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Barnhall, Leixlip, Co. Kildare Table of Contents
Declan Brassil & Company Ltd. Ref: 16/038 i
V
Strategic Housing Development:
Planning Report
(including Statement of Consistency)
Residential Development
at
Barnhall,
Leixlip,
Co.Kildare
on behalf of
Ardstone Homes Ltd.
December 2017
Barnhall, Leixlip, Co. Kildare Table of Contents
Declan Brassil & Company Ltd. Ref: 16/038 ii
TABLE OF CONTENTS
1 INTRODUCTION ..................................................................................................................................................................... 1
1.1 Brief Description of Nature & Purpose of Development ............................................................................ 1
1.2 Context......................................................................................................................................................................... 1
2 SITE LOCATION & CONTEXT ............................................................................................................................................ 2
2.1 Site Location.............................................................................................................................................................. 2
2.2 Site Description ........................................................................................................................................................ 3
2.3 Planning History ...................................................................................................................................................... 5
3 DESCRIPTION OF DEVELOPMENT .................................................................................................................................. 6
3.1 Layout & Design ...................................................................................................................................................... 6
3.2 Open Space, Access. Permeability & Parking .............................................................................................. 10
3.3 Ancillary Services .................................................................................................................................................... 11
3.4 Integration with Surrounding Land Use ......................................................................................................... 11
3.5 Part V ......................................................................................................................................................................... 12
3.6 Services Infrastructure ......................................................................................................................................... 12
3.7 Built Heritage .......................................................................................................................................................... 13
4 STATEMENTS OF CONSISTENCY .................................................................................................................................. 13
4.1 Kildare County Development Plan 2017-2023 ............................................................................................ 13
4.1.1 Statement of Consistency ............................................................................................................... 14
4.2 Leixlip Local Area Plan ......................................................................................................................................... 14
4.2.2 Statement of Consistency ............................................................................................................... 18
4.3 Ministerial Guidelines ........................................................................................................................................... 19
4.3.1 Sustainable Residential Development in Urban Areas Guidelines, 2009 ....................... 19
4.3.2 Design Standards for New Apartments (2015) ........................................................................ 20
4.3.3 Childcare Facilities – Guidelines for Planning Authorities 2001 ......................................... 21
4.3.4 The Planning System and Flood Risk Management 2009 ................................................... 21
4.3.5 Architectural Heritage Protection Guidelines (2004, reissued by DAHG 2011) ............ 21
4.3.6 Appropriate Assessment of Plans and Projects in Ireland ................................................. 22
4.3.7 Design Manual for Urban Roads and Streets (DMURS) (2013) .......................................... 22
4.3.8 Statement of Consistency ............................................................................................................... 22
APPENDIX A ..................................................................................................................................................................................... 24
APPENDIX B ....................................................................................................................................................................................... 25
List of Figures
Figure 2.1 Site Location.............................................................................................................................................................. 2
Figure 2.2 Wonderful Barn & Barnhall House located on lands to south of Application Site ........................... 3
Barnhall, Leixlip, Co. Kildare Table of Contents
Declan Brassil & Company Ltd. Ref: 16/038 iii
Figure 2.3 Aerial View of Application Site ........................................................................................................................... 4
Figure 2.4 Main Development Site (shaded in Orange) ................................................................................................. 5
Figure 3.1 Character Areas ....................................................................................................................................................... 9
Figure 4.1 Zoning Context .................................................................................................................................................... 15
Figure 4.2 KDA1 Wonderful Barn Urban Design Concept ............................................................................................ 16
List of Tables
Table 3.1 Breakdown of Residential House Sizes ............................................................................................................ 6
Table 3.2 House Type Sizes .................................................................................................................................................... 6
Table 3.3 Key Site Statistics ................................................................................................................................................... 10
Table 4.1 KDA 1: The Wonderful Barn Design Brief ...................................................................................................... 16
Table 4.2 KDA 1: The Wonderful Barn Phasing Requirements .................................................................................. 17
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 1
1 INTRODUCTION
This Report accompanies a planning application by Ardstone Homes Limited for planning permission for a
residential development at a site at Barnhall, Leixlip, Co. Kildare. The application is made under the
Strategic Housing Provisions of the Planning and Development (Housing) and Residential Tenancies Act,
2016.
Following pre-application consultation with An Bord Pleanála, the Bord issued a Notice of Pre-Application
Consultation Opinion on 12 October 2017. The manner in which the matters raised in the Opinion have
been incorporated into the drawings and documents submitted with this application are specifically
addressed in detail in separate correspondence dated 22 December 2017.
This Report includes a statement setting out how the proposal will be consistent with the objectives of the
relevant County Development Plan, Local Area Plan and relevant section 28 Ministerial Guidelines.
1.1 Brief Description of Nature & Purpose of Development
The proposed residential development provides for 450 no. new residential dwellings on a site located to
the north of the Wonderful Barn Complex and directly adjoining the existing residential areas of Rinawade,
Castletown and Elton Court.
The proposed residential development comprises 16 no. one bed apartments; 42 no. two bed apartments
with 42 no. three bed duplex units over; 48 no. two bed houses; 189 no. three bed houses and 113 no. four
bed houses. The proposed development provides for a wide range of house types including own door
apartments, duplex units, terraced, semi-detached and detached dwellings. Dwellings are predominantly
two storey in height with some three storey elements introduced to increase density (duplex units) and add
variation to the main access avenue.
In addition, the proposed development provides a childcare facility (approximately 538sqm) with capacity
for in the order of 105 no. children.
Access to the proposed development is via a new roundabout on the Celbridge Road (R404) which will
facilitate new vehicular access to the application site and a dedicated entrance arrangement to the
Wonderful Barn Complex.
Pedestrian/cycle pathway and linkages to the proposed development and the Wonderful Barn complex will
be provided at the Celbridge Road.
