cunningham House student residence building sits between the two. All of these buildings are set back behind the high coursed random granite rubble wall. The streetscape is typical of Temple Road and other streets in the area; mature street trees in a grass verge, lighting and car parking forming a generously scaled corridor, with houses set back in their gardens.

View 8 Proposed This is one of the most direct views in to the campus. The proposed 4 storey residential building is seen beyond the boundary wall. The summer view is softened by tree planting within the site, which in the winter view is more exposed, the dense twigs that are evident on the mature trees have yet to form in the proposed tree planting. As the trees mature, they will further mitigate the effect. The entire elevation is in brick with some detailing, with the middle section set back. As with views 6 & 7, the articulation and treatment of the proposed buildings addressing Temple Road in this view are mitigation measures that allow two things to happen; on the one hand the building is made recessive; and on the other hand - at the same time - making the corner building more distinct, taking a cue from the Protected Structure. The presence of the existing residential buildings and the relatively bland quality of the existing view make it a moderate effect. Visual effect: The effect is long term, moderate and neutral.

View 9 Existing Summer View 9 Existing Winter Location: Temple Villas This view is taken looking north westwards across the parking and green space at Temple Villas towards the Trinity Hall Campus. The existing houses are set in a street with car parking and a central green space with tree planting. The trees at Trinity Hall can be seen above the rooftops.

View 9 Proposed The proposed development is shown outlined in red and cannot be seen in this view, except for a small portion of the upper storey that may be glimpsed between a chimney stack and roofline.

Visual effect: The effect is long term, slight and neutral.

View 10 Existing Summer View 10 Existing Winter Location: Temple Road This view is taken looking westwards across Temple Road towards the Trinity Hall Campus. The view is of the backs of the 2 and 3 storey houses at Temple Villas in brick and render. These sit behind a coursed random granite rubble wall that forms much of the edge of this section of Temple Road. The streetscape is typical of Temple Road and other streets in the area; mature street trees in a grass verge, lighting and car parking forming a generously scaled corridor, with houses set back in their gardens.

View 10 Proposed This is one of the most direct views in to the campus as it is in proximity to Temple Road, and the angle of the view allows the propose development to be seen within the campus. The proposed 4 storey residential building is seen beyond the boundary wall in the middle distance to the left, with the taller 6 & 8 storey parts of the building seen above beyond the existing houses in the distance. The 6 storey element has a dark coloured façade, the rest is in red brick. In the summer view, the proposed development is not visible through the leaves of the mature street trees. In winter however, the scheme is visible. The relatively bland quality of the existing view make it a moderate effect.

Visual effect: The effect is long term, moderate and neutral .

View 11 Existing Summer View 11 Existing Winter Location: Temple Road This view is taken looking westwards at the entrance to Temple Villas towards the Trinity Hall Campus. The view is of the entrance streetscape flanked by the 2 and 3 storey houses in red brick and render and dark tiled roofs. The street has car parking, mature trees and small decorative gardens of the houses. It appears to be bin collection day at this moment in time, and there is a skip in the view too – all indicative of the life and activities of a local housing enclave. The existing 7 storey student residence in Trinity Hall can be seen to the middle- right of the image, beside a gap in the houses.

View 11 Proposed This is a view across Temple Villas towards Trinity Hall. Most of the proposed building appears as a red line outline as it is not visible beyond buildings or through trees. However the winter view does show a filtered view of the proposed 8 storey building through the branches of a mature tree.

Visual effect: The effect is long term, slight and neutral.

View 12 Existing Summer View 12 Existing Winter Location: Palmerston Park This view is taken looking westwards at the southern side of Palmerston Park (Road) towards Trinity Hall. The park railings are to the right. To the left, part of a 2 storey house can be seen behind a coursed random granite rubble wall which is a characteristic boundary of the area. The narrow street has some parking and mature street trees in in irregular arrangement growing in a wide footpath. The white render of some of the houses at Temple Villas can be seen in the middle- distance, and beyond that, the 7 storey student residence at Trinity Hall can be just be made out in the distance through the trees. The scene is a pleasant leafy lane in the city.

View 12 Proposed This is a view of the proposed development is outlined in red as it is not visible beyond buildings and trees. In the winter view, the proposed 6 & 8 storey building is barely discernible beyond the Temple Villa houses.

Visual effect: The effect is long term, slight and neutral.

