U2 Tower

Infobox Skyscraper
building_name = U2 Tower


caption = The construction site at Britain Quay, January 2008
location = Dublin, Ireland
coordinates = Coord|53.34492|N|-6.23240|E|display=inline,title
groundbreaking = 2008
constructed =
est_completion = 2011
opening =
use = Apartments
antenna_spire =
roof =
top_floor =
floor_count =
elevator_count =
cost = €200 million
floor_area =
architect = Foster and Partners
engineer = Arup
contractor =
developer =
owner =
management =
references = The U2 Tower is a proposed landmark skyscraper due to be constructed in Dublin. The site is in the South Docklands (SODO) campshires, at the corner of Sir John Rogerson's Quay and Britain Quay, by the confluence of the River Liffey, the River Dodder, and the Grand Canal.cite press release
title=Docklands Authority confirms shortlist for U2 Tower and Britain Quay Development
url=http://www.dublindocklands.ie/index.jsp?1nID=93&2nID=94&nID=105&aID=337
date=2007-02-26 | publisher = DDDA
accessdate = 2007-10-10] The design announced on October 12 2007 is by Foster and Partners. Its height has been reported at 120 metrescite news |url=http://www.breakingnews.ie/ireland/mhmhkfidqlmh/ |work=BreakingNews.ie
title=British architect chosen to design U2 Tower |date=2007-10-12 |accessdate=2007-10-12 ] or 180 metrescite news
work=The Irish Times
url=http://www.ireland.com/newspaper/ireland/2007/1012/1192086851291.html
title=Docklands skyscraper to soar to 180m
first=Frank |last=McDonald |date=2007-10-12 |accessdate = 2007-10-10] , either of which would make it the tallest building on the island of Ireland. It will be an apartment building, with a recording studio owned by the rock group U2 in a "pod" at the top. Construction is to begin in 2008 and end in 2011, at a cost of €200m.

History

The Dublin Docklands Development Authority (DDDA) was established in 1999 to regenerate the brownfield sites and underused warehouses in the Docklands at the mouth of the River Liffey in Dublin. [cite web
url=http://www.irishstatutebook.ie/1997/en/act/pub/0007/print.html
title=Dublin Docklands Development Authority Act, 1997
author=Government of Ireland |authorlink=Government of Ireland
date=1997-03-27
accessdate=2007-10-10] In 2000, the DDDA proposed a landmark tower for the Britain Quay site.cite news
work=Docklands News |issue=13
authorlink=Dublin Docklands Development Authority |author=DDDA
url=http://www.dublindocklands.ie/files/publications/docs/newsletterissue13.pdf
title=New studio for U2 in Docklands
page=1
format=PDF
date=December 2002
accessdate=2007-10-10
quote=The Dublin Docklands Development Authority has issued a brief for an architectural competition to design a 60 metre landmark tower on the riverside in Docklands. The building is to include an exclusive recording studio for rock band U2 on its top two floors. ] The involvement of U2 was part of a deal in 2001 when the DDDA had acquired by compulsory purchase the site of U2's previous studio on Hanover Quay. [] In October 2002, the DDDA announced an architectural design competition for the tower, initially to be 60 metres tall, which would house apartments and a penthouse recording studio for U2. 530 entries were received from around the world by the closing date in February 2003. [cite web
url=http://www.dublindocklands.ie/files/publications/docs/ar2002.pdf
work=ANNUAL REPORT AND 2002 ACCOUNTS
authorlink=Dublin Docklands Development Authority |author=DDDA
title=BRITAIN QUAY |pages=pg.17
year=2003 |accessdate=2007-10-10
format=PDF
quote= By the closing date for entries in February 2003 some 530 entries had been received from around the world.] The judging panel was not revealed till after the winner was announced.cite news
work=The Irish Times
url=http://www.ireland.com/newspaper/property/2003/0904/1062541630188.html
title=Did U2 really get the tower it was looking for?
first=Frank |last=McDonald |date=2003-09-04 |accessdate=2007-10-13] It included the president of the Royal Hibernian Academy, the chairman and two other members of the DDDA, Dublin's City Architect, and Adam Clayton of U2. cite news
url=http://www.timesonline.co.uk/tol/newspapers/sunday_times/ireland/article1166361.ece
date=2003-10-05
first=Scott |last=Millar
title=Is this lost winner of U2 design prize?
work=The Sunday Times
accessdate=2007-10-10 ]

cite news
url=http://ireland.archiseek.com/news/2003/000250.html
date=2003-10-05
first=Paul |last=Clerkin
title=Were 3W the architects the DDDA were looking for?
work=Archiseek
accessdate=2007-10-10 ]

The panel initially chose as winner an entry which was later disqualified after legal advice because the DDDA had lost the details of which firm had submitted the design and so were unable to notify the winner.. "The Sunday Times" later speculated that it might have been one by London practice 3W, after a campaign by Irish website archiseek.com led to six unindentified designs being located. On August 5 2003, the winning design announced was by architects Burdon Dunne/Craig Henry (now BCDH Architects) of Blackrock, Dublin. Its stated height was 60 metres to the parapet, but 78 metres to the pinnacle of the glass roof.

