Round Tower

Illustration of Potential Context : Future Waterfront CBD + Mixed Use Precinct (2/2024)

Tall Building Proposal for Dublin Waterfront from 2018 / 2019

Link to Dedicated Website. https://RoundTowerbuilding1.wordpress.com

Illustration of Potential Skyline for Waterfront CBD + Mixed Use Precinct : 2024

South North cross sectional Illustration of Potential Skyline for Waterfront CBD

Sketch Montage of Tower in Potential Waterfront Context. (Position indicative, Scale approximate ) Modified Photo : original pic credit : Mark Lawson via Unsplash

Development Finance / Capital Stack Subdivision

Originator Equity : Golden Hello / Sign on / Design Fees / Shares / Stock Options / Fractional Royalty etc

Common Equity : Early Investor Team (5-10%) Irish Plcs / Irish Funds / HNW Irish Individuals

Preferred Equity : Sovereign Wealth Fund(s) / Pension Fund(s) / Foundation / Endowment / Individuals / Family

Mezzanine Finance : Irish Plcs Option + Real Estate Fund(s)+ Life Insurance Company(s) + HNW Individuals?

Senior Debt (Commercial Bank) Financing : less than 75% due to Iconic Potential of Proposed Development ? Possible to raise Larger Share of Construction Cost via Equity rather than via Senior Debt due to Iconic Potential of Proposed Development – ie. Signature Building / National Symbol & Associated Branding Potentiality

National Symbol : Round Tower Proposal for Dublin Waterfront from 2018 / 2019

Link to Dedicated Website. https://RoundTowerbuilding1.wordpress.com

Brief Development Description

Potential Structural System : If Steel Tube Diagrid , then likely to be Triangular 3 Storey Sections subject to individual Steel Tube assembly, connected via Pre Cambered Steel Nodes with radial Steel Beams at each Floor Level connecting to Steel Columns within R.C. Core. Floor to Floor circa 4.0 metres. Horizontal Steel Perimeter hoops to restrain Diagrid at Building Perimeter & Deflect horizontal forces from Steel Nodes. Likely Floor system to be poured R.C. Concrete Slab on Profiled Metal Decking System with Raised access Floor.

Building Base : Where Steel Diagrid System meets Ground Level a series of Stone Infill Structures will be Constructed to sit either Flush and Expressed Externally within the Steel Diagrid System in lieu of Glazed Sections or Alternatively to sit within and just behind the Steel Diagrid Frame, and behind the Glazing System so that the Glazing System sits forward of the Stone walls. The intentional effect here would be similar to the presentation of the Roman Ruins behind glazing in the Leadenhall area of London – to enhance the visual appearance of the Stone.

These Stone Wall Structures would be Random Coarsed Rubble within a secondary R.C. Or Steel frame and would reference the Ancient Masonry Construction of the Irish Round Tower. There is an Architectural play on the idea of a lighter and more Ethereal Contemporary Steel Structure arising from the solidity of the more Ancient Masonry Structure. The Stone Wall features would be uplit and have Cut Stone panels or insets facing toward the Concourse / Entrance Lobby with Artistic Reliefs or Engravings depicting themes from Irish History. Openings would be formed within these Stone Structures for Access and Egress to the Concourse / Lobby Areas. Wintergarden Spaces to Ground Floor Lobby Areas with Commercial Space for Cafe / Dining.

Building Apex : Cone shaped Diagrid comprising Triangular Sections each spanning 2 Floor Levels to Form Building Apex / Roof Area. Robotic Rotating Building Cleaning System at Junction of Coned Roof to Main Building Structure. Rooftop Lounge Bar / Dining Area subject to Vertical Circulation Programme. Subject to Vertical Circulation constraints ( Elevators ) , there is potential for a concentric Outdoor Deck and sheltered edge dining experience as shown in one of the earlier concept sketches with Shear Curtain wall glazing structure extending from Steel Diagrid structure below. Refer to Draft plan below of uppermost level with Rooftop Cafe / Bar.