View 13 Existing Summer View 13 Existing Winter Location: Palmerston Park This view is taken looking south westwards at the junction of Palmerston Park (Road) and Palmeston Rd. The image is looking towards the park, at the entrance to the park which has pedestrian barrier railings along the road. The view is of a layering of trees and shrubs with glimpses in to the park.

View 13 Proposed The proposed development is outlined in red. It is not visible in the view.

Visual effect: Imperceptible: There is no effect.

View 14 Existing Summer View 14 Existing Winter Location: Palmerston Park This view is taken looking south westwards from within the green open space of Palmerston Park (Road) across a lawn with ornamental flower beds and a Tudor style brick shelter. Mature trees flank this space. In the winter view, some of the existing student residences can just be made out through the trees.

View 14 Proposed The proposed development is outlined in red. It is not visible in the view except in winter where the dark façade of the 8 storey building can be just made out beneath the canopy of evergreen coniferous trees

Visual effect:

The effect is long term, slight and neutral.

View 15 Existing Summer View 15 Existing Winter Location: Palmerston Park This view is taken looking southwards from Palmerston Park (Road) to the south of Palmerston Park looking directly in to the Trinity Hall campus. The boundary is a coursed random rubble wall with a railing on top, beyond which are ancillary buildings associated with the botanical area of the campus. Overhead cables and a street light are attached to timber ESB poles. To the right, the existing student residences can be made out through the canopies of mature trees.

View 15 Proposed The light red coloured upper floor of the proposed 8 storey residential building can be seen above the trees in the distance.

Visual effect: The effect is long term, slight and neutral.

View 16 Existing Summer View 16 Existing Winter Location: Palmerston Park and Dartry Road This view is taken looking south eastwards from the junction of Palmerston Park (Road) and Dartry Road looking directly towards the Trinity Hall campus. A gate lodge building is visible across the junction to the right. The existing student residences can be seen beyond the rendered boundary wall though gaps in the trees..

View 16 Proposed The proposed development is outlined in red. It is not visible beyond the buildings and trees in this view.

Visual effect: Imperceptible: There is no effect.

View 17 Existing Summer View 17 Existing Winter Location: Dartry Road This view is taken looking eastwards at the entrance to Trinity Hall off Dartry Road. It is looking directly in to the Trinity Hall campus. The 4 & 5 storey residences are seen through trees along the boundary with Dartry Road, within the campus one of the protected structures can be seen, with the existing 7 storey residence behind it. There are large conifers with dramatic open canopies in the foreground.

View 17 Proposed The proposed development is outlined in red. It is not visible beyond the buildings and trees in this view.

Visual effect: Imperceptible: There is no effect.

View 18 Existing Summer View 18 Existing Winter Location: Temple Road This view is taken looking westwards along Temple Road towards Trinity Hall. The view is of a streetscape with mature trees in grass margins, a wide carriageway with car parking, and stone walls and hedges to gardens.

View 18 Proposed The proposed development is outlined in red. It is not visible beyond the buildings in this view.

Visual effect: Imperceptible: There is no effect.

View 19 Existing Summer View 19 Existing Winter Location: Dartry Road This view is taken looking north-eastwards across Dartry Road towards Trinity Hall. The view is of a streetscape with a wide carriageway and footpath lined with boundary walls and hedges. There are glimpses of two and 3 storey houses beyond garden trees and vegetation.

View 19 Proposed The proposed development is outlined in red. It is not visible beyond the buildings in this view.

Visual effect: Imperceptible: There is no effect.

View 20 Existing Summer View 20 Existing Winter Location: Dartry Park This view is taken looking north-westwards through a gap between houses on Dartry Park. The view is of two storey houses and front driveways with single storey garages. The existing taller elements of Trinity Hall can be glimpsed in the gap between the houses.

View 20 Proposed The proposed development is outlined in red. A corner of the upper two floors of the 8 storey building are glimpsed through the gap between the houses. Visual effect: The effect is long term, slight and neutral.

View 21 Existing Summer View 21 Existing Winter Location: Temple Road This view is taken looking northwards across Temple Road directly towards the Trinity Hall Campus. To the left is the mews building, beyond which some parts of the protected structures can be seen. The main focus of this view is Cunningham House – the existing red brick three storey building on the south eastern corner of the campus. The boundary here is a long coursed random granite rubble wall behind which are some small trees. The streetscape is typical of Temple Road and other streets in the area; mature street trees in a grass verge, lighting and car parking forming a generously scaled corridor, with houses set back in their gardens.

