ARCHITECTURAL HERITAGE IMPACT ASSESSMENT
Cunningham House Redevelopment
for
Trinity College Dublin (TCD)

February 2020

Mullarkey Pedersen Architects
Grade 1 Conservation Architects

 Contents

Chapter 1: Summary
Chapter 2: Background
Chapter 3: Understanding the Historic Buildings & Site
Chapter 4: Description of Historic Buildings & Features
Chapter 5: Assessment of Significance
Chapter 6: Description of Proposal & Precedent
Chapter 7: Conservation Strategy
Chapter 8: Architectural Impact Assessment
Chapter 9: Conclusion

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 CHAPTER 1: SUMMARY
The following document is a Architectural Heritage Impact Assessment compiled to accompany the accompanying
application, by Trinity College Dublin (TCD), for redevelopment of Cunningham House Student Accommodation at
the existing Trinity Hall Student Accommodation Campus at Dartry, Dublin.
The new student accommodation is designed to provide accommodation for 358 student beds in 50 apartments
with 4 staff apartments. The report begins by outlining the background behind the compilation of the proposal, the
reason for its commissioning, its scope, etc. There is an analysis of the historic site and then a more detailed
analysis of the buildings to which the application for planning permission relates, carried out by means of
cartographic study and primarily desk based research.
There is an assessment of the significance of the buildings which sets it in its local, regional and national context.
The defining issues are identified which impact on the significance of the protected structures, allowing for the
formulation of a comprehensive and coherent conservation approach. This approach will then be set out in
Chapter 7.
CHAPTER 2: BACKGROUND
2.1
(i)

INTRODUCTION TO TRINITY HALL
Site
Trinity Hall Residences in Dartry are located approximately 3 km south of Dublin City Centre.
The site comprises three modem blocks accommodating c 925 no. bedrooms, three protected structures (Purser,
Oldham & Greenane Houses), gate house (Wisteria Lodge) and a smaller mid-20th century Student
Accommodation block (Cunningham House). The site is bounded by Palmerston Park to the north, Dartry Road to
the West and Temple Road to the South. The adjacent site to the east contains the TCD Botanical Department
and Cunningham House and is located to the west of Temple Square, a housing development.
The site, though formally entered from the west, is defined internally by a strong north south axis which has its
genesis in the arrayment of 4 No. detached mid to late 19th Century Villas. These villas, all Protected Structures,
have been called by different names over the years and are currently known as (working south to north) Esterel,
Greenane (an Grainan), Oldham and Purser House. Esterel House, currently the residence of Brazilian
Ambassador, lies outside, but immediately adjacent, to the site. Subsequently 4 modern blocks have been
inserted around and between the retained historic structures. The smallest, and oldest, is Cunningham House a
modest 3 storey 1970’s brick building which is located in the south east corner of the site. The three later
accommodation blocks, again finished primarily in red brick, are much larger and were completed in 2004.
The eastern most block, Block 1, links Oldham House and Purser House and houses the main reception area,
associated support facilities. Blocks 2 & 3 front onto Dartry Road on the west of the site, the primary public aspect.

Figure 1: Current aerial view of Trinity Hall from west. The four Victorian Villas are clearly seen in middle distance,
nestled between the 3 new modern Blocks. From Left to Right: Purser House, Oldham House, Greenane, Esterel
(ii)

Boundaries
The campus site is large and its boundaries reflect the fact that it represents the reunification of a part of a
historical demesne which had been subdivided in the 19th century. The western boundary along Dartry Road is
defined by a rather utilitarian 20th century rendered wall given some architectural expression with railings & lamp

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 standards at the campus entrance. The most interesting historic feature is the historic gate to Purser House
(formerly Palmerston House) in the north-west corner. The northern boundary is a low random rubble stone wall
backed with a simple chain link fence. The main boundary to the south is defined by a higher 19th century wall of
similar construction, interrupted at the spur axis from Temple Road by a length of 19th cast iron railings. The
eastern boundary is more complex as it relates to the jigsaw of 19th century villa plots from which Trinity Hall was
formed but is again mainly defined by random rubble stone walls.
(iii)

Buildings
Below is a list, in chronological order, of the buildings which exist on the site today
-

Gate Lodge –relates to demolished Old Rathmines Castle
Purser House (formerly Palmerston House) - constructed 1850-60’s
Greenane House - constructed 1870’s
Esterel House - constructed 1870’s (adjacent to site)
Oldham House - constructed 1870’s
Cunningham House - constructed 1970’s
Blocks 1, 2 & 3 - completed 2004

2.2

AUTHORS OF THIS CONSERVATION REPORT
Mullarkey Pedersen Architects have been appointed by Trinity College Dublin (TCD) to provide RIAI Grade 1
Conservation services in the development of new Student Accommodation at Trinity Hall, Dartry, Dublin. Mullarkey
Pedersen Architects are RIAI Accredited Grade I Conservation Architects.

2.3

STATUTORY DESIGNATIONS
There are three protected structures on the Trinity Campus. Victorian detached villas, two storey over basement.
Details as follows.
RPS No.
2243
2244
2245

House No
43-44

Address
Oldham Hall House (formerly Glen na Smoil)
Sarah Purser House (formerly Palmerston House)
Greenane (an Grainan) House

In addition, south of the Trinity site is RPS 8041 3 Temple Road, Dublin 6, a detached house "Esterel" (Brazilian
Ambassador's residence). All of the above are Protected Structure (as defined in the Planning and Development
Regulations 2001 Part IV Chapter 1) (Ref: 3237) in Volume 4: Record of Protected Structures in the Dublin City
Development Plan 2016-2022.
The current zoning state of the site is outlined in the ‘Dublin
City Development Plan 2016-2022’. The site area is zoned
as Z1 in the LAP which identifies future use ‘to protect,
provide and improve residential amenities’. Protected
structures are retained by Trinity College Dublin for
educational and associated administrational use. There are
many Protected Structures in the immediate area, primarily
mid to late 19th century housing.

Figure 2: Zoning Map, Dublin City Development Plan 2016-2022
2.4

REASON FOR THE PREPARATION OF THIS CONSERVATION PLAN
This report has been commissioned to establish the Conservation Significance of the Protected Structures within &
immediately adjacent to Trinity Hall, Dartry, and then to report on the conservation status of these Protected
Structures. On completion the Assessment will set out mitigation measures to taken to ensure that the impact of
the new Student Housing will not be detrimental to the built fabric and historic significance of the existing structure
of the Protected Structures.

2.5

SCOPE OF THE CONSERVATION PLAN
The Conservation Plan relates in geographical terms to that area identified within the red line boundary shown on
the site plan accompanying this application. The plan develops an understanding of the site, assesses its
significance, identifies issues which may affect this significance and identifies policies to preserve, maintain or
enhance the heritage merit of this built fabric.

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 2.6

CONSULTATION PROCESS
This report has been drawn together with the assistance of the following individuals and organisations;
- Trinity College Dublin
- Dublin City Council Planning Department
- Dublin City Council Conservation Office
- Registry of Deeds

CHAPTER 3: UNDERSTANDING THE HISTORIC SITE & BUILDINGS
3.1

HISTORICAL BACKGROUND – OVERVIEW & CARTOGRAPHIC ANALYSIS
A cartographic analysis has been carried out to assist in our understanding of how the development of the site has
through time.

