An Bord Pleanála Ref.: PL.31.232507 An Bord Pleanála Inspector’s Report Development: Mixed use residential / retail /office / hotel development including 365 no apartments and all associated site works at the Former Waterford Stanley Factory, Bilberry, Waterford. Planning Application Planning Authority: Waterford City Council. Planning Authority Reg. Ref.: 08/138 Applicant: W.D.Bolster and Son Limited. Type of Application: Permission. Planning Authority Decision: Grant Permission subject to conditions. Planning Appeal Appellants: 1. Bowefield Residents Association. 2. Brendan McCann. 3. Gracedieu Residents Group. Type of Appeals: Third Party v Grant. Observers: 1. Tadhg Murphy and others. Date of Site Inspection: 20 May 2009. Inspector: Bríd Maxwell. PL 31.232507 An Bord Pleanála Page 1 of 26 1.0 SITE LOCATION AND DESCRIPTION 1.1 The subject site, which has a total area of 5.238 hectares is located approximately 1.5km to the northwest of Waterford City Centre fronting the southern bank of the River Suir. The site is roughly an elongated rectangle which is at its widest approximately at the centre of the site and tapers significantly to the east. The site comprises a derelict industrial site formerly the Waterford Stanley Factory and is occupied by derelict factory units, offices and car parks. Buildings on site comprise a mix of porta-cabins, single storey brick sheds, various office accommodation and the large industrial corrugated factory units. The site is openly visible from across the River Suir from either the railway or the main road access into Waterford from the Newrath Road and the N7. The River Suir forms the northern boundary of the site. 1.2 The site is relatively flat throughout with average level being 3.8m OD. The southern part of the site would have previously been excavated from the hillside and the topography rises steeply away from the site to the south and southwest to Gibbethill and to Bilberry Rock. The roadside boundary is defined by stone walling and hedging while there is a small piece of woodland at the north-western side of the property. The northern part of the site is made ground created by infilling the riverbank mudflats with introduced hardcore. 1.3 The immediate surrounding land use is mixed with commercial and industrial property along Bilberry Road, immediately to the northwest is the Watersgate Residential Development and two detached residences. To the southwest on Gibbethill Hill are a number of older detached dwellings and a more recent development the in the form of linear string of two storey dwellings. Biblerry Rock, a rocky outcrop, famed home of the Bilberry Goat, lies to the southeast. Adjacent riverside site to the southeast is occupied by industrial buildings with a number of boats moored up against it on the Riverside. Some appear to have been in situ for some time. Agricultural lands and railway sidings lie on the immediate opposite bank. 1.4 Application documentation outlines that the site originally comprised of mainly mudflats until the Waterford South Station was formed here as the terminus of the Waterford, Dungarvan and Lismore Railway in the late 1800s operating till 1908, when it became a storage depot for materials used in the construction of Redmond Bridge. A munitions factory operated here between 1916 and 1919. The site was then derelict till 1937 when Allied Iron Founders Ltd was established. Site was used as a foundry for casting of solid fuel ranges and vitreous enamelling was introduced in the late 1950s. Waterford Stanley Ltd purchased the site in 1983 and commenced casting, painting, enamelling and assembly operations. Foundry operations ceased in 2002 and all operations were moved from the site in 2006. 2.0 PROPOSED DEVELOPMENT 2.1 The proposed development involves demolition of all existing structures on site and the construction of 11 no development blocks arranged in varying PL 31.232507 An Bord Pleanála Page 2 of 26 heights up to 33 storeys consisting of a mixed use development named “Water Haven”. Use mix is set out as follows: LAND USE AREA / NUMBER OF UNITS Office 8.885m2 / 13 units Restaurant 1,171m2 Retail 2,535.23m2 Conference Facility 1,098m2 / 500 seats Apartments 395 units 73 no.1 bed units 167 no two bed units 48 no 3 bed units 20 no 3 bed duplex units 39 no 3 bed penthouse units 48 no two bed luxury apartments Hotel 156 bedrooms / 11,021 m2. 