View 21 Proposed This is one of the most direct views in to the campus. The proposed 4 storey residential building is seen beyond the boundary wall, with a glimpse of the proposed building in a pale render to the left. The summer view is softened by tree planting in the streetscape and proposed trees within the site. The winter view is more exposed, the dense twigs that are evident on the mature trees have yet to form in the proposed tree planting. As the trees mature, they will further mitigate the effect. The nearest corner or ‘gable’ of the proposed building is sited on what appears to be the same alignment as the protected structure, it then steps back, with the upper storey clad in grey metal which serves to make it more recessive. The proposed scheme is more exposed in the winter view, particularly as the layering of proposed trees has yet to mature. The articulation and treatment of the proposed buildings addressing Temple Road in this view are mitigation measures that allow two things to happen; on the one hand the building is made recessive; and on the other hand - at the same time - making the corner building more distinct, taking a cue from the Protected Structure.

Visual effect: The effect is long term, moderate and neutral .

Of the 21 views, 6 illustrate no effect, 7 have a slight effect and 8 have a moderate effect. Two of the moderate effects are positive, whilst the rest of the effects are neutral. The overall effect is moderate and neutral.

5.8 Mitigation 5.8.1 Construction Phase The building site including a site compound with site offices, site security fencing, scaffolding and temporary works will be visible during the construction phase. The provision of site hoarding along the property boundaries will substantially address many potential effects of construction operations during the delivery stage. Construction cranes (and of course, the emerging buildings) will become visible from neighbouring properties and also from a number of more distant vantage points as the development proceeds. The cranes and site facilities are generally viewed as a temporary and unavoidable feature of construction, particularly in urban settings.

Mitigation measures proposed during the construction stage of the development, revolve primarily around the implementation of appropriate site management procedures during the construction works – such as the control of lighting, storage of materials, and placement of compounds, control of vehicular access, and effective dust and dirt control measures. The outline Construction Management Plan for the project sets out the basic measures to be employed in order to mitigate potential negative effects during construction. This is a working document which is refined and added to as the project proceeds.

5.8.2 Operational Phase The designed scheme seeks to harmonise and integrate the development within the existing landscape and the broader urban environment. The design rationale and detail employed seeks to mitigate potential negative effects on the landscape character and visual amenity of the area by:

• Establishing an integrated relationship between the proposed development and surrounding buildings and the broader urban landscape, incorporating aspects of prevalent built forms, scale, texturing, colour and materials; • The insertion, positioning and detailed modelling of the buildings, in order to assist in the visual assimilation of their mass; • Appropriate architectural detailing to assist in the integration of the external building facades – including the modulation of openings and fenestration in a manner that harmonises with current existing and local proportions and rhythms; • Rationalisation of all services elements and any other potential visual clutter and its incorporation internally within building envelopes (as far as practically possible); • Rationalisation of underground services, excavations and building techniques to avoid impact on existing trees. • The use of BS5837 2012 in relation to construction in proximity of existing trees. • Simplification and rationalisation of the proposed roof lines; • Use of appropriate materials. The buildings’ external envelopes will consist of brick and metal cladding, render and glazing that harmonises with the existing buildings. • The provision of a landscape setting for the development based on the existing patterns and form of the campus – with a new courtyard and tree planting, with a focus on biodiversity, sustainability, and arboricultural specimens for botanical research. (refer to landscape design report). The loss of 20 trees is mitigated by re-planting 3 times that number on the immediate site and across the Trinity Hall campus. • The relationship of landscape spaces to the existing spatial arrangements, including proximity to and engagement of the Botanic Garden and arboretum

5.9 Monitoring The success of the proposed development is dependent on the proposals being properly executed as approved. Detailed agreement on finishes and materials to be employed needs to be ensured through the provision of and on-going adherence to reference samples provided on site for the duration of the construction works and defects period.

5.10 Cumulative Effects 5.10.1 Introduction Current guidelines suggest that a determination should be made as to whether cumulative effects are likely to occur – these are outlined in the current GLVIA guidelines (3rd edition) as ‘ additional effects caused by the proposed development when considered in conjunction with other proposed developments of the same or different types’ . It has become accepted practice that such a determination generally needs to be made as to whether any likely pending or permitted development of a similar nature will have any bearing on the assessment of the proposed development and this is subject to the assessor’s judgement in the matter. 5.10.2 Cumulative effects related to the proposed development There are no cumulative effects associated with any other proposed developments in the area. 5.11 Worst case scenario No worst case scenario is envisaged.