Figure 3: Rocque Map 1760
Rocque’s 1760 map shows that in the mid-18th century the area had still a predominantly rural character, lying just
south of the village of Rathmines. The alignment of the primary arterial routes has been established and the
proximity to Dublin is, even at this date, an important influence on settlement as is indicated by the identification of
the residence of the Lord Chief Justice in the Old Rathmines Castle. The Castle had been leased to the Chief
Justice of the Irish Pleas, Sir William Yorke, in 1746 by the Ascendancy owners the Temple family. The castle is
shown as part of a complex of defined plots, each with its own structure and orchard/garden, lying between the
road to Rathmines on the west and the Milltown laneway to the east. The castle is accessed by a tree lined
avenue on its northern boundary which later became Palmerston Park Road.

Figure 4: Taylor Map 1816
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 Figure 5: Duncan Map 1821
Duncan’s map of 1821 and Taylor’s map of 1816 show the area as it was immediately after the ending of the
Napoleonic wars. Despite the dramatic years that separate these map from Rocque’s, years that included
Grattan’s Parliament, the French Revolution and the Rising, not much appears to have changed. The area is still
predominantly rural with some light industry along the Dodder to the south and the plot layouts still correspond to
those of 1760. In Duncan’s map the Old Rathmines Castle is identified as Rathmines School and is visible south of
the tree lined avenue described above. To the north there are signs of linear development extending out along the
arterial route from Rathmines Village, which still maintained its separateness from the metropolis to the north in
the 1820’s. By the time of the publication of the 1st edition OS Map in 1843 Rathmines had been incorporated into
the expanding city but, as is see in the map below, this expansion had not extended much into the zone between
the village & the Dodder to the south. The distribution & type of settlement had not changed significantly in 100
years. The Old Rathmines Castle is still there, recorded unflatteringly in The Penny Journal of 1833 as ‘…an
irregular uninteresting building, so far modernised as to have the appearance of an old white-washed farm house.
It is now occupied as a boarding house for invalids.’ Much of the adjacent land appears to be in agricultural use
and the Dodder is still flanked by small mill buildings. Despite these significant continuities there are incipient signs
of future change. There are a number of large detached villas or mansions (Richview, Woodpark, etc.),
establishing a pattern of high status residential land use in the area which has continued to the present.

Figure 6: 1st Edition OS Map 1843
The Parliamentary Gazetteer of Ireland. 1845 remarks on this Rathmines phenomenon as follows ‘….the houses
are a continued series of hansome villas and splendid mansions. Of every description of fancy construction, from
the modern castellated pile to the Italian villa or the modern cottage ornée.’

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 The 1st edition map also affords a greater clarity in its description of the contemporary features including the
demesne of the Old Rathmines Castle with its extensive gardens and orchards to the south. A gate lodge to the
property is identified on the road to the west for the first time although this may be the same unidentified structure
shown in the same location on Rocque’s & Duncan’s maps.

Figure 7: (top) OS Map published in Thom’s Almanac 1874, (bottom) detail showing 1st Edition OS map overlaid
on 2nd Edition showing site of demolished Old Rathmines Castle was in grounds of present day Palmerston Park.
The above 1874 map shows that the nascent developments, visible in 1846, have by the late 19th century
accelerated & intensified. Most dramatically Old Rathmines Castle has been demolished and its demesne has
been reconstituted in a manner that introduces new features while subtly retaining historic form. The castle has
been demolished but has been replaced with a single large property, Palmerston House. Temple Road has been
fashioned out of the old tree lined avenue at the south of the demesne seen in Rocque’s 1760 map, and the first of
the substantial detached villas which still define it are seen at the junction with Orchard Road. A new road
(Orchard Road) runs north flanking the historic demesne orchard to engage axially with the half lozenge of the
newly laid out Palmerston Grounds. The symmetrical and axial geometry of this new spatial organisation is not
endogenous to the old demesne but rather forms part of an imagined greater whole of which it forms the southern
termination. This greater whole is the spatial & urban ordering of the historic Bloody Fields to the north defined by
a new primary axis, Palmerston Road, shown below in its infant state in the 1877 map (fig. 8)

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 Figure 8: OS Map published in Thom’s Almanac 1877
By 1877, although Palmerston is still a work in progress, the historic demesne of Old Rathmines Castle between
Temple Road and Palmerston Park has in 4 short years developed rapidly into the settlement pattern which it still
largely retains to the present day, that is to say one of large suburban plots and correspondingly imposing high
status residential development. Then by the late 19th century (see 2nd Edition OS Map, fig 9 below) this urban
schema has been consolidated, Palmerston Road and its tributary roads have been completed, fully integrating
the old demesne lands into the city for the first time. This extension of the city is also visible to the east & west and
has been made possible by improvement in mass transport as represented by the Harcourt Line railway to the
east.

Figure 9: 2nd Edition OS Map.
The last of the four villas on the Applicant site has been constructed in the 1880’s and, no doubt influenced by the
contemporary Gaelic Revival, has been christened Glen-na-Smoil.

Page 7

 Figure 10: 1938 OS Map.
The 1930’s map above shows little change from the pattern established by the end of the 19th century. The
exception to this is the area to the west of Orchard Road where the process of fragmentation of the original unitary
demesne into large suburban plots has reversed itself. This reconsolidation is a direct consequence of the
acquisition of first Glen-na-Smoil and then adjacent properties by Trinity College Dublin for use as student
accommodation from the early 1900’s on. The site under the control of TCD encompasses much of the western
section of the urban block after Palmerston House had been gifted to TCD by distinguished engineer John Griffith
in 1910. John Griffith, civil engineer, is recorded as having been living in Greenane House in 1901. Palmerston
House was renamed Purser House, Griffith being related to the Purser family by marriage.
As seen in the map Glen-na-Smoil (now renamed Oldham House) was linked by a long single storey corridor to
Purser House to the north, a connection that has been significantly amplified in the more recent 2004
development.

Figure 11: Contemporary OS Map.
The contemporary map shows that the late 19th century matrix has endured but has been subject to intensification
of density as many of the generous 19th century bourgeois settings have been colonised by the utilitarian logic of
20th century speculative development. A similar intensification is evident within the boundaries of Trinity Hall itself,
where 3 large 6 & 7 storey residential blocks have been erected so as to relate to the geometry of the 19th century
development & Dartry Road to the west.
The early 21st century buildings are the most significant structures on the site & essentially define its architectural
expression, although the scale and massing are integrated into the historic urban fabric by materiality (brick) and
landscape (retention of historic trees, etc.). Predating these large buildings are the more modest Cunningham
House and campus sports facility (attached to rear of Oldham House).

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 CHAPTER 4; DESCRIPTION OF HISTORIC BUILDING & FEATURES
The primary historical features retained on the application site are the 3 mid-to-late Victorian villas which are
arrayed on a north-south axis parallel to Dartry Road, Purser House (previously Palmerston) to the north and
Greenane House at the south. The newest of the 3, Oldham House (previously Glen na Smoil) sits between these
two. There is another similar villa, located on the same axis on the junction with Temple Road, lying outside of the
application site. This Villa is now called Esterel and is currently the residence of the Brazilian ambassador.
Collectively the 4 villas provide a loose narrative of the development of the Dublin detached Villa in the second half
of the 19th century. The development of suburban residences for the Dublin urban elite had been a feature of the
city through the 18th century. Nevertheless these residences were relatively few in number, mainly built along
principal roads or in satellite villages and generally restricted to members of the aristocratic class such as the
Chief Justice of the Irish Pleas, Sir William Yorke (see above) who lived in Old Rathmines Castle in the mid-18th
Century. Suburban development in its non-aristocratic form, did not really begin until the early years of the
nineteenth century, and was greatly accelerated by three major factors. The first was the deep cultural memory of
Pliny’s ideal of rural retreat which placed great value on the attractions of rural life, and on the restorative
properties of fresh air, space, views and calm. If Pliny’s idyll was the pull factor then the post-famine pressure on
the historic urban core, with its attendant immiseration, was the push factor. As the poor migrated inwards, so the
more affluent moved outwards. The third factor, and facilitator of the previous two, was the improvement of mass
transport in the growth of the railway and tram network. It is significant to note that the greatest change in the
area’s settlement pattern occurs in the 1870’s immediately after the opening of a series of tram lines linking this
part of Dublin back to the historic core.
4.1 PURSER HOUSE