In September 2005, the DDDA revised the height of the U2 tower from 60 metres to 120 metres. [cite web
url=http://www.dublindocklands.ie/files/business/docs/monitoringreport2005final.pdf
work=Master Plan Monitoring Report 2005.
authorlink=Dublin Docklands Development Authority |author=DDDA
title=Section 7: Implementation |pages=§7.1 Planning Schemes, pg.34
year=2006 |accessdate=2007-10-10
format=PDF
quote=The Grand Canal Planning Scheme, (Amending Planning Scheme No.1), went on display inSeptember. The amendment included the revision in height of the U2 tower from 60 metresto 120 metres, creating a landmark on the south side of the river.An amendment to the Docklands North Lotts Planning Scheme, (Amending Planning SchemeNo. 1), in relation to the Point Village went on public display in August.Both Amendments will be submitted to the Minister in the early part of 2006 after formal publicconsultation. ] This was in conjunction with the planned construction of the 120-metre Watchtower in the Point Village complex on the north bank of the Liffey, opposite the U2 tower. The DDDA envisaged the two towers forming a "landmark entry" and "visual gatepost" for the city from Dublin Harbour.cite news
url=http://archives.tcm.ie/businesspost/2006/12/17/story19699.asp
work=Sunday Business Post |date=2006-12-17
title=Developer to submit new Watch Tower proposals
first=Lisa |last=O'Carroll |accessdate=2007-10-10 ] Minister for the Environment Dick Roche approved the DDDA's plans in July 2006. [cite news
work=The Irish Times
url=http://www.ireland.com/newspaper/finance/2006/0703/1146660096460.html
title=Towers approved for new Docklands 'gateway'
first=Frank |last=McDonald
date=2006-07-03
accessdate=2007-10-10
quote=Minister for the Environment Dick Roche has cleared the way for two tall towers to be built near the mouth of the River Liffey, with the aim of creating a "dramatic maritime gateway" to Dublin.] The DDDA applied for planning permission for the U2 tower on 14 September 2006.cite news
work=Docklands News |issue=26
authorlink=Dublin Docklands Development Authority |author=DDDA
url=http://www.dublindocklands.ie/files//publications/docs/20070417045423_Newsletter_No26.pdf
title=Section 25 Planning Application Status Report (2006 applications)
page=2
format=PDF
date=April 2007
accessdate=2007-10-10
quote= Reference: DD398; Application Date: 14/09/2006; Applicant: Dublin Docklands Development Authority; Proposed Development: U2 Tower; Location: Sir John Rogerson's Quay; Status: Granted; Decision Date: 02/10/2006] This application further increased the height of the tower to 130m.cite web
title=U2 Tower; Architects report & outline specification
date=2006-09-13 |accessdate=2007-10-10
url=http://www.dublindocklands.ie/files/business/docs/architectsreportfors25.pdf
author=Buron Craig Dunne Henry Architects
coauthors=David Langdon PKS - Cost Consultants; McCarthy Hyder Consulting Engineers; Arup Facade Engineering; Arup M&E; Buro Happeld FEDRA; DRA Health & Safety; Arup Acoustics|format=PDF] The provisions of Section 25 of the DDDA Act, 1997 were used to fast-track the application. [cite web
url=http://www.irishstatutebook.ie/1997/en/act/pub/0007/sec0025.html
title=Dublin Docklands Development Authority Act, 1997
pages=§25: Planning schemes
author=Government of Ireland |authorlink=Government of Ireland
date=1997-03-27
accessdate=2007-10-10] It was approved on October 2 2006.

Tenders for construction of the tower were invited and a shortlist of five firms was published on 26 February 2007. The winning bid announced on October 12 2007 was from Geranger, a consortium of property developers and the members of U2. The design selected was not the original BCDH design, but rather one commissioned by Geranger from Norman Foster. The bids were assessed by a panel of three architects. The runner-up was also a new design, by Zaha Hadid.

Construction is expected to begin in early 2008.

