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Proposed Mixed Use Waterfront CBD for Alexandra Basin, Dublin Port + Signature Buildings (2/2/2024)

Backround to Proposal

Design proposals for a Retail Destination – ‘Dublin Dome’, and a Landmark ‘Round Tower’ building, were previously published in 2017 and 2019. These were followed by contextual sketches in 2019 / 2020 suggesting a location in Alexandra Basin which were in illustrative form. The intention was to eventually produce something more coherent, which would put the Round Tower and Dublin Dome proposals in a proper context and also to suggest my personal view of the true potential for Alexandra Basin. These Proposals are influenced by frequent visits to Marina Bay in Singapore between 2012 and 2016. Alexandra Basin is a similar opportunity in my opinion, with potential for a mixed use CBD and a sense of enclosure arising from the pre existing shape of Alexandra Basin. Luas , Rail lines and Port Tunnel link to Airport are in situ nearby. River taxis can be introduced to link with City and coastal suburbs.

Two positions are shown for a ‘Round Tower’ Landmark building – both Waterfront, so as not to be obscured by later development. The ‘Dublin Dome’ Biodome Proposal is positioned along the ‘Ocean Pier West’ docking berth. Also shown is a tall building referencing a Ship , a ‘Cairn’ building and ‘Dolmen’ building as Irish themed visitor attractions (originally intended for Sligo ), a performance space , a high tech shed enclosing 2 service docks, a new Transport hub opposite the Port entrance , a lookout attraction , and an Arc of buildings in the 15 – 25 storey range intended to be Office, International Hotels and Residential. The Area might include a number of large waterfront nightclubs to cater for demand for a ‘late night economy’. Public Transport connectivity would be primarily provided by people moving system but with limited access for bus , coach and taxi. After hours acccess for service vehicles etc.

There is a podium suggested over the existing RoRo facility. The Grafton Architects Port Masterplan is more or less intact although some of the high line walkway might run parallel or merge with the podium. The Axonometric drawing illustrating the Proposal is somewhat diagrammatic and indicative. A small section of the Pedestrian walkway proposed by Grafton Architects is removed in this drawing for clarity purposes so that the Port entrance can be visible. The Masterplan is somewhat indicative, and for legibility purposes does not illustrate the likely maximum Development Density.

The Tall Office buildings envisaged within this Masterplan proposal are intended to address the requirements of major PLCs looking for EMEA HQs or a Brexit base. Ideally the ‘Round Tower Building’, should it be developed, would be largely occupied by Leading Irish companies. The proposed location within Alexandra Basin may be more suitable for a concentrated array of tall buildings and might help avert the sporadic spread of tall buildings within Dublin City core. There is a sheltered Performance / Sports space to the Waterfront edge ( ala Marina Bay) shown for illustration purposes. However should a MegaProject of this Scale proceed it is likely that any Development of the Waterfront Sites would be required to be highly commercially viable.

Large scale development of Alexandra Basin is not a new idea. The proposed development for this section of Dublin Port expands upon Options 4 and 5 of a DCC document published in 2007 – ‘A Vision for Dublin Bay’ where Minor relocation of Dublin Port was suggested. The Masterplan conceptualises and defines a number of specific anchor buildings for this location which I believe, along with the Flour Mill masterplan by Grafton Architects, would strengthen the case for the viability of a mixed use Waterfront CBD. This is my personal view of the optimum development outcome for Alexandra Basin where Economic Catalysts & Cultural Contributions can co-exist

Residential / Housing Component of the Masterplan

Housing Precincts are proposed to the North and East of the Waterfront Zone, with the Waterfront itself being reserved for showcase developments. Should Alexandra Basin be developed in such a manner, due to Housing supply issues, it may necessary to prioritise Residential zones for progression in advance of much of the Waterfront itself. Should a Development of this scale proceed, 1 or more Cruise ships docked on site could provide an accommodation option for Construction Stage Personnel rather than have them spend several hours each day commuting into Dublin / traversing the city. This might facilitate a shorter / more flexible working day, better Employment conditions and morale. Housing to North not shown in detail but is envisaged as 8-12 storey Blocks

Geotechnical Viability Considerations

A number of Feature Buildings are envisaged to be 30 – 40 storeys. The viability of these more ‘Iconic’ Buildings is subject to Geotechnical Engineering analysis & investigation. Estimated depth to the Lucan / Calp Bedrock is likely to be 25-30 metres in places. Deep Piling is standard practice for Tall buildings – One Canada Square at Canary Wharf piling = 25m deep. Tower 185 Frankfurt = 55 Storeys & 200m tall with Foundations comprising as follows : 11.5 m Excavation depth (2 Storey Basement over Piled Raft foundation). Raft Depth circa 3.5-4m with a further 50m of Piling through Sand/Gravel , Frankfurt Clay & thin bedded Limestone. Refer to URL Links below

https://www.researchgate.net/publication/265059176_Innovative_foundation_systems_for_high-rise_buildings

https://grandprojets.com/port-cbd-geotechnical/

Superseded Illustrative Sketches for Potential CBD (2018-2020)

Dedicated Websites : Links

Excerpt from Exploratory Ai Evaluation of Potential Net GDP Benefit ( by Grok 3 Ai).
Note : This is an Exploratory Evaluation by a current release of Grok Ai (Version 3) based on an Outline Masterplan / Design Proposals only, and is not a Detailed Cost Plan based on a Fully Defined & Agreed Masterplan. Not intended for redistribution by others (Read my websites terms and conditions)

Refer Link for More Detailed Exploratory Ai Evaluation of Potential Net GDP Benefit ( by Grok 3 )

https://grandprojets.com/port-cbd-ai-evaluation/