Fig 12: Aerial view of Purser House
Purser House was originally called Palmerston House, and is the oldest of the villas on the site, dating back to the
1860’s. As outlined in the cartographic study above it was built on the demesne lands of Old Rathmines Castle
after it had been demolished to make way for the newly laid out Palmerston Grounds. The Palmerston name
obviously relates to the Temple Family who were the aristocratic owners of this land for the previous century.
British Prime Minister Lord Palmerston, he of the gun-boat diplomacy, was the most famous member of this family,
heading the British state at the very apogee of its global hegemony. The house itself is a rather curious and not
entirely successful amalgamation of a number of separate architectural influences. The first is the inescapable
legacy of the house-style of the Irish 18th century, namely Palladianism, seen in its four-square simplicity,
robustness and symmetry. Palladianism is essentially an architecture of balance and proportion generally based
on the use of a tripartite plan and elevation with developed central hierarchy. The style became in Niall
McCollough and Valerie Mulvey’s words ‘the ground theme of Irish Architecture’. But by mid-19th Century this
prevailing classical orthodoxy was giving way to an eclectic historicism which lacked the calm architectural
certainty of the preceding century. Therefore overlain on the house’s 18th century skeleton are the stylistic
insecurities of the first industrial age. Most significant of these are the two storey projecting bay windows, which
while also employed in Palladian architecture, are here used in a more ‘picturesque’ manner and one which
perhaps owes more to Ruskin than Palladio. As a consequence the architectural expression suffers from the
unresolved tension between this ‘picturesque’ aspiration and the defining 18th century symmetry to which it is
subject. In a similar concession to historical progression, the basic Palladian box has been pushed out of the
ground exposing the previously submerged basement, necessitating a large flight of steps flanked by cast iron
railings. The basement has been raised, in part, to improve conditions for its servant-class inhabitants, a
consideration that did not greatly concern the 18th century gentry on the whole. The plan form, again Palladian in
its tripartite symmetry and clarity, is longer than it is wide generating a relatively narrow front façade into which the
Page 9

 two bays and grand stairs described above are crammed. In contrast the two side facades are generously and
successfully proportioned. The windows on these facades are simply expressed, the only elaboration being
modest string course at each floor and articulated quoins projecting from the surface of the rendered masonry
walls. In another break from 18th century precedent the roof eaves extend out beyond the external wall supported
on ornamental brackets. The roof itself becomes a significant part of the architectural expression, again a
manifestation of the impact of the ‘picturesque’ on architectural tastes.
4.1 GREENANE HOUSE & ESTEREL

Fig 13: Greenane House, West Façade (L), East Façade (R)
Greenane House and its neighbour to the south, Esterel, are both products of the 1870’s intensification of
development in the area as direct consequence of the new transport links described above. The two houses have
a clear symmetrical relationship with each other around an east-west line mid-way between each. This symmetry
is reflected even in secondary elements such as the asymmetrical roofs and ancillary wings and it is clear that
these twin houses were developed as a single project. The only feature that breaks this symmetry is the two storey
bay to the north-west corner of Greenane House, perhaps a reference to the defining feature of Palmerston
House, its direct neighbour at time of construction. That this reference to the pre-existing Palmerston House is
perhaps more than coincidental lies in the close alignment of the front facades of Greenane & Esterel with that of
the older house. Another continuity with Palmerston House is the basic form of all three houses, an austerely
rendered Palladian 3 bay box lightly adorned with 19th century eclecticism, in this case a Ruskin inspired Venetian
entrance with associated string and the projecting bay on Greenane. The displacement of door and windows in the
central bay is neoclassical in inspiration by avoiding the Palladian use of the Venetian or Diocletian window. In
line with Irish Palladian best practice, the basement has been pushed back into the earth reflecting a stylistic
reversion of sorts to the 18th century Irish prototype described in Maurice Craig’s book, thus providing the architect
with a classical plinth on which stands the order of the house above. The flues of both houses are gathered
together in 2 No. stacks located within the plan form of the building allowing for a regular and balanced elevation
and conserving a higher proportion of heat within the building. The roof form naturally follows the compact
rectangular form of the plan and thus generates a central lead lined valley into which shallow pitched slate roofs
drain. On the perimeter the shallow pitch extends beyond the external walls to form the wide bracketed eaves
which are indicative of late 18th and 19th Century design.
4.1 OLDHAM HOUSE

Fig.14: Oldham House, North Elevation (R) and view from projecting bay on north facade (L)
Oldham House was built in the 1880’s and is the most recent of the 4 villas. It is also the house which is most
ambitious in its attempt to escape from the Palladian legacy. The design places greater emphasis on the
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 asymmetrical in plan and elevation by pushing forward wings and bays, projecting a timber framed oriel,
introducing an imposing colonnaded portico, varying fenestration size and distribution, exaggerated string course
and eaves, absence of expressed quoins. As at Palmerston House the Piano Nobile is raised up above a ground
level basement. All these architectural moves reflect the impact of the progressive architectural theory over the
preceding 50 years but one can still see the ghost of the Legacy in the basic box form and the laboured efforts to
escape from instinctual symmetries. There are localised asymmetries but they are organised symmetrically. On
the front façade this takes the form of an advanced north bay with projection with a heavy string and rusticated
banding at 1st floor level and on the south a balancing composition of oriel window subdivided in 3, a subdivision
echoed in 3 narrow windows below the projecting eaves. The grand stone stairs are flanked by ornate metal
railings cast on a large scale. The south façade is dominated by a large two storey projection from the main 3
storey box which houses ancillary accommodation. This projection, on first inspection, might be considered as a
rather crude later extension but the map analysis and architectural detail (cornice matches string on northern bay,
etc) suggests that this feature was the original design intent. The northern elevation is simpler, its main feature a
two storey projecting bay to the north-east, with detailing to match the projection on the front façade. The
remaining northern elevation suggests an unadorned façade with 3 bays, asymmetrically arrayed. Most of this
northern façade is now hidden by the 1970’s sports facility which links back into Oldham House at this location.

Fig.15: Oldham House, North Elevation (R) and view from projecting bay on north facade (L)
The cartographic analysis tells us that the house and grounds were laid out for the appreciation of the high status
gardens to the west and north. The more utilitarian external spaces were to the south and east. This external
distribution is reflected in the internal plan arrangement, with all of the high status rooms on 1st and 2nd floors
located to relate the non-utilitarian gardens. Many of the historic features have been retained internally including
cornicing, architraves, doors, fire pieces, stairs, cast balustrades. The entrance hall with its imposing paired
composite columns and their Corinthian capitals is particularly striking. As the high status spaces are all orientated
to the west and north, the impact on the more significant architectural heritage of the late 20th century addition to
the north is surprisingly contained. Even those rooms which access directly into the sports facilities have retained
the majority of their historic features and the structural impact has been mitigated by the fact that the modern
concrete waffle slabs do not bear on the 19th century masonry walls and access is achieved through historic
window openings.