Problems

Developers Dunloe Ewart (subsequently taken over by Liam Carroll) had secured planning permission in 2000 for a 100-metre building on a site next to that of the U2 tower. The DDDA objected to this in 2005 as it wanted the U2 tower to be an isolated landmark. Dublin City Council refused to extend planning permission on Carroll's undeveloped site after it expired. As of September 2007, Carroll was appealing this in the Commercial Court.cite news
url=http://archives.tcm.ie/businesspost/2007/09/23/story26843.asp
work=Sunday Business Post |date=2007-09-23
title=Why U2 still haven’t got what they’re looking for
first=Neil |last=Callanan |accessdate=2007-10-10 ] [cite news
url=http://archives.tcm.ie/businesspost/2007/05/27/story23847.asp
work=Sunday Business Post |date=2007-05-27
title=Carroll planning mixed use scheme for Clondalkin
first=Neil |last=Callanan |accessdate=2007-10-10 ] Some residents of Ringsend have accused the DDDA of "arrogance", claiming that extra revenue from two towers could fund social housing schemes in nearby areas. [cite news
url=http://archives.tcm.ie/businesspost/2005/11/13/story9502.asp
work=Sunday Business Post |date=2005-11-13 |title=DDDA accused of arrogance
first=Neil |last=Callanan |accessdate=2007-10-10 ] Others expressed discontent at the presence of a skyscraper in a historically low-rise area.]

Concerns were expressed about a possible conflict of interest for U2 in the building tender process, when it emerged that the band were joint backers of Geranger. [cite news |url=http://archives.tcm.ie/businesspost/2007/09/09/story26517.asp
work=Sunday Business Post |date=2007-09-09
title=U2 tower developer to be named soon |first=Neil |last=Callanan |accessdate=2007-10-10 ] After the original BCDH bid's success, it was pointed out that U2 manager Paul McGuinness is the brother-in-law of BCDH architect Felim Dunne.

The impact of the 2007 Subprime mortgage financial crisis brought doubts on the viability of the BCDH design. Journalists speculated that the extra engineering expense of the complicated "twisting tower" design was excessive, and that an alternative design would be used instead. [cite news
work=The Irish Times
url=http://www.ireland.com/newspaper/ireland/2007/0224/1172184984399.html
title=Docklands body denies U2 Tower design 'binned'
first=Frank |last=McDonald
date=2007-02-24
accessdate=2007-10-10] Construction tenders were able to submit price quotations for both the original BCDH design and an alternative of their own choosing. There has been speculation that lawsuits may be taken, by BCDH and by those builders who bid based solely on the BCDH design, that the DDDA was not empowered to scrap the original design. []

Delays at all stages of the design and planning phases have been commented upon. The estimated cost and completion date moved from €55m and early 2008 in September 2006 to €200m and late 2011 in October 2007.

Design

The predicted price of a 2-bed apartment in the tower was estimated in October 2006 at €1-1.5 million.cite news
url=http://www.ireland.com/newspaper/property/2006/1005/1158591392514.html
work=The Irish Times
title=U2 Tower rises as it goes to planning
first=Edel |last=Morgan |date=2006-10-05 |accessdate=2007-10-10]

BCDH design

The BCDH design had a 45-degree twist, half the 90-degree twist of the Turning Torso in Malmö. It had a shoulder height of 100m, to the top floor of apartments, and a pinnacle height of 130m, including a service level and the two-storey penthouse recording studio. There were a total of 36 storeys. The footprint was a 26.6m square. The building was primarily to consist of one-, two-, and three-bedroom apartments, with commercial premises on the ground and first floors, a two-level basement parking garage, and the penthouse.

The dramatic twisting geometry of the tower posed a significant structural engineering challenge, resolved using a column structure of inclined columns following the twist of the building and the stiff circular core for torsional stability. 26.6 m² floor plates twist by an equal amount per storey about the circular core, housing lifts and services risers as well as a double-deck lift for service/firefighting and penthouse access.

Foster design

The design chosen on October 12 2007 is a tilted triangle. It has mainly luxury apartments, with a public viewing platform at 100m, just below an acoustically-insulated egg-shaped pod containing the U2 recording studio. Above this is an "energy centre" containing wind turbines and a large solar panel. The east and west facades will be crinkled in the manner of fish scales, with concealed balconies. The north facade will be sleek, while the south facade will have further solar panels. The building will straddle the end of Sir John Rogerson's quay, allowing traffic to pass through its base.

Environs

A five star hotel will be located adjacent to the tower, as will a block of 34 social and affordable apartments.

A bridge for pedestrians and public transport will cross the Dodder/Grand Canal mouth outside the tower, as a continuation of Sir John Rogerson's Quay towards the East Link Bridge. This is being designed by UK consultants Flint & Neill.cite news
url=http://archives.tcm.ie/breakingnews/2007/08/19/story324245.asp
work=BreakingNews.ie |date=2007-08-19 |title=UK's Flint & Neill wins bid to plan Dublin bridge
accessdate=2007-10-10 ]

References

External links

* [http://www.dublindocklands.ie/index.jsp?1nID=93&2nID=97&3nID=327&nID=328&aID=412 Business & Planning: The U2 Tower] from DDDA website
* [http://www.bcdh.com/LevelOne/U2Tower.html U2 Tower] from BCDH Architects website
* [http://www.irish-architecture.com/unbuilt_ireland/dublin/u2_tower/index.html Unbuilt Ireland - U2 Landmark Tower] details of some of the submissions for the architectural competition