1.2 Context
Since the economic collapse in 2008, very low levels of housing have been constructed, particularly in the
main cities and urban areas. The recovery of the economy and increasing population and employment is
resulting in a significant increase in demand for new homes to support a growing and working economy,
and to address the significant level of social housing need. Under-provision of housing is one of the last
significant legacies of the economic downturn to be tackled. Accelerating delivery of housing for the
private, social and rented sectors is a key priority for the Government.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 2
Construction 2020 - A Strategy for a Renewed Construction Sector and the Social Housing Strategy 2020,
both of which were published in 2014, contain measures to address issues and constraints in the
construction and development sectors and in the provision of a range of social housing outcomes,
respectively. The Governments Action Plan for Housing and Homelessness, Rebuilding Ireland, July 2016
seeks to ramp up delivery of housing across all tenures to help individuals and families meet their housing
needs.
The proposed development provides for the delivery of high quality residential development on available,
serviced and appropriately zoned lands, which will contribute towards Leixlip fulfilling its role as a Large
Growth Town II as designated under the Regional Planning Guidelines for the Greater Dublin Area 2010-
2022. The application site has been specifically designated under the Leixlip Local Area Plan 2017-2023 as
a Key Development Area (KDA) which are to be prioritised over the lifetime of the Plan in order to meet the
housing allocation. The proposed development will facilitate the sustainable growth of Leixlip in a coherent,
plan-led, manner; protecting and maximising opportunities presented by the unique natural and built
environment of the town; and delivering an exemplar quality of life for its residents.
2 SITE LOCATION & CONTEXT
2.1 Site Location
The site comprises of approximately 19.1 ha located in the south west of Leixlip Town, Co. Kildare. The site
is approximately 1 km south-west of the centre of Leixlip Village and lies at a distance ranging
approximately 95 m to 390 m north of the M4 Motorway (main development site).
Figure 2.1 Site Location
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 3
To the northeast and west the lands are bounded by suburban style residential developments comprising
of two storey semi-detached dwellings with front and rear gardens. To the south the lands are bounded by
open grounds surrounding The Wonderful Barn Complex and beyond by the M4 Motorway. The R404 lies
to the south-east of the site and provides access to Leixlip town centre to the north and the
R403/Celbridge to the south.
The lands immediately south are characterised by the Wonderful Barn Complex which is surrounded by
parkland, and which the subject site encloses on the west, north and east sides. Access to The Wonderful
Barn, and to the site generally, runs along an east to west axis from the Celbridge Road and cuts through
the south-eastern end of the site.
Figure 2.2 Wonderful Barn & Barnhall House located on lands to south of Application Site
2.2 Site Description
The development site has an irregular shape but approaches that of an inverted “V” and with the apex
representing the most northerly point of the site. To the west, north and east lie Rinawade, Castletown and
Elton Court housing areas and trees and hedgerows form the shared boundaries with these estates for the
most part. Much of the remaining boundaries towards the south are undefined or reflect existing paths or
fencing arrangements.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 4
Figure 2.3 Aerial View of Application Site
At present, the lands are under grass and comprise primarily of three field areas defined by mature
hedgerows. The topography of the site is relatively flat with a slight fall from north to south towards the
Motorway.
The principal development site area (area within the ownership of the Application) comprises
approximately 15.26ha. Additional lands to the south, within the control of Kildare County Council, are
included for the purposes of enhancing public access associated with the Wonderful Barn Complex,
accommodating surface water attention and connection to services, and enhancing landscaping works,
resulting in the increase site area of 19.1ha.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 5
Figure 2.4 Main Development Site (shaded in Orange)
2.3 Planning History
A review of the Kildare County Council’s online planning register identified one application lodged in
respect of the subject site.
KCC Reg. Ref. 05182 (ABP Ref. PL09.218895): Planning permission was sought by Albany Homes for
development comprising of 476 no. houses; 2 no. retail units and a crèche; upgrade of existing T junction
to roundabout and new access to The Wonderful Barn Complex.
Further information in respect of this proposed development was submitted to KCC on the 12 September
2005, 12 December 2005 and 25 May 2006. Kildare County Council issued a Notification of a Decision to
grant permission subject to 89 no. Conditions
The Notification was subject to First and Third Party Appeals to An Bord Pleanála. An Bord Pleanála sought
design amendments to the scheme and subsequently granted permission subject to 30 no. Conditions. The
amended scheme reduced the number of proposed units from 476 no. originally proposed to 461 no. units.
Conditions attached by An Bord Pleanála further reduced the number of units to 451 no.
It is noted that the Applicant submitted a sub-threshold Environmental Impact Statement as part of a
response to a Request to Further Information issued by Kildare County Council. It is noted that the
Planning Authority did not request an EIS as part of any Request for Further Information but rather the
Applicant elected to submit one in order to comprehensively address the 30 no. Items of Further
Information requested.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 6
Permission was granted by An Bord Pleanála on 11 July 2007. That permission expired in August 2012.
3 DESCRIPTION OF DEVELOPMENT
3.1 Layout & Design
The proposed residential development provides for 450 no. new residential dwellings on a site located to
the north of the Wonderful Barn Complex and directly adjoining the existing residential areas of Rinawade,
Castletown and Elton Court.
The proposed development provides for a range of house types including terraced, semi-detached and
detached dwellings. A breakdown of residential units is as follows:
The proposed development provides for a range of house types including terraced, semi-detached and
detached dwellings. A breakdown of residential units is as follows:
Table 3.1 Breakdown of Residential House Sizes
Description Quantity Mix (%)
1 Bed Apartment 16 3.6
2 Bed Apartment 42 9.3
2 Bed House 48 10.7
3 Bed Duplex 42 9.3
3 Bed House 189 42.0
4 Bed House 113 25.1
TOTAL 450 100
12 no. principal unit types are proposed across the scheme, with 38 variants depending on which of the 4
proposed character areas they are located. These vary in form and are detached, terraced & semi-
detached. The crèche facility also provides additional variety in the typology proposed. The Table below
indicates the varied housing mix.