Fig.16: View of Oldham House Hall (R) and stairwell (L)
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 4.1 CONCLUSION

Fig.17: Page from Designs in Architecture, Abraham Swan, 1757 & modern off-spring
As noted in the analysis above, the common theme uniting all 4 of the mid to late 19th century villas is the
essential conservatism of their architectural conception. Even Oldham House, with its Victorian melange of
influences is essentially based on a tripartite plan not very different from that illustrated in the mid-18th century
pattern book above. Indeed all of the houses share this same organisational ancestry overlain, to greater or lesser
degree, by subsequent neo-classical and romantic considerations. This points to the innate conservatism of the
Dublin building tradition which retained the memory of its 18th century golden years late into the 19th century. The
social and economic context had changed radically, its architectural expression much less so. Maurice Craig
describes this classical twilight brilliantly in his book on the city. The attached photograph of a modern Irish
‘McMansion’ above right suggests the Legacy persists still, in ever more bastardised forms.
4.1 OTHER FEATURES
There are a number of other ancillary historic features which relate to the historic curtilages houses described
above, or possibly in the case of Wisteria Lodge Gate House, to a period before their construction. These include
coursed random rubble boundary walls, cast metal railings and smaller ancillary buildings.

Fig.18: 19th century boundary wall (L), Greenane House ancillary shed (M), Cast Metal Railings (R)

Page 12

 CHAPTER 5: ASSESSMENT OF SIGNIFICANCE
5.1

LISTING
As noted above Purser, Oldham, Greenane and Esterel Houses are identified as Protected Structures and the
DoEHLG publication ‘Architectural Heritage Protection, Guidelines for Planning Authorities’ states that by definition
a ‘Protected Structure’ includes the land lying within the curtilage of the Protected Structure and other structures
within that curtilage and their interiors.

5.2

SIGNIFICANCE
Association with Historical / Cultural Events:
The area’s current air of tranquil affluence belies a sometime dramatic history related to Ireland’s protracted
history of colonisation. In the medieval period Rathmines was within one of the townlands or Liberties lying outside
the medieval city walls, retaining some autonomy from city authorities, while benefitting from proximity to those
walls. This proximity did not offer total protection and the area was subject to periodic attack from the surrounding
Gaelic clans. Conflict between Gaelic and Anglo continued intermittently over centuries until finally resolved in the
latter’s favour as a consequence of the wars of the 1640’s and ‘90’s. The applicant site featured prominently in the
first of these decisive conflicts, when in 1649 Old Rathmines Castle, the historical demesne of which the site is
part, served as the headquarters of the forces of the Irish Catholic Convention and their Royalist allies in their
siege of Dublin, the sole Parliamentarian stronghold in Ireland. The siege was broken and the subsequent rout of
the besieging army so great that the area immediately to the north of Old Rathmines Castle became known
thereafter as The Bloody Fields.
The history of the area, and indeed the whole island, follow on as a logical corollary to that day. Ireland was now
entirely subject to English dominion and Dublin firmly established as the centre of the newly pacified colony’s
administration. The pacification and subsequent economic expansion resulted in the calm and relative order of the
18th century. This 18th century order and ‘improvement’ is reflected in John Rocque’s map of the area (fig 3).
The calm didn’t last and broke dramatically in 1798 unleashing a century and more of political and economic
upheaval, much of which is reflected in the historical development of this site. 1798, bourgeois economic and
political advancement, Catholic Emancipation, Ascendancy bankruptcy, etc. all led to the gradual but continual
diminishing of the power of a once dominant aristocracy. The local aristocracy, the Temple Family, with land
holdings and interests across England and Ireland, were still a formidable force and indeed supplied the British
government with a two-time Prime Minister Lord Palmerston, but even they had to bend with the bourgeois wind.
In many cases this new bourgeois class was Catholic, descendants of the defeated troops of 1649. Men like
Patrick Plunkett, responsible for the development of Palmerston Road (on the Bloody Fields), begun in 1863,
which took over twenty years and a land exchange with Viscount Palmerston to complete. It was men like Patrick
Plunkett and not the Viscount who were primarily responsible for the Rathmines/Dartry that we see today. With
their energy, greed and capital these men wrested control away from the former masters, no doubt with a tidy
profit for both. There were other men of a similar cast, men like William Martin Murphy, of Lock Out fame, who
financed (and later, in good capitalist style, monopolised) the provision of reliable public transport to the newly
established suburbs. Murphy himself lived for a period on Temple Road. Nevertheless the urban development
dynamic was not entirely one way and there were still traces of old aristocratic sensibilities, not entirely subject to
the bourgeois gods of utility and profit. The laying out of the Palmerston Grounds is evidence of this.
In summary, the 19th century development of this part of Dartry represents part of the steady divestiture of the
primary generator of the Ascendancy aristocracy’s wealth & social position, their land. What is particularly
interesting about this area of Dublin is that this process had begun before the disintegration of aristocratic control
elsewhere. Dr. Séamus O Maitiú notes in his book Dublin’s Suburban Towns, that registers in the Registry of
Deeds in Dublin show that much of the land in Rathmines was changing hands in small acreages in the early
eighteenth century and because the land was held by lessees on very long leases, the interest of the aristocratic
estate in the area was already reducing. He notes that this absence of a large landowner controlling the supply of
land made Rathmines ideal for speculative builders, builders such as Patrick Plunkett. The story comes full circle,
in a sense, when one of the scions of Pat Plunkett acts as one of the signatories to the Proclamation of
Independence in 1916.
All of the adjacent areas have retained their late 19th century form and function as family residences for the Dublin
middle & upper middle classes, those of the application site has changed much more significantly. 19th century
economic liberalism was the reason for the neat rows of comfortable residences in Dartry, but its’ attendant
political and social liberalism is the reason why this specific part of Dartry is anomalous to its surrounding area.
Liberal political theory with its emphasis on the sovereignty of the individual, first imagined solely as that of a rich,
white male, gradually expanded in its conception of who might be included within the boundaries of this
sovereignty. By the end of the 19th century the boundaries had expanded to include upper and upper-middle class
women and one manifestation was a demand by young women of this class to access the same educational
opportunities as their brothers. The purchase of Glen-na-Smoil by Trinity College Dublin in 1907 was a direct
consequence. Women were first admitted to Trinity in 1904 but were not allowed to take up residence on the
historic campus, hence the purchase of a large villa in a nice part of the city with good transport links back to the
centre. The residential use was therefore a continuation of the established use, but it was a different kind of
residential use, shorter term with a younger age group under management of a prestigious educational institution.
The imperatives of this use are different from those of a suburban nuclear family and gradually over the years the
development pattern on the site (now named Trinity Hall) has diverged from the its neighbourhood. Initially this
Page 13

 process involved the acquisition of adjacent villas (Greenane and Purser), then the development of Cunningham
house and then, as a consequence of the parallel processes of the democratisation and commodification of 3rd
level education, the larger scale development of 2004.
Architectural History:
As noted above in Section 3, none of the 4 Protected Structures is of outstanding architectural significance but
they do represent individually a ‘type’ and collectively the development of that type over the second half of the 19th
century. That ‘type’ is of course the suburban villa which, while sharing some similarities with earlier rural country
houses, was smaller and less complex representing more a retreat from urban life rather than functioning as the
centre of a working agricultural estate. They were built to house business and professional families escaping from
the cramped and unhealthy conditions of the historic core and this displacement was made possible by the parallel
development of cheap, reliable public transport.
Natural or Aesthetic Beauty
As the country house ideal became attainable to the aspiring middle classes, the villa set the pattern for the
suburban house. Especially in the English metropolitan core of empire, architects used new styles to keep one
step ahead of the builder and pattern book and the prevailing orthodoxy from the mid-19th century onwards
became an eclectic historicism where house styles ranged from sophisticated re-interpretations of previous styles
to a desperate search for the novel and bizarre in the name of fashion.
The four villas within and adjacent to Trinity Hall campus help demonstrate that Dublin, and Ireland with the
possible exception of Belfast, did not experience this dynamic to the same extent. As noted above, all four
buildings are fundamentally rooted in an 18th century classical building tradition and the persistence of the
classical influence in Dublin well into the late 19th century can be contrasted with contemporary developments
elsewhere, such as Bedford Park in London, where the rejection of the classical idiom was one manifestation of
the dominant cultural movement of the 19th Century, namely Romanticism. Dublin’s late architectural recognition
of this zeitgeist can be seen as one manifestation of the 19th Century city’s relative decline and peripheral status
during this period.
CHAPTER 6