2.2 In terms of building design the development comprises two landmark towers of 33 and 15 storeys above ground level with bridge link, a conference facility and eight other blocks of varying heights. A summary description of the built elements is as follows: BLOCK HEIGHT ACCOMMODATION GROSS FLOOR AREA M2 Njord 33 storeys Car parking level -1 Tower 121.85m to Lobby Restaurant level 0 roof level Office Units level 1-10 28,297 141.67m to 143 apartment units level 11-32 top of roof Plant services level 33 feature 2nd Tower 15 storeys Lobby, office, function room, Hotel 64.9m conference, leisure centre, food & beverage area level –1-0 11,021 156 Hotel rooms level 2-14 View deck and helipad level 15 Support area level 1 Conference 2/3 storey Facility/ 22.45m Conference facility / Auditorium 1,098 Auditorium Block 1 2 storeys Retail Units including restaurant Mixed use 16.12m level 0-1 3,132 foundry Office level 2 station Block 2 6 storeys Retail / crèche level 0 Mixed use 30.75m Apartments level 1-3 4,548 Asgard Office level 1-6 House PL 31.232507 An Bord Pleanála Page 3 of 26 Block 3 5 storeys Garage level –1 6,249 Residential 29.1m Apartments Level 0-5 Loki House Block 4 Residential 6 storeys Garage level –1 7,936 Aegir 33.2m Apartments Level 0-6 House Block 5 Residential 9 storeys Garage level –1 11,052 Siguard 42.43m Apartments Level 0-9 House Block 6 Residential 2 storeys Apartments Level 0-2 570 Tyr House 18.73m Block 7 Residential 2 storeys Apartments Level 0-2 570 Odin 18.73m House Block 8 Mixed use 5 storeys Retail level 0 3,138 Midgard 26m Residential Level 1-5 House 2.3 As regards materials a mixed palette of materials is proposed include terracotta tiles, zinc cladding panels, curtain wall glazing systems and limestone cladding. The development also proposes an extensive green roof system. 2.4 A marina with approximately 80 berths is proposed subject to obtaining foreshore license. Marina construction will comprise piling with standard tubular piles with a floating pontoon. A boat slip and launch will also be provided No dredging is proposed. A boardwalk is to be provided along the river and the tramline will also extend along the full shoreline of the site. Two tramstops are proposed on the site adjacent to Foundry station and adjacent to the hotel. The applicant is seeking that the appropriate period of the permission be 7 years. 2.5 The application is accompanied by a number of documents and reports including an Environment Impact Statement and Development Framework Document, copy of feedback comments from public consultation exercise, CD Rom of 3d views, photomontages, Mechanical and Electrical Services Report, Fire Safety Report, Outline Preliminary Safety and Health Plan, and Landscape Report. The Environmental Impact Statement is in two volumes. Volume 1 contains the non-technical summary and the Environmental Impact Statement. Volume II contains 8 appendices. PL 31.232507 An Bord Pleanála Page 4 of 26 2.6 The majority of the buildings are built on a raised podium. The podium is to be built over the car park, which will be at existing ground level thus hiding car parking from all views. A total of 691 car parking spaces are to be provided. On the river and southside of the podium extensive terraced landscaping treatment is proposed. Other edges of the podium structure are to be hidden by low level buildings. 2.7 Ancillary works including hard and soft landscaping, ESB Substation, plant rooms, 3 no marinas (80 no berths) and boardwalk (subject to foreshore license), helipad, railway and all associated ancillary accommodation and site development works. 2.8 In relation to the issue of the Waterford and Suir Valley Railway, it is envisaged that the rail line will continue onto the south quays (or at least onto Rice Bridge) to facilitate pedestrian travel to the heart of the city. In terms of connecting to the existing lines at Bilberry it is intended to run the new line on the outside of the adjoining Water Gate site to the north on piles set into the river. Level of this line is approximately three metres below the existing ground level of the Water Haven site. The train line will then turn at the end of the Water gate site and connect to the end of the existing track line, ultimately providing for pedestrian access to the heart of the city. 2.9 A management company is to be established to oversee maintenance of the site. Open spaces e.g. riverside walk, and areas around retail and office areas will be open for public access. 2.10 Following request for additional information expressing concerns in respect pf the standard of residential amenity, the residential apartments were amended with balconies added to the majority of units and private gardens to units at podium level. The overall number of single aspect residential units was reduced. There are 12 single aspect north facing apartment units within the tower and excluding the tower 96% of the units are dual aspect. Omitting the tower 5% of the units do not have dedicated private open space.