5.12 Summary of effects In the context of the zoning and the current site use as a residential campus for students, the proposed development consolidates the current uses. The density and height of the scheme, ranging from a single story and stepping to 8 storeys, when seen in the context emerging baseline for sustainable housing at national policy level is appropriate. It is nevertheless a challenge for a relatively low rise, low density suburban landscape character, although the presence of large garden spaces and Palmerston Park afford a verdant landscape character of mature trees, which generate a receiving environment which can absorb the changes. However, the visual impact images range widely in the area, demonstrating a surprising lack of visibility except when close by on Temple Road. Here, the height is reduced to 4 storeys, and the close effects are also mitigated by the architectural planning, form, proportion and finishes. The loss of 20 trees of varying sizes on the site is mitigated by the replacement tree planting of three times that number (refer to landscape design report); at Temple Road it is used in linear formation – similar to how it is at present, giving a setting to the proposed elevation on Temple Road behind the boundary wall; and through the rest of the site it serves to augment existing screening effects, and to give a gardenesque setting to the two adjacent protected structures within the campus. The presence of many existing mature trees in the streetscapes and on the site also serve to mitigate the effects and increase the capacity of the receiving landscape.

Landscape Character Summary: In terms of its effects on landscape character it will provide moderate and positive effects - these effects will be long term .

Visual Impact Summary: The overall effect is moderate and neutral.

Overall Summary: The degree of impact is seen as long term and moderate . The design of the scheme produces an overall neutral to positive effect in this context.

5.13 References 1. Guidelines on the information to be contained in Environmental Impact Statements prepared by the Environmental Protection Agency (EPA) 2002. 2. Advice Notes on Current Practice in the preparation of Environmental Impact Statements - Environmental Protection Agency (EPA), September 2003. 3. Guidelines for Landscape and Visual Impact Assessment, prepared by the Landscape Institute and the Institute of Environmental Assessment, published by Routledge , 3rd Edition 2013. 4. DRAFT ‘Revised guidelines on the information to be contained in Environmental Impact Statements’ - Environmental Protection Agency (EPA), September 2015. 5. DRAFT ‘Guidelines on the information to be contained in Environmental Impact Assessment Reports’ - Environmental Protection Agency (EPA), August 2017 6. Photography and Photomontage in Landscape and Visual Impact Assessment - Landscape Institute (UK) Advice Note 01/11. 7. Dublin City Development Plan 2016 - 2022.

Appendix 1: Methodology for the production of photomontages Refer to 3D Design Methodology in the book of Photomontages. This is a text extract: 3. METHODOLOGY. 3.1 Project Planning Following appointment a full list of suggested views are drawn up for review prior to visiting site between 3DDB, the client and the planning consultant. Note : If a LVIA report is being written by a 3rd Party planning consultant, the medium to long range views will be guided by them. After obtaining a full list, it is analysed and a plan for the taking of baseline photographs is put in place. Note : 3D modelling of the proposed scheme can, and usually is, commenced prior to the photographic site visit.

3.2 High resolution Baseline Photography Every baseline photograph is captured in raw settings using a high-resolution digital SLR camera. This allows for the maximum possible information to be retained in the digital file. It also avoids the file from being altered by any internal camera processing definitions, allowing us to retain the maximum control and fidelity on the end results. The focal lengths used depend on the surrounding context and proximity to the desired area. We use high quality lenses with focal lengths that allow us to capture enough surrounding context without compromising quality and fidelity, by avoiding excessive barrelling, distortion or aberrations. All shots are taken horizontally with the use of a 50mm lens (where possible). Note: Although the 50mm focal length represents the perceived scale of the human eye, it does NOT represent the human field of view and therefore should not necessarily be used to show the proposed development in its context. On site and back in the studio, each photo location is correctly recorded and marked as follows:

• The tripod location on site is paint marked and photographed in relation to existing elements. (Fig.1) • The location of each photo is manually marked on a printed map while on site. • The camera height is recorded. Upon completion of the baseline photo site visit all photographs go through post processing back in the studio. The full set of photos along with a viewpoint location map are issued to the client for review and to choose the best shots that will demonstrate the visual impact that the proposed scheme may/may not have. 3.3 Baseline Photo Surveying When all baseline photos for the VVMs are chosen, each one is marked up in studio. The fixed reference points within each photo are coloured coded and all ‘marked up’ baseline photos are issued to our qualified topographical surveyor for surveying purposes. The survey team records the camera/tripod position using GPS & Total Station to an accuracy of +-1cm Northing & Easting and to an accuracy of 2cm Elevation. The ‘marked up’ fixed reference points identified in each photo are then surveyed to establish exact orientation of the view and to verify the photomontage process.