DESCRIPTION OF PROPOSAL

6.1 Description of Proposal
The subject of this application represents the redevelopment of Cunningham House Student Accommodation at
the existing Trinity Hall Student Accommodation Campus at Dartry, Dublin. The new student accommodation is
designed to provide accommodation for an additional 358 student beds in 50 apartments with 4 staff apartments
along with associated ancillary accommodation including sports hall, gym, etc. The site for this development is to
be created in the south-east corner of the campus by the demolition of the existing Sports hall and 2 storey
Cunningham House which were both built in the 1970’s. The new student accommodation will then be constructed
in this cleared site to form a quadrangle (Quad), a typology of student accommodation with a long history. The
outer edge of the Quad will be defined by the historic boundary wall to Temple Rd to the south and to the east.
The northern edge is defined by an existing stand of mature trees. The western end of the Quad is partially
defined by the grounds of Esterel House, a Protected Structure. North of Esterel the Quad opens out towards the
Protected Structures Greenane and Oldham House thus establishing a connection back towards the centre of the
campus.
The zone between the Quad and Greenane/Oldham is occupied by wider campus accommodation facilities
including Sports Hall, Forum amenity space, gym, etc. which are logically located closer to the campus core. This
intermediate zone is currently occupied by an existing sports hall attached to the rear of Oldham, associated hardsurfacing and the historic curtilage of Greenane. These elements are to be removed and replaced with the
upgraded Sports Hall and breakout lobby fronting on to the space between Greenane and Oldham Houses. The
new abutment to Oldham House replaces the existing relationship with the sports hall but recalibrates this
relationship by creating a much lighter impact of new on old by use of a glazed link which allows the historic
building to be more clearly read and by restoring those existing features (windows, doors, render) removed or
altered by the previous intervention.
The Forum amenity space and Hall combine to form a two story covered podium. The gym, amenity spaces and 3
No. staff apartments are located in a 3 storey structure behind Greenane House.
The height of these different elements is modulated to relate to the existing site condition ranging from 8 stories at
the north of the Quad down to the two storey covered podium adjacent to the Protected Structures.
The primary construction material of the Quad is red brick while the elevations of the intermediate campus facilities
are light stone & boardmarked concrete.
6.2 Principal Elements of Proposed Development and relationship to Conservation Significance.
The existing campus is large and complex with multiple conditions many relating to the Protected Structures
described above.

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 Use: The new student accommodation is designed to provide accommodation for an additional 355 No. students
along with associated ancillary accommodation including some associated staff accommodation, sports hall, gym,
etc. The development will have an overall gross floor area (GFA) of approximately 11,087sqm. The proposed use
types represent a continuation of existing uses on the Campus.
Scale: As noted in the text above, the nineteenth century development resulted in a 2/3 storey residential
development of terraced, detached and semi-detached residential units in the area. This modest suburban scale
was then significantly altered by the introduction of 3 No. 6/7 storey student accommodation blocks in the early
2000’s. This scheme does not appear to have been greatly informed by the historical context and indeed the
largest of these blocks is located immediately adjacent to Oldham House.
The new proposal sets out to recognise and minimise impact on Oldham, Greenane and Esterel Houses by
locating the larger accommodation elements, the Quad, at a considerable distance from these structures. The
height of the each side of the Quad varies to adapt its specific location, a lower 4 stories when addressing Esterel
House, Temple Rd and the suburban housing to the south east, rising to 6 and then 8 stories as the northern block
moves westward away from site boundaries.
The scale then changes again as the development extends towards the rear of the 3 historic houses, reducing to 3
stories behind Greenane and 2 storey equivalent in height at the covered podium space.
Landscape: The 19th century landscape of individual suburban plots has been largely erased by a process of
consolidation and development since TCD’s initial purchase of land in the early 1900’s. This has resulted in a
rather loose and unfocused contemporary setting. This is particularly true of Oldham and Greenane Houses which
are not properly integrated into a coherent landscape organisational logic.
The new proposed design creates two new spaces within the campus and redefines the landscape relationship of
other external areas to which it relates. The two new spaces are as follows; the definition of a new entrance
courtyard created between Oldham and Greenane Houses and the new covered podium and; a new quadrangle
space defined by the new student Quad accommodation. The redefinition of existing spaces relate to the existing
stand of mature trees to the north; the settings of Temple Road and Esterel House to the south and the historic
front of Oldham and Greenane Houses to the west.
Materiality: The 19th century building stock in the area is primarily constructed in red brick and this material
expression was then taken up in the early 2000’s student accommodation. The new Quad student accommodation
blocks will continue the use of red brick as the primary elevation material.
The most significant exceptions to the use of red brick in Dartry are the rendered masonry facades of Purcer,
Oldham, Greenane and Esterel Houses. In recognition of this the material expression of the transition zone of the
covered podium space and associated accommodation is light stone & boardmarked concrete which relates, but
does not mimic, the monolithic surface of the historic render.
Architectural Expression: The Quad student accommodation, being the largest element of the new development, is
the most visible and its architectural expression, regular, aligned punch windows in brick facades, etc. is designed
to relate to and integrate with the early 2000’s scheme and by extension the residual classicism of the
neighbouring 19th century housing. The regularity of the fenestration ordering principle weakens as the building
moves away from the boundaries. This more relaxed geometry becomes most pronounced at the covered podium
zone where a more freely expressed modernism is employed in contrast to the more ordered, classically derived
elevations to Temple Road, etc.
Oldham House
Historic Fabric: Currently the rear of Oldham House is crudely abutted by a late 20th century sports hall. This
sports hall will be demolished and replaced with a new Sports Hall and lobby area which will also abut the historic
structure but in a more considered, lighter fashion which will allow for a clearer reading of the historic structure
which will be restored to address the impact of the previous extension. These works will involve reinstatement of 2
windows to establish 19th fenestration design intent and removal of existing internal gypsum plaster and
replacement with lime based external render. The curious glass porch on the south façade with its instu concrete
supports is to be renovated. The associated stone stair and cast iron railings are to be retained. In all other
respects the historic fabric Oldham will not be impacted by the proposed development.
Setting: The most significant change to the setting of Oldham will be the new courtyard space to the south which it
will share with Greenane and the entrance to the new covered podium area. Above this courtyard rises the 8
storey gable of the north-west corner of the Quad student accommodation.
Greenane House
Historic Fabric: The historic fabric of the house itself will not be impacted by this development. The historic
coursed random rubble wall to the west and an ancillary shed will be demolished. A low screen wall will be
constructed to south of house.
Setting: As noted above the historic western plot boundary wall will be removed and the historic rear garden
partially occupied by a 3 storey structure related to the adjacent covered podium area. This new structure relates
to Greenane in plan form but separated from it by a 8.9m wide courtyard. Modern car-parking and low quality
landscaping will be removed from immediate proximity.