Table 3.2 House Type Sizes
Type Description BED SPACES AREA (sqm)
A 4 Bedroom detached house 6 206.6
B1 4 Bedroom semi-detached house 6 142.2
B2 4 Bedroom semi-detached house 6 142.2
B3 4 Bedroom semi-detached house 6 139.4
B3 4 Bedroom detached house 6 139.6
C1 4 Bedroom semi-detached house 6 137.1
C2 4 Bedroom semi-detached house 6 138.9
C3 4 Bedroom semi-detached house (3
storey)
6 216.5
C4 4 Bedroom semi-detached house (3 6 219.7
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 7
storey)
D1 3 Bedroom semi-detached house 5 123.7
D2 3 Bedroom semi-detached house 5 123.7
D2 3 Bedroom semi-detached/terraced
house
5 123.7
D3 3 Bedroom semi-detached house 126.4
D4 3 Bedroom semi-detached house 5 119.7
D5 3 Bedroom semi-detached house 5 121.5
D6 3 Bedroom semi-detached house 5 120.8
D7 3 Bedroom semi-detached/detached
house
5 123.8
E1 3 Bedroom terrace/semi-detached house 5 112.5
E2 3 Bedroom Terrace 5 110.7
E3 3 Bedroom semi-detached/ End of
Terrace
5 112.5
E4 3 Bedroom semi-detached/ End of
Terrace
5 113.6
E5 3 Bedroom mid-terrace 5 110.7
F1 2 Bedroom mid-terrace 4 86.6
F2 2 Bedroom mid-terrace 4 86.6
G1 4 Bedroom semi-detached house 6 135.2
G2 4 Bedroom semi-detached/detached
house
6 130.3
G3 4 Bedroom semi-detached house 6 130.2
H1 3 Bedroom detached house 5 114.3
H2 3 Bedroom semi-detached house 5 114.3
H3 3 Bedroom semi-detached/detached
house
5 109.8
H4 3 Bedroom semi-detached house 5 110.7
H4 3 Bedroom detached house 5 110.7
J 3 Bedroom detached house 5 113.7
1B1 1 Bedroom own door apartment 2 54
1B2 1 Bedroom own door apartment 2 56
2B1 2 Bedroom own door apartment 3 83.7
3B1 3 Bedroom own door duplex mid-terrace 5 19.2
3B2 3 Bedroom own door duplex end of
terrace
5 120.4
The layout has been primarily informed by the Leixlip Local Area Plan 2017-2023, which incorporates the
design principles established under the Wonderful Barn Action Area Plan 2004. The site is identified as Key
Development Area 1 (KDA 1) in the LAP. The LAP sets out design parameters for the KDA including the
creation of the crescent, siting of the main avenue fronting onto the parkland, and the creation of vistas to
the Wonderful Barn.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 8
Four character areas are proposed across the scheme to create a series of distinctive neighbourhood which
will sit appropriately into the context of the surrounding area. Each of these are focussed on its own cluster
of streets giving a sense of identity and place and are linked by the main avenue fronting the Wonderful
Barn parkland.
Character Area 1:
Character Area 1 is located on the Main Avenue from the principal entrance to the development from the
Celbridge Road junction and takes in the large crescent that warps around the backdrop to the Wonderful
Barn. A robust and simple traditional style is proposed to create a strong sense of an established
neighbourhood; the composition consisting of brick gables of predominately red/ stock brickwork.
Character Area 2:
Character Area 2 is located on the Main Avenue beyond the large crescent and overlooks the Wonderful
Barn parkland. It also addresses the linear park focused on the existing hedgerow running back toward the
boundary with the Rinawade estate. The palette of materials is similar to Character Area 1 to provide a
unified façade to the parkland but with different treatment of gables and introduction of white brick
projecting elements. The elevation along the main avenue is composed of two storey elements with three
storey bookends to add interest and variation.
Character Area 3:
Character Areas 3 is located in the northernmost corner of the site. It is located behind the façade of
Character Area 1 on the crescent facing the Wonderful Barn. This discreet neighbourhood is focussed on a
small landscaped pocket park and also faces the open space within which the childcare facility is located. It
is comprised of mainly smaller 3 bedroom semi-detached houses, terraced dwellings and 2 bungalows.
Given its location, the elevational treatment is more contemporary and simplified with forms being broken
by panels of red and white brick.
Character Area 4:
Character Area 4 is located in 2 parcels separated by Character Area 2 along the western side of the site.
Like Character Area 3 it is located behind Character Area 2 and the Main Avenue facing the Wonderful Barn
parkland. It is similar in form to Character Area 2 but comprises mainly buff brick with white brick/ rendered
projecting bays. Character Area 4 comprises a mix of duplex units; terraced, semi-detached and detached
houses.
The majority of dwellings are two-storey in height and approximately 8m in height. Two bungalows are
proposed at the northern corner of the site in order to mitigate against any potential residential amenity
impacts for adjoining properties. Three storey elements have been introduced along the Main Avenue in
order to create greater interest given the length of the street, and also in Character Areas 3 & 4 with three
storey duplex units to increase density. The locations of three storey elements have been informed by the
need to protect the vista from Castletown House and the immediate vista from Wonderful Barn.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 9
Figure 3.1 Character Areas
The majority of dwellings are two-storey and approximately 8 m in height. Two bungalows are proposed
at the northern corner of the site in order to mitigate against any potential residential amenity impacts for
adjoining properties. Three storey elements have been introduced along the Main Avenue in order to
create greater interest given the length of the street, and also in Character Areas 3 & 4 with three storey
duplex units to increase density. The locations of three storey elements have been informed by the need
to protect the vista from Castletown House and the immediate vista from Wonderful Barn.
With regard to density, the principal development site area comprises approximately 15.26 ha. Additional
lands to the south within the control of Kildare County Council are included for the purposes of enhancing
public access associated with the Wonderful Barn Complex, accommodating surface water attention and
connection to services, and enhancing landscaping works, resulting in the increase site area of 19.1ha.
For the purposes of calculating net density as provided for in the Guidelines on Sustainable Residential and
Urban Development, the main distributor road serving the development and the Wonderful Barn (1.02ha),
and the landscaped buffer at the entrance (1.09ha) are omitted from the development area. On this basis
the proposed development provides for 450 no. dwellings on a development area of 13.15 ha, equating to
a net residential development of 34.2 units per hectare.