3.4 3D Modelling & Visualisation. Modelling. An accurate digital 3D model of the ‘proposed’ development is produced in Revit. This is carried out from a combination of the 3 rd Party architectural, engineering and landscape drawings. All proposed model information is contained in the one file and it is ALWAYS positioned relative to the existing survey information.

The ‘marked up’ fixed reference points which have been surveyed, are also modelled along with any other relevant survey information from the supplied topo survey drawing/s. As stated above, the proposed model and survey model information are geospatially positioned relative to one another. This is imperative to ensure the accurate positioning / camera matching of the proposed digital 3D model within each chosen photo. Visualisation Once the digital 3D Revit model is complete, our 3D visualisation team take over the project for the visualisation process. This involves the matching of textures, lighting conditions and asset population. This ensures that the 3D model is visually as close as possible to the intended future ‘As Built’ development. Software used for the visualisation process is called 3D Studio Max. This is accepted as the industry standard for architectural visualisation work and production of VVMs.

3.5 Camera Matching / Rendering / Post Production Following the completion the 3D visualisation process (but in some instances prior to this) the following methodology is applied in order for views to be verifiable. Camera Matching All of the information recorded at the time of the baseline photographic site visit, that is, camera co-ordinates, angle of view, and direction of view, is programmed into the virtual camera within our 3D software package of choice - 3D studio Max. Insertion of digital cameras within the software with matching attributes of the physical camera is carried out. This careful method ensures that the size, position and height, of the proposed development in each VVM is correct to an accuracy of 0.33% i.e. +/- 1mm on an A3 print. Rendering Following the camera matching and visualisation process the view is ‘rendered’ at high resolution and is superimposed onto its matching baseline photograph using Adobe Photoshop software. The mathematical accuracy is then double checked and verified by ensuring that existing ‘marked up’ fixed reference point features which were also rendered line up exactly in the photo. Post Production Next, the VVM specialist establishes, which existing features, such as buildings, landscape and trees, are in the foreground of the proposed development and those that are in the background, i.e. which features will mask the development and which ones will appear behind the development. When it is found that the development is not visible due to foreground features, its extremities will be indicated with a red outline.

4. RESULTS The resulting VVM having gone through this extensive procedure is an accurate and verifiable representation of the proposed development as viewed from the selected camera positions. This shows as closely as possible any future impact the proposed development may have on the surrounding environment and existing buildings, presenting a truly valuable tool for planning purposes.

Appendix 2: Criteria for the Rating of Impact The appropriate significance criteria for this landscape and visual appraisal (LVIA) are based on those given in the EPA ‘Guidelines on the information to be contained in Environmental Impact Statements’, 2002, (Section 5 Glossary of Impacts) and the DRAFT ‘Guidelines on the information to be contained in Environmental Impact Assessment Reports’ - Environmental Protection Agency (EPA), August 2017. For this LVIA they may be described as follows:

Degree or magnitude of effects (significance) Imperceptible / Not Significant : The development proposal is either distant or adequately screened by existing landform, vegetation or built environment. Slight Effects : The development proposal forms only a small element in the overall panorama / field of view, or there is substantial intervening screening by the existing landform, topography and/or vegetation. The view or character of the landscape is noticeably changed but without affecting its sensitivities. Moderate Effects : An appreciable segment of the existing view is affected by the proposed development or the development creates visual intrusion in the foreground. The view or the character of the landscape is altered but in a manner that is consistent with existing and emerging baseline trends. Significant Effects : Effects which, by their character, magnitude, duration or intensity alter a sensitive aspect of the environment. Very Significant Effects : Effects which, by their character, magnitude, duration or intensity alter most of a sensitive aspect of the environment. Profound Effects : Effects which obliterate sensitive characteristics.

Quality of effects The quality of potential visual and landscape effects are assessed according to EPA guidelines as follows: Positive Effects : Changes which improve the quality of the landscape/view. Neutral Effects : Changes which do not affect the quality of the landscape/view. Negative Effects : Changes which reduce the quality of the visual environment or adversely affect the character of the landscape.

Duration of effects Potential effects arising from a proposed development may also be considered in terms of duration as described in the EPA Guidelines: Temporary : Effects lasting less than one year Short-term : Effects lasting one to seven years Medium-term : Effects lasting seven to fifteen years Long-term: Effects lasting fifteen to sixty years Permanent: Effects lasting over sixty years