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 Esterel House
Historic Fabric: The historic fabric of the house itself will not be impacted by this development.
Setting: Esterel house is outside the Planning Red and Blue line but will be bounded on its northern and eastern
boundaries by the new 3 (north) and 4 (east) buildings located 9m away from the existing random rubble stone
walls which form the boundary to the Esterel plot.
Views
The two most significant set of views of the new development in relation to the Protected Structures are those
looking east from the front of the Oldham, Greenane and Esterel Houses and those of the campus when viewed
from Temple Road.
The views from the west are defined by the newly defined entrance courtyard and related covered podium with the
gable of the higher Quad student accommodation beyond. Those from Temple Road are defined by the new 4
storey brick clad elevation which rises above the historic boundary wall with the higher 8 storey northern block
visible from certain locations.

CHAPTER 7

CONSERVATION STRATEGY

The proposed works are to be in the curtilage of a Protected Structures, Oldham House (RPS Ref.2243),
Greenane House (RPS Ref.2245), Esterel House (RPS Ref.8401). The site is also of architectural heritage
importance, in particular for its urban and social/cultural heritage. The site is therefore protected under the
Planning & Development Act 2000 and Dublin City Development Plan 2016 – 2022, which contains policies and
objectives to ensure the character of the Protected Structure and relevant curtilage is maintained. There are also
other heritage policies which address the cultural and industrial heritage of the curtilage.
7.1

Primary Conservation Principals
- Establish understanding of architectural heritage qualities of site, based on site investigation and related
research.
- Retain existing historic curtilage and integrate sensitively into overall development.
- Create appropriate setting within new development for the existing historic curtilage.

7.2

Conservation Objectives
Sensitive integration of new intervention within historic site built fabric and memory. To strengthen the existing
urban grain and character through the introduction of new buildings of contemporary design, aligned around new
public and semi-public spaces which support existing focal viewpoints, establish new ones.

7.3

Guidance Criteria
DoAHG Guidelines on Protection of Architectural Heritage/ RIAI Conservation Guidelines, etc./ International
Guidelines, eg. Washington Charter, Valetta Principles, Burra Charter, UNESCO Recommendations on Historic
Urban Landscapes 2011
Also
protect special interest values of Protected Structure and curtilage, and ensure changes/alterations are
carried out so as to retain and enhance special interest values.
protect and enhance the character of the historic area.
re-establish significance of north-south axis
Achieve high quality of architectural design.
Achieve clarity of detail/execution at junction between old and new.
maintain, renew, upgrade historic fabric where necessary and put in place maintenance plan to assure
ongoing protection.
The proposed development provides opportunity to achieve positive conservation objectives that can be of mutual
benefit to both the development and conservation priorities of this project.

7.4

Strategies for Architectural Conservation Works
Removal of historic elements: Prior to removal each element will be full recorded and surveyed. It shall be
removed intact if possible. Condition assessment will be carried out before and after removal.
Repair: Repairs will be carried out with least degree of intervention in accordance with recognised conservation
good practice. Repair may include replacement where surviving prototypes exist.
Replacement: If adequate historical, pictorial and physical documentation exists then historic features may be
reproduced where appropriate.
Alterations/Additions: Careful consideration will be given to alterations to ensure that they do not change, obscure
or destroy character defining spaces, materials, features or finishes. Alteration may include selective removal of
buildings or other features that detract from the overall historic character
Building Regulation Compliance: ‘In the case of material alterations or changes of use of existing buildings, the
adoption of the guidance in this document without modification may not, in all circumstances, be appropriate. In
particular, the adherence to guidance including codes, standards or technical specifications, intended for
application to new work may be unduly restrictive or impracticable. Buildings of architectural or historical interest

Page 16

 are especially likely to give rise to such circumstances. In these situations, alternative approaches based on the
principles contained in the document may be more relevant and should be considered.’
CHAPTER 8

ARCHITECTURAL IMPACT ASSESSMENT

8.1 Architectural Heritage Impact Considerations:
The Architectural Heritage Impact assessment assesses the impact on compliance with statutory policies,
designations and guidance, in particular with regard to impacts on the urban area character, character of the
protected structure and the special architectural historic and cultural interests described in the chapter on
significance (Chapter 5). In addition it will have regard to the conservation strategy and guidance criteria outlined
in this section.
The impacts can be summarized as follows:
(i) Use
Impact & Mitigation
The new proposal represents a continuation of the significant change in the recent physical and social character of
this Campus first defined by the construction of Cunningham House and then greatly intensified by the early
2000’s development. The main structures of Oldham and Greenane Houses lie outside the proposed site
boundary and no works are proposed except to the glazed porch to the south of Oldham and the rear abutment at
Oldham. These works will involve reinstatement of 2 windows to establish 19th fenestration design intent and
removal of existing internal gypsum plaster and replacement with lime based external render. The curious glass
porch on the south façade with its instu concrete supports is to be renovated. The associated stone stair and cast
iron railings are to be retained. In all other respects the historic fabric Oldham will not be impacted by the proposed
development. Their current ancillary uses will be unaffected by the new development. Esterel House is in separate
ownership and will not be directly affected although there will be potential for overlooking of the rear garden from
the north and east.
Setting: The most significant change to the setting of Oldham will be the new courtyard space to the south which it
will share with Greenane and the entrance to the new covered podium area. Above this courtyard rises the 8
storey gable of the north-west corner of the Quad student accommodation.
The potential for overlooking of rear garden of Esterel has been mitigated by use of modified fenestration to the
new elevations to the northern and eastern boundaries to control view and to minimise overlooking.
Assessment The proposed uses of the new buildings do not impact on the historic significance of the adjacent
historic structures, Greenane and Oldham Houses. There is potential for overlooking of rear garden of
Esterel.which has been mitigated by control of view.
(ii) Scale
Impact & Mitigation
The historic urban context is defined by both the remaining historic 19th century sub-urban structure, fabric and
character of the area and the more recent Student Accommodation development, of a significantly greater height
and urban density. This latter development, completed in the early 2000’s, is defined by its multi-storey
contemporary design. The new development extends the visual impact of built form of this scale farther to the east
and south of the Campus.
In the early 2000 development the juxtaposition of scales was handled a little crudely particularly with respect to
Oldham House. In the attached Application the larger scale is more successfully mitigated in two primary ways;
location of higher Quad student accommodation away from Protected Structures and; local height reduction where
new development interacts with remaining pre-existing buildings. This strategy of localised scale modulation is
clearly seen in the reduction of scale to 2, 3 or 4 stories adjacent to site boundaries and Protected Structures only
rising above this when removed from these contextual constraints.
Assessment: The massing and scale of the new buildings reflects that of the recent multi-storey development to
the west which generates a more urban character. Inherent in this is a campus defined by the juxtaposition of an
urban scale against a lower, earlier suburban one.
The development will continue the positive impact achieved by the early 2000 development and comply with wider
conservation principles set out in the DoAHG Guidelines, International Charters and conventions.

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 (iii) Landscape

Fig 19: South Elevation to Temple Road, Esterel House and existing Student Blocks on left
We note that impact of the landscape proposal and the Protected Structures can be considered under 3 broad
headings as follows;
a.