A similar approach is also proposed for plot ratio and site coverage statistics.
Character Area 3
Character Area 2
Character Area 3
Character Area 1
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 10
Table 3.3 Key Site Statistics
Site Statistics Gross Net
Site Area 19.1ha 13.2ha
Total Gross Floor Area Proposed 53,452.8sqm 53,452.8sqm
Footprint of Buildings 31,490.0sqm 31,490.0sqm
Plot Ratio 0.28:1 0.4:1
Site Coverage 16.5% 23.9%
Public Open Space N/A 2.38ha
3.2 Open Space, Access, Permeability & Parking
Quality public open space in the form of pocket & linear parks are distributed throughout the scheme, all
overlooked by housing. Linear parks are provided abutting the zoned amenity parkland creating a buffer
with the residential scheme and adding to the park’s perceived scale.
There are four other public open spaces across the proposed new development. The spaces are generally
bisected by pedestrian routes which allow for movement through the public open space areas and adhere
to the resident’s anticipated desired lines of movement. These routes through the spaces also ensure that
they are ‘active’ spaces and as such, opportunities for anti-social activity are reduced. These open spaces
also serve as an area for informal play and passive recreation. The parks provide an important linking
function throughout the site. They are intended to be integrated with the neighbourhood and provide a
variety of open space configurations. The existing trees on site have been retained where possible and the
public open spaces have taken their locations into account and have utilised them within the overall design.
An important aspect of the proposed new development is the design and integration of a new parkland
edge between The Wonderful Barn complex and the proposed new development. Due to drainage
requirements, attenuation basins have been located in the park as a subtle aesthetic and ecological
landscape feature. The sunken landforms of the attenuation basins are found throughout this boundary
edge and serve to reinforce this edge as a barrier to unauthorised vehicular access to the Wonderful Barn
site
The proposed development will be accessed via the R404 Celbridge Road to the east of the site. It is
proposed to realign a section of the R404 Celbridge Road and provide a new roundabout junction at the
entrance to the site, with a dedicated arm for the Wonderful Barn and a separate arm to serve the
residential development.
A total of 929 no. carparking spaces are proposed to serve the proposed dwellings. All houses have access
driveways which generally accommodate 2 no. car parking spaces per house. A total of 175 no. communal
parking has been provided to serve the apartment and duplex units with spaces conveniently located
proximate to the main entrance to the units. All driveways are permeable paving within private curtilage.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 11
A total of 13 no. car parking spaces are proposed immediately adjacent to the childcare facility, which will
be reserved for drop-off and collection only. Ample visitor car parking has been provided throughout the
development which can be utilised as staff parking and general visitor parking as required. In total, 41 no.
additional no. car parking spaces are provided dispersed throughout the development.
3.3 Crèche
The proposed development provides a childcare facility (approximately 538sqm) with capacity for in the
order of 105 no. children. The crèche has been positioned within a pocket of open space visible from the
Main Avenue and between Character Areas 3 and 4 to maximise visibility to all residents within the scheme
and beyond subject to the provision of any pedestrian connection with Rinawade in the future.
The childcare facility has been positioned within an area of open space that is visible from the Main Avenue
and between Residential Character Ares 3 and 4. While centrally located and visible within the scheme, the
creche has been purposely located away from the Main Avenue for the following reasons:
1. Easy accessibility to the maximum number of dwellings – both proposed and existing – in order to
encourage increased pedestrian trips and promote sustainable communities, consistent with the
overarching objectives of the Childcare Facility Guidelines for Planning Guidelines 2001.
2. Maximising the potential of integration with adjoining residential development (Rinawade and
Castletown) and provide a community facility which will benefit both future and existing community,
also enhancing the viability of the crèche.
3. Addressing child safety concerns should the facility be located directly off the main access road.
4. Minimising future possible traffic conflicts associated with vehicles accessing a site adjacent to the
main access road, which would potentially result in queuing or congestion affecting other traffic on
the main thoroughfare.
Detailed consideration has been given to the optimal location for the childcare facility. It is submitted that
the proposed location, by being easily accessible to the maximum number of proposed and existing
dwellings, promotes patterns of development. A central theme of Childcare Facility Guidelines for Planning
Guidelines 2001 is to provide facilities in close proximity to where people live in order to promote
sustainable communities. The selected location is easily accessible by foot to all proposed dwellings.
3.4 Integration with Surrounding Land Use
Access to the development area will be via an improved access point on the Celbridge Road which will also
provide vehicular, cycle and pedestrian access to The Wonderful Barn.
The proposed layout provides for future pedestrian and cyclist permeability throughout the development
area with future potential linkages to existing neighbourhoods along the northern boundary. This will assist
in formalising connections from existing residential development to the Wonderful Barn complex.
The accompanying architectural plans and site plan illustrate the general relationship between houses,
accessibility, design quality of street and footpaths, permeability between amenities, and passive
surveillance of the public realm. The scheme is well connected and integrated with its built and natural
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 12
surroundings, and which has been designed to be attractive and safe for residents and members of the
existing community.
3.5 Part V
It is intended to comply with Part V of the Planning and Development Act 2000 (as amended) by the
transfer of built units on site. Based on the layout submitted herewith, it is envisaged that a total of 45 no.
one, two and three-bed units, would be transferred to the Planning Authority in compliance with Part V
requirements.
Detailed consultations have taken place with Housing Department, Kildare County Council in respect of
identification of units, methodology for calculating values of land, site costs, normal construction and
development costs and profit on those costs and other related costs. Please refer to correspondence from
Ardstone Homes, attached at Appendix A which confirms the units to be transferred and estimated costs
associated with each unit type to be transferred.
A site layout identifying the units which have been identified for transfer in compliance with Part V has also
being included at Appendix A.
Notwithstanding the information submitted herewith, it is submitted that all details of compliance with Part
V requirements will be agreed with the Planning Authority upon the issue of any grant of planning
permission.
3.6 Services Infrastructure
The surface water drainage system will collect storm-water run-off generated from the proposed
residential development using traditional pipe-work and manholes laid along the main access roads
collecting run-off from impermeable road surfaces via gullies and adjoining areas. SUDS will also be
incorporated to reduce run-off volumes and improve run-off water quality.
The surface water drainage system for the residential development has been designed as three separate
catchments. The surface water from each catchment will be attenuated in separate detention basins before
outfalling to the 900mm diameter surface water sewer passing under the M4 Motorway.
The surface water drainage system for the proposed roundabout junction and road re-alignment has been
designed with a geocellular attenuation system constructed in the roundabout central island with
controlled flows out-falling to an existing 300mm diameter surface water sewer on the R404.
The foul water network will have two catchments based of the topography of the Subject Site. The western
area of the site (313 no. units and crèche) will connect to the existing foul sewer to the south west of the
site while the eastern area of the site (81 no. units) will connect directly into Barnhall Pumping Station.
Individual houses will connect to the 225mm diameter foul drains via individual 100mm drains house
connections, as per Irish Water Code of Practice for Wastewater Infrastructure.
With respect to water supply, a single connection will be made to the existing public watermain at the
north-west corner of the site to service the development. A 150mm diameter spine water main will be
provided along the main access road through the subject site with a number of 100mm diameters looped
watermains provided along the local streets.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 13
The connection to the public water main will include a metered connection with sluice valve arrangement in
accordance with the requirements of Irish Water. Individual houses will have their own connections to the
distribution main via service connections and boundary boxes. Individual service boundary boxes will be of
the type to suit Irish Water and to facilitate domestic meter installation.
A 10 year permission is being sought to ensure that that there will be services capacity available within the
life of the permission, if granted.
3.7 Built Heritage
There are no structures/features of historic architectural significance located within the site proposed for
development. Therefore, no direct impact on the architectural heritage will arise as a result of the proposed
development.
The Wonderful Barn Complex, located on lands to the south of the subject site, is included on Kildare
County Development Plan’s Record of Protected Structures (RPS Ref. B11-15). There will be no direct impact
on the setting of the Wonderful Barn, Barnhall House and related structures. The proposed development is
located outside the curtilage afforded to the Protected Structures by Kildare County Council, as defined by
the planning history for the site, the former Action Area Plan for the area and more recently in KDA1
included in the LAP. In addition, the provision of the serpentine (distributor) road firmly establishes this
curtilage and improves it through the provision of additional planting.
The views from Castletown to the Wonderful Barn and the Barn to Castletown are protected under the
Kildare County Development Plan 2017-2023. These views will not be impacted by the proposed
development
There will be an indirect positive impact on the Wonderful Barn complex through improvement of the
entrance to the site as part of the proposed development. The provision of public carparking spaces will
improve the visitor experience to the site and may generate an increase in visitors through a greater
appreciation and valuing of the site.
4 STATEMENTS OF CONSISTENCY
4.1 Kildare County Development Plan 2017-2023
Leixlip is identified as a Large Growth Town II in the Core Strategy. These towns are designated to act as
important self-sustaining regional economic drivers, accommodating significant new investment in
transport, housing, economic and commercial activity, while capitalising on international connectivity and
high quality connections to Dublin City Centre.
The Settlement Strategy seeks to ‘direct growth into the Large Growth Towns, followed by Moderate
Sustainable Growth Towns and Small Towns, whilst also recognising the settlement requirements of rural
communities’ (Policy SS2). More specifically, Objective SO 1 seeks to ‘support the sustainable long-term
growth of the Metropolitan Area towns of Leixlip, Maynooth, Celbridge and Kilcock and zone additional
lands, where appropriate, to meet the requirements of the Core Strategy and Settlement Hierarchy of this
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 14
Plan’. On this basis, the housing unit allocation (Table 3.3) for Leixlip provides for 3,315 no. additional units
over the period 2016-2017.
Chapter 4 of the Development Plan provides that residential expansion will focus on the creation of
sustainable communities at locations that can be served by the necessary infrastructure. This approach will
make the best use of the county’s land and infrastructure resources by ensuring that new development is
linked to existing transport services, physical and social infrastructure and amenities.
Appendix 3 ‘Record of Protected Structures’ refers to one Protected Structure occurring to the south of the
subject site; RPS No. B11-15 comprising the Wonderful Barn Complex, at Barnhall. Policies PS 2 and 3 seek
to ensure that new developments within the curtilage of a Protected Structure do not detract from its
special character and that new works do not obscure the view of the Protected Structure’s primary
elevations, respectively.
PSO 4 seeks to protect a number of views at Castletown House including ‘Views between Castletown
House and the Wonderful Barn’’. In this respect, Chapter 12 identifies Views to the South and North from
Castletown House, including axial views to the Obelisk and the Wonderful Barn as a protected view.
4.1.1 Statement of Consistency
The proposed development is consistent with the requirements of the Core Strategy and the Settlement
Strategy which seeks to focus growth in to Large Growth Towns. The proposed development will contribute
towards meeting the 3,315 new dwellings target provided for in the housing allocation.
Chapter 4 provides a range of policies and objectives in respect of urban design, location and layout of
new development and housing mix. These overarching principles have been incorporated into the LAP and
are accordingly more appropriately considered under the local planning context detailed below.
Significant regard was had ensure that new development will not negatively impact on the special character
or the protected structure and that there will be no visual impact on the Protected View between
Castletown House and the Wonderful Barn. The proposed development will be largely screened from the
historic buildings and their adjacent open lands by existing planting – its setting is therefore essentially
maintained as is. It will not impact at all on the existing historic long vista between the Barn and Castletown
House. The proposed development layout and its designed relationship with the historic buildings create a
changed condition between them and the housing which will not of itself impact negatively
Accordingly, the proposed development has been informed by the Kildare County Development Plan 2017-
2023 and has incorporated the relevant policies and objectives as contained therein.
4.2 Leixlip Local Area Plan
The Leixlip LAP 2017-2023 came into effect on 18 December 2017. It is noted that the final adopted Plan
and Environmental Reports were not available at time of writing. However, policies below have been taken
from the Draft LAP as amended
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 15
Figure 4.1 Zoning Context
Under the LAP, the main development site remains zoned Objective C (New Residential) and is also
designated as Key Development Area 1 (KDA1). The objective for KDA’s is ‘to ensure that best practice
urban design principles are applied to all new development, based on the principle that well planned and
integrated development enhances the sustainability, attractiveness and quality of an area’. LAP Objective
CSO1.2 seeks to focus new residential development into the Key Development Areas (KDAs) in tandem with
community and social infrastructure.
The lands to the south remain zoned Objective F (Open Space and Amenity).
The LAP provides an Urban Design Concept Plan (see Figure 5.2) together with specific Objectives for KDA1
which follow below.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 16
Figure 4.2 KDA1 Wonderful Barn Urban Design Concept
Table 4.1 KDA 1: The Wonderful Barn Design Brief
Vision: The extension of the urban area of Leixlip through new residential development and open space
and amenity, with a high quality permeable urban form, which provides links to and protects the cultural
heritage of The Wonderful Barn.
Connectivity/ Movement: Access to the development area will be via an improved access point on the
Celbridge Road which will also provide vehicular, cycle and pedestrian access / links to The Wonderful
Barn. Achieve pedestrian and cyclist permeability throughout the development area with linkages to
existing development to the north (Rinawade) and new development under construction to the west
(Easton Road). Design all roads and streets in accordance with the Design Manual for Urban Roads and
Streets (DMURS).
Built Form: Create a legible development with a sense of place which understands the cultural heritage
of the surrounding area and has regard to the residential amenity of the existing dwellings to the north,
west and east of the development area. Provide for buildings of 2 storey in height (limited to an overall
height of approximately 8m) This site will accommodate medium to low‐density residential development
in the order of 30 units per hectare. However, where the quality of the design and layout is particularly
high and it is determined that it would not impact unduly on the setting of the Wonderful Barn, a
maximum density of 35 units per hectare may be achievable. Apartments and flat roof houses would not
be appropriate in this area. Respect a zone of protection around The Wonderful Barn. Public open space
should reflect existing spaces in adjoining developments, enhancing the visual amenity, with the
possibility of merging in the future.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 17
Landscape and Spaces: Building layouts will have regard to the protection of key views within the site
and appropriate landscaping should minimise the visual impact of any new residential development.
Retain natural heritage and green infrastructure features through incorporation into areas of open space
and boundaries of residential development.
In addition, the Plan provides the Phasing Requirements for the development of the KDA1 as detailed in
Table 5.2 below.
Table 4.2 KDA 1: The Wonderful Barn Phasing Requirements
Key Development Area 1: The Wonderful Barn
Type of
Infrastructure
Description Phasing
Road Upgrade Complete vehicular junction at
Celbridge Road including
improved access to The
Wonderful Barn.
To be completed prior to the
commencement of development.
Childcare Pro‐rata childcare provision at
a rate of 0.13 childcare spaces
per dwelling.
Pro‐rata provision for dwellings 1 – 100
to be completed prior to the
commencement of dwelling no. 101 in
KDA1. Pro‐rata provision for remainder
to be completed prior to the completion
of development on zoned lands in
KDA1.
Other Policies of the Plan which relate to the Wonderful Barn and may impact on the form and nature of
development include the following:
EDTO3.8 To support the development of a heritage trail through the town, linking the town centre to
The Wonderful Barn, Castletown House and other historical demesne lands within and around the town.
EDTO3.9 To promote The Wonderful Barn as an integrated tourism attraction to include complementary
commercial uses (see Section 9 also).
MTO1.7 To facilitate pedestrian and cycle links from Green Lane to The Wonderful Barn through Easton
Meadows and new residential development.
MTO3.4 To secure improved access to The Wonderful Barn from the R404 (Celbridge Road) as part of
any future development at this location.
BHO1.7 To support the implementation of the conservation plan for the restoration and management of
The Wonderful Barn and associated lands in association with key stakeholders.
BHO1.8 To promote The Wonderful Barn as an integrated tourism attraction including the restoration of
the main features of the complex and its historical landscape:
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 18
(i) The re‐arrangement of the existing access way to merge with the historic entrance spatial
sequence.
(ii) The integration of car parking facilities,
(ii) The immediate consolidation and eventual restoration of the historic buildings.
(iii) The reinstatement of the walled garden and rear courtyard; and
(iv) The insertion of complementary commercial uses to ensure a sustainable future for the project.
OSO1.7 To facilitate and promote the provision of a public park at The Wonderful Barn.
The Plan also provides a new perdestiran/cycle path objective which connects the Wonderful Barn to the
south with Easton/Rinawade to the north (see Figure 5.4)
4.2.2 Statement of Consistency
The majority of the application site and the portion which will be subject to the proposed residential
development is zoned for New Residential Development under both the expired LAP and the LAP.
No buildings or structures are proposed on lands zoned Objective F (Open Space and Amenity). The
proposed new access and pedestrian/cycle paths are all ancillary to the principal function of the Wonderful
Barn parkland as a public open space. The proposed attenuation areas have been designed to accept flood
water in the event of large amounts of rainfall. Wetland tolerant meadow seeding and groups of native
species trees are proposed for these areas, to promote biodiversity and improve the aesthetic of these
functional areas.
Accordingly, it is considered that the proposed residential development is consistent with the land use
zoning which seeks to provide for New Residential Development and to protect and provide for open
space, amenity and recreation provision.
The proposed development has been designed to be consistent with the design criteria for KDA1 as
identified in the LAP. In this regard, it is noted that:
An improved access point on the Celbridge Road has been proposed which provides dedicated
vehicular, cycle and pedestrian access / links to The Wonderful Barn in addition to the proposed
residential development.
The proposed development seeks to maximise the opportunity for pedestrian and cyclist
permeability throughout the development area with linkages to existing development to the north
(Rinawade) and new development under construction to the west (Easton Road) subject to
necessary agreements to facilitate same.
Design all roads and streets in accordance with the Design Manual for Urban Roads and Streets
(DMURS).
The layout forms a distinctive sense of place through the creation of distinctive character areas to
create a sense of place and orientation. The strong curving configuration of the main avenue is
designed to provide a suitable backdrop to views towards the Wonderful Barn. The character of the
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 19
main avenue is further defined by generous width, tree lined on both sides and continuous built
frontages as well as a new pedestrian route on the parkland side that ties in with existing and
established routes into the parkland.
Secondary streets and homezones feeding from the Main Avenue serving the more intimate
housing areas and clusters. Housing clusters are carefully considered and respond to their context.
The house facades overlooking, supervising and defining the edges of streets and public
landscaped areas. Rear gardens back onto rear gardens of existing adjoining properties providing
legible urban blocks, eliminating exposed rear walls and clearly defining passively supervised public
and private realm.
The majority of the buildings proposed are 2 storey in height and generally the overall height has
been limited to approximately 8 m. Following pre-planning consultation with An Bord Pleanála,
limited 3 storey elements were introduced to increase density and to add interest and variation to
the Main Avenue. Additional height is proposed at discrete locations which will not impact on the
protected view from Castletown House. These matters are addressed in detail in the cover letter
submitted with this application, and in the EIAR. Having regard to these assessments, and the
national policy requirement to provide a sustainable level of density, it is submitted that the
proposed development is consistent with the overall conservation objectives of the LAP.
The net residential density proposed of the proposed development is 34.2 units per hectare which is
consistent with the density provided for under KDA1, and is appropriate given the sensitive setting
relative to the Wonderful Barn and the irregular shape of the application site.
Along the northern boundaries, public open space reflects existing spaces in adjoining
developments to enhance the visual amenity and provide a coherent and integrates approach.
The proposed building and open space layout has had regard to the protection of key views within
the site and appropriate landscaping to minimise any potential visual impact of new residential
development. Where possible and practical natural features such as hedgerows and trees of value
have been incorporated into areas of open space and boundaries of residential development.
The proposed development is consistent and compatible with various policies and objectives of the LAP to
promote The Wonderful Barn as an amenity space and a tourist destination (EDTO3.8, EDTO3.9, MTO3.4,
BHO1.7, BHO1.8, OSO1.7). In particular the delivery of a new dedicated access to serve the Wonderful Barn
will actively contribute towards the future development of the complex.
The proposed development has been informed by the Leixlip LAP 2017-2023 and has incorporated the
relevant policies and objectives as contained therein. Accordingly, it is submitted that the proposed
development is consistent with the policies and objectives of the LAP.
4.3 Ministerial Guidelines
4.3.1 Sustainable Residential Development in Urban Areas Guidelines, 2009
The Sustainable Residential Development in Urban Areas Guidelines, 2009 contain specific policies and
objectives in relation to the scale and location of new residential development, the need for high quality
design of residential areas and the use and development of infill, greenfield and brownfield sites.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 20
Chapter 3 of the Guidelines deals generally with the core principles of design including place-making,
environmental responsibility, social equity and economic viability that are required when creating places of
high quality and distinct identity. Box 2 in the Guidelines identifies 12 ‘Best Practice Design Manual’ criteria
which should be incorporated in the new residential as follows.
1. Context: How does the development respond to its surroundings?
2. Connections: How well is the new neighbourhood / site connected?
3. Inclusivity: How easily can people use and access the development?
4. Variety: How does the development promote a good mix of activities?
5. Efficiency: How does the development make appropriate use of resources, including land?
6. Distinctiveness: How do the proposals create a sense of place?
7. Layout: How does the proposal create people-friendly streets and spaces?
8. Public realm: How safe, secure and enjoyable are the public areas?
9. Adaptability: How will the buildings cope with change?
10. Privacy / amenity: How do the buildings provide a high quality amenity?
11. Parking: How will the parking be secure and attractive?
12. Detailed design: How well thought through is the building and landscape design?
Section 2 of the Architectural Design Statement prepared by McCrossan O’Rourke Manning Architects
included as part of this submission, sets out the design rationale and the key criteria considered in the
design process for the proposed development based on the 12 criteria identified above.
4.3.2 Design Standards for New Apartments (2015)
Sustainable Urban Housing: Design Standards for New Apartments 2015 Guidelines is intended to promote
sustainable housing, by ensuring that the design and layout of new apartments provide satisfactory
accommodation for a variety of household types and sizes, including families with children over the
medium to long term.
This planning application is accompanied by a Schedule of Accommodation and Housing Quality
Assessment document, prepared by McCrossan O’Rourke Manning Architects which demonstrates the
compliance of the proposed development with the relevant quantitative standards required under the 2015
Apartment Guidelines.
The proposed apartment and duplex blocks have been carefully located to minimise any potential impacts
on adjoining residential development and to protect key views associated with the Wonderful Barn and will
provide high quality residential development on the subject site.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 21
4.3.3 Childcare Facilities – Guidelines for Planning Authorities 2001
The Childcare Facilities Guidelines for Planning Authorities, June 2001, provide a framework to guide
Planning Authorities and developers in assessing and formulating development proposals for childcare
facilities. It is noted that these are a planning guidance document only, and standards set down in relevant
childcare legislation take precedence.
Section 2.4 of the Guidelines consider appropriate locations for childcare facilities, and with reference to
facilities ‘in new communities/larger new housing developments’ provides that:
‘For new housing areas, an average of one childcare facility for each 75 dwellings would be
appropriate………….. Authorities could consider requiring the provision of larger units catering for up to
30/40 children in areas of major residential development on the basis that such a large facility might be
able to offer a variety of services – sessional/drop in/after-school, etc.’
Section 3.3.1 of the Guidelines goes on to state that ‘in relation to new housing areas, a standard of one
childcare facility providing for a minimum 20 childcare places per approximately 75 dwellings may be
appropriate’
The proposed development proposes a total of 394 no dwellings. In accordance with the Childcare
Guidelines a facility which caters for in the order of 105 no. children is required to serve the permitted
scheme. Based on current childcare legislation, the proposed development has been design to
accommodate in the order of 105 no. children and accordingly fully complies with the requirements of the
Childcare Guidelines in this respect.
4.3.4 Guidelines for Planning Authorities – The Planning System and Flood Risk Management 2009
A site specific flood risk assessment has been undertaken in accordance with the ‘Planning System and
Flood Risk Management Guidelines’ (DoECLG 2009). The assessment concludes that the proposed site is
not located within an area where there is a high probability of flooding.
The proposed development incorporates measures to prevent future onsite flooding and potential for
downstream flooding. The increase in impermeable area and the corresponding increase in both volume
and rate of surface water run-off. This will be mitigated by applying the Principles of Sustainable Urban
Drainage Systems, as embodied in the requirements of the Greater Dublin Strategic Drainage Study
(GDSDS), which will ensure the run -off post development will replicate the pre- development Greenfield
site with no significant adverse impacts on the surface water system and will protect against any potential
increase in flood risk due to the introduction of hardstanding.
4.3.5 Architectural Heritage Protection Guidelines (2004, reissued by DAHG 2011)
There are no structures/features of historic architectural significance located within the site proposed for
development. Therefore, no direct impact on the architectural heritage will arise as a result of the proposed
development.
The Wonderful Barn Complex, located on lands to the south of the subject site, is included on Kildare
County Development Plan’s Record of Protected Structures (RPS Ref. B11-15). There will be no direct impact
on the setting of the Wonderful Barn, Barnhall House and related structures. The proposed development is
located outside the curtilage afforded the protected structures by Kildare County Council. In addition, the
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 22
provision of the serpentine road firmly establishes this curtilage and improves it through the provision of
additional planting.
An assessment of architectural and archaeological heritage and the cultural heritage has been undertaken
in the EIAR in accordance with the Architectural Heritage Protection - Guidelines for Planning Authorities
(2011).
4.3.6 Appropriate Assessment of Plans and Projects in Ireland – Guidance for Planning Authorities (2009)
Screening for Appropriate Assessment has been undertaken for the proposed development in accordance
with the Appropriate Assessment of Plans and Projects in Ireland – Guidance for Planning Authorities
(2009) and will form part of the application documentation.
The site is not located within or directly adjacent to any Natura 2000 area. The lands lie approximately
700m to the south of the boundary of the Rye Water Carton SAC. There are no other SACs within 2km of
the site and there are no SPAs within this radius. Wastewater discharges to the River Liffey, which is
downstream of the SAC. Similarly, the abstraction point for freshwater, and the discharge point for surface
water are downstream of the SAC.
The Screening Report concludes that ‘significant effects are not likely to arise, either alone or in
combination with other plans or projects that would result in significant effects to the integrity of the
Natura 2000 network’. Accordingly, further Appropriate Assessment is not required.
4.3.7 Design Manual for Urban Roads and Streets (DMURS) (2013)
The Design Manual for Urban Roads and Streets (DMURS), 2013, sets out design guidance and standards
for constructing new and reconfiguring existing urban roads and streets in Ireland. It also outlines practical
design measures to encourage more sustainable travel patterns in urban areas.
A statement on consistency of the proposed scheme with the Design Manual for Urban Roads and Streets
has been prepared by DBFL Consulting Engineers and is attached at Appendix B of this Report.
4.3.8 Statement of Consistency
The proposed development has been informed by the foregoing Guidelines and has incorporated the
relevant policies and objectives as contained therein. Accordingly, it is submitted that the proposed
development is consistent with the overarching purpose and principles of the Ministerial Guidelines
outlined above.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 23
5 UNIVERSAL ACCESS
The proposed development has been designed with due regard to the principles of universal design,
including the ‘Building for everyone’ publications. Main features as follows:
All homes have level access and inaccessible areas have been eliminated as far as possible. The public
realm is designed ensure accessibility on equal terms for people of a range of ages and physical mobility
notwithstanding the sloping nature of the site.
A range of house types have been proposed in terms of both size and design meeting the aspirations of a
range of people and households. These range in gross floor area from 54 m² (1 bedroom apartment type
1B1) to 219.7m² (4 bedroom house type C4) with a variety of 1, 2, 3, and 4 bedroom designs.
The proposed development presents a positive and varied aspect to passers-by, avoiding unnecessary
physical and visual barriers with legible, distinct and memorable character areas and spaces that aid
wayfinding.
Changes in level to dwellings above ground level are via steps which are designed to a gentle going and
rise, typically 300mm by 150-175mm.
Future connections to adjacent lands both developed and subject to future development have been
proposed. The network of roads, paths and cycle routes ensure full permeability and connectivity
throughout the scheme and with the adjacent parkland of the Wonderful Barn.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 24
APPENDIX A
PART V:
Correspondence confirming Part V Proposal
Site Layout indicating Units to be Transferred
Attenuation
Area
Rinawade
Estate
Access
from R404
CE
LB
RID
GE
Forest Park
173
175
Sports Ground
Castletown
297
298
300
299
316
328 327
329
330
355
352
353
354 371
259
258
260
261
269
270
186
185
235
236
167
119
118
157
158
149
166
75
117
116
53
63
290
291
306
307
322 321
335
334
347
348
253
265
58
49
57.6
UND
UND
FF
RINAWADE
Mh
Mh
Mh 110111
68Mh
162
142
166
Mh
Mh
169
68
1
2
97
89
64
64A
103
102
Mh Mh
H
93 H
Mh
67
Mh
Mhs
4142
H
H
104
105
108
109
99
98Mh
Mh
H Mh
54
Mhs
110111
Mhs
113112
Mhs
2
1
H
4950
Forest ParkForest Park
119
115
133
135
137
Mhs
Mh
139
140
3
5
Mhs
Mh
Sycamore Avenue
Sycamore Avenue
H
177
176Mhs
Mh
123
101H
102 Mhs
104105
106
9190Mhs
Mhs
17
18
Mh
34
33
Mhs
Mh
2526
184