Oldham House and Greenane House
Impact & Mitigation: The primary external access to the new Quad student accommodation and
associated facilities will be across a new courtyard defined north and south by Oldham and Greenane
respectively, on the east by the glazed wall of the new covered podium and on the west it opens out to
the existing central campus north-south spine. Currently this space is unstructured and functional, the
new courtyard is much more clearly defined by a reestablishment of the landscape settings of both
Oldham and Greenane which have been completely removed. The two houses will now present
themselves within a green, managed landscape setting, closer to the original 19th design intent. The front
of these gardens are aligned on the north-south axis, helping to re-establish the historical significance of
this spatial organisational determinant on the site.
The other significant change to the landscape setting is the reduction of the rear garden of Greenane to a
9.8m wide courtyard between the rear of the house and a new 3 storey structure, the construction of
which also involves the removal of the 19th century eastern boundary wall. Modern car-parking and low
quality landscaping will be removed from immediate proximity.
Assessment: The proposal significantly enhances the setting of Oldham and Greenane Houses when
viewed from the west and serves to re-establish the historic north-south relationship between these
houses. The reduction in the historic garden to Greenane and associated removal of eastern boundary
will have a significant impact on the setting of this house. This impact is mitigated by the creation of a
landscaped space to the rear of Greenane which serves to maintain and emphasise the building’s
continued spatial independence.

b.

Existing 19th & 20th Century Campus and Sub-urban setting
Impact & Mitigation: As noted above the new buildings are to be inserted into an existing campus and
suburban matrix on a site occupied currently by Cunningham House, rear garden of Greenane (see
above), car-parking and stands of mature trees bounded by historic boundaries to south and east. The
primary landscape setting of the new buildings responds directly to this context. The north and east
building line is pulled back to avoid the existing mature trees, which are to be selectively retained or
removed according to condition (see Arborist Report). On the south and west boundaries there is a path
and landscaped strip planted with trees which serve to mediate between the existing building, the historic
boundaries and the neighbouring suburban context beyond.
Assessment: The proposal retains the existing mature trees, central to the character of the campus, and
adds new ones to the south and west perimeters which integrates the new development into the existing
site and provides screening to adjacent sites

Page 18

 (iv) Materiality & Architectural Expression
Impact & Mitigation
The architectural expression of largest element of the new development, the Quad student residences, is defined
by regular, aligned punch windows in brick facades. The regularity of the fenestration ordering principle weakens
as the building moves away from the boundaries. The design intent is to relate to and integrate with both the early
2000’s scheme and by extension the residual classicism of the neighbouring 19th century housing. A more relaxed
geometry is used podium zone where a more freely expressed modernism is employed clad with light stone &
boardmarked concrete whose finish echoes, but does not mimic, the rendered surfaces of the three adjacent
historic houses.

Fig 20: South Elevation to Temple Road, Esterel House and existing Student Blocks on left
Assessment: The use of brick and regular fenestration refers directly to the established 19th century context and is
an appropriate architectural response. The use of in-situ concrete to the buildings adjacent to Oldham, Greenane
and Esterel Houses is a bolder decision but one that is based on the external material expression of these
buildings and as such does not impact negatively on their settings.
(v)

Oldham House
Impact & Mitigation
The New abutment to Oldham House replaces the existing relationship with
the sports hall but recalibrates this relationship by creating a much lighter
impact of new on old by use of a glazed link which allows the historic building
to be more clearly read and by restoring those existing features (windows,
doors, render) removed or altered by the previous intervention. The curious
glass porch on the south façade with its instu concrete supports is to be
renovated by the removal of the later crude glazing. The associated stone
stair and cast iron railings are to be retained.
Assessment
The new proposal represents an enhancement of the existing condition at the
rear of Oldham House.

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 Fig 21: Existing (Above) and Proposed (Below) east façade of Oldham House
(vi) Greenane House
Impact & Mitigation
The existing fabric of Greenane House will not be impacted as a consequence of the proposed works. As noted
above the existing 19th century eastern boundary wall and a small early 20th century ancillary shed are to be
removed. The shed is of no great significance. The boundary wall is of greater significance and its’ removal will be
mitigated. A small bin store compound is to be located to the south of the house. This will take the form of a
louvred asonry screen which will be totally demountable and not impact on the historic fabric. Modern car-parking
and low quality landscaping will be removed from immediate proximity.

Fig 22: Existing (Left) and Proposed (Right) west façade of Greenane House. Bin store screen identified with text.
Assessment
The proposed development will have no direct impact on Greenane House itself but the removal of the historic
boundary wall will have to be mitigated. The screen wall to the bin store will have a modest visual impact but will
be mitigated by total de-mountability.
(vii) Esterel House
Impact & Mitigation
Esterel House & garden lies outside the Application Red and Blue Lines and therefore its fabric will not be
impacted as a consequence of the proposed works. The setting of the house and grounds will be however as a
consequence of 3 and 4 storey development to the north and east of the back garden. The impact is mitigated by
setting back each building from the historic random rubble boundary wall, reduction in building height, local
adjustment of fenestration to avoid overlooking and planting of trees within the boundary separation zone.
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 Assessment: The proposed development does impact on the setting of the rear of Esterel House but this impact is
significantly mitigated by the factors outlined above.

(viii) Views
To accurately assess the impact Reddy Architecture + Urbanism (assisted by 3D Design Bureau) have prepared a
series of photomontages have been prepared to accurately represent the physical and visual
characteristics of the proposed development within its’ setting. All of the views are from the public domain. The
viewpoints have been selected to address all main views towards site where the new building is visible in the
context of the Protected Structures and curtilage. For each view the ‘As Existing’ and ‘As Proposed’ version of the
view is presented. The methodology used to assess the impacts of the proposed development is based on the
terminology provided in the guidelines published by the Environmental Protection Agency, outlined above.
The potential impact of the proposal on the existing setting is dependent on a number separate but related factors
which combine to create the elevation, these are as follows;
-

Choice of Materials
Composition
Scale

Fig 23: Aerial view showing Viewpoint locations
VIEWPOINT V01:
View from Campus looking East (Oldham House on Right, Greenane House on Left):

Fig 24: Existing View:

Proposed View:

Predicted View:
The most significant impact on this view on the setting of the Protected Structures is created by the western gable
end of the new 8 storey student accommodation block on the north of the Quad student accommodation. Its
impact is mitigated by the relative slenderness presented and by its framing between Oldham House (L) and
Greenane (R) and by its compatibility with the existing red brick multi-storey student accommodation on the left of
Oldham. In comparison with this feature the covered podium between Oldham and Greenane is modest and does
not impact significantly on either Protected Structure. The presence of the new 3 storey structure behind
Greenane is mitigated by creation of a 8.9m courtyard between each building and by an alignment to the
Page 21

 geometrical parameters of the historic structure. Landscaping improves the presentation of both Protected
Structures.
Assessment of Impact:
SIGNIFICANT
The visual impact of the proposed scheme as viewed from this standpoint is significant but mitigated by adaption
of scale, considered architectural distribution, language and materiality. The 3 storey building to the rear of
Greenane also creates a significant impact which is partially mitigated by internalisation of the geometrical
parameters of the historic structure.
VIEWPOINT V02:
View from Campus looking South-East (Oldham House on Right, Greenane House on Left):

Fig 25: Existing View:

Proposed View:

Predicted View:
This a similar view to V01 but farther away and slightly more northern. Again the most significant impact on the
setting of the Protected Structures of this view is created by the western gable end of the new 8 storey student
accommodation block on the north of the Quad student accommodation. Its impact is mitigated by distance, partial
occlusion by Oldham and, as above, by the relative slenderness presented and by its compatibility with the
existing red brick multi-storey student accommodation on the left of Oldham. In comparison with this feature the
covered podium between Oldham and Greenane is modest and does not impact significantly on either Protected
Structure. The presence of the new 3 storey structure behind Greenane is mitigated by creation of a 8.9m
courtyard between each building and by an alignment to the geometrical parameters of the historic structure.
Landscaping improves the presentation of both Protected Structures.
Assessment of Impact:
MODERATE
The visual impact on the setting of the Protected Structures of the proposed scheme as viewed from this
standpoint is moderate as the new structures are largely hidden behind existing structures. The largest, most
visible element is the 8 storey student accommodation which relates in scale and materiality to the existing student
accommodation.
VIEWPOINT V03:
View from west of Greenane House looking North-west (Oldham House on Left):

Fig 26: Existing View:

Proposed View:

Predicted View:
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 The majority of the proposed new development is hidden behind Greenane House. The only part of the new
building visible, between Greenane (R) and Oldham (L), is the link & sports hall which has less of an impact on the
Protected Structures than the existing 1970’s sports hall.
Assessment of Impact:
MODEST
New buildings are mosly hidden behind existing buildings.
VIEWPOINT V06:
View from Temple Road looking North (Esterel House on Left):

Fig 27: Existing View:

Proposed View:

Predicted View:
The new 4 storey student accommodation block is visible on the right behind the Esterel mews building and
random rubble stone boundary wall. To the left of the mews is the new 3 storey building to the rear of Greenane
House, with apartments on the top floor. Rising behind these is the 8 storey block of the northern wing of the Quad
student accommodation.
The impact of the scale of the new interventions is mitigated by a reduction in height as the buildings near
boundaries or historic structures. The predominant red brick elevations match the existing multi-storey student
accommodation visible in the distance.
Assessment of Impact:
SIGNIFICANT
The visual impact of the proposed scheme as viewed from this standpoint is significant but considerably mitigated
by intelligent adaption of scale and considered architectural language and materiality.
VIEWPOINT V07:
View from Temple Road looking North-West:

Fig 28: Existing View:

Proposed View:

Predicted View:
This view is taken from farther east along Temple Road. The existing view shows the existing rectilinear, 3 storey
red brick form of Cunningham House set back behind the historic coursed random rubble stone wall. The new 4
storey student accommodation block is larger and closer to the historic southern boundary wall.

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 The predominant red brick elevations match the existing 19th century housing (eg. No.’s 16 & 18 Temple Road) in
the area and the materiality of the pre-existing Cunningham House. As such the proposal represents an
intensification of the existing visual presentation of the campus on to Temple Road. The architectural expression is
restrained and ordered, again referring to 19th century precedents and to the existing accommodation blocks. The
length of the façade is mitigated by the projection of bays at either end which help to break down the scale of the
structure.
Assessment of Impact:
SIGNIFICANT
The visual impact of the proposed scheme as viewed from this standpoint is significant but considerably mitigated
by adaption of scale and considered architectural language and materiality.
VIEWPOINT V08:
View from Temple Road looking towards South-East corner of the Campus):

Fig 29: Existing View:

Proposed View:

Predicted View:
Again the northern edge of Temple Road is defined by the random rubble stone of the campus southern boundary
wall. Currently the red brick form of Cunningham house is visible partially screened by the wall and trees. The new
4 storey student accommodation block is larger and closer to the historic southern boundary wall but again
partially screened by both wall and trees.
The predominant red brick elevations match the existing 19th century housing (eg. No.’s 16 & 18 Temple Road) in
the area and the materiality of the pre-existing Cunningham House. As such the proposal represents an
intensification of the existing visual presentation of the campus on to Temple Road. The architectural expression is
restrained and ordered, again referring to 19th century precedents and to the existing accommodation blocks. The
length of the façade is mitigated by the projection of bays at either end which help to break down the scale of the
structure.
Assessment of Impact:
SIGNIFICANT. The visual impact of the proposed scheme as viewed from this standpoint is significant but
considerably mitigated by adaption of scale and considered architectural language and materiality.
VIEWPOINT V21:
View from Temple Road looking North (Esterel House on Left):

Fig 30: Existing View:

Proposed View:

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 Predicted View:
The existing view shows Esterel House on the left with Cunningham House to its right behind the southern
boundary wall. The proposed view shows the new 4 storey student accommodation block is closer to the southern
boundary but pushed back to allow continued legibility of this historic feature.
The predominant red brick elevations match the existing 19th century housing (eg. No.’s 16 & 18 Temple Road) in
the area and the materiality of the pre-existing Cunningham House. As such the proposal represents an
intensification of the existing visual presentation of the campus on to Temple Road. The architectural expression is
restrained and ordered, again referring to 19th century precedents and to the existing accommodation blocks. The
length of the façade is mitigated by the projection of bays at either end which help to break down the scale of the
structure.
Assessment of Impact:
SIGNIFICANT
The visual impact of the proposed scheme as viewed from this standpoint is significant but mitigated by intelligent
adaption of scale and considered architectural language and materiality.
CHAPTER 9

CONCLUSION

As outlined above the application site lies within Dartry, an area of south Dublin which has had a long and
convoluted history. The area has metamorphosed from a contested medieval borderland to an affluent, peaceful
inner suburb of a sprawling 21st century metropole. In this transition it has undergone many changes, the most
significant of which was the suburbanisation of the late 19th century. This significance lies in the fact that it was in
this period that the contemporary spatial order was largely formed. This is also true of the Trinity Campus itself,
the Protected Structures Oldham, Greenane Purser and Esterel Houses all date from this period, although much
of their historic setting has vanished. The late 19th century matrix of Dartry was one of detached villas subsumed
within a later network of red brick terraced housing. The largely domestic scale remained throughout the 20th
century, despite intensification of development, up until the construction of the multi-storey Trinity Hall Campus
student residences in 2003. It is the combination of the scale of 19th century with the larger scale of the more
recent student accommodation which most determines the character of the site and its impact on the surrounding
area. As such the proposed new development outlined in this application represents a continuation of the process
of intensification of urbanisation and urban scale on the campus which began in 2003. The visual impact that will
be generated by this intensification is analysed above in Section 8.1(viii), an analysis which suggests that the
impact on the public realm will be greatest to the south on Temple Road and that elsewhere the development will
be partially or completely obscured by existing adjacent development, including the existing student residences.
The visual impact on Temple Road itself is significant but mitigated by a considered architecture which seeks to
relate to its context through materiality, reduction of height towards the southern boundary and a restrained
architectural expression.
The impact on the four Protected Structures themselves (Oldham, Greenane Purser and Esterel) varies from
negligible in the case of Purser to more significant for the other houses although there are only small scale works
proposed to the historic fabric itself, relating to the rear and south façade of Oldham House. As noted above the
historic 19th century settings of these villas has largely disappeared and only somewhat deracinated remnants are
left. One of these elements, the eastern boundary wall of Esterel is to be removed.
The most significant impact then is the change of the visual context in which the Protected Structures sit. The new
development will be large in scale and inevitably impact visually on Oldham, Greenane and Esterel. The critical
conservation issue is whether the proposal will retain and/or enhance the setting of these structures,
fundamentally a question of design quality and sensitivity. Having carried out the above analysis it is our
consideration that this design demonstrates the requisite sensitivity in the localised adaption of scale, materiality
and architectural style and in the use of landscape to reinforce historical linkages and buffer spaces between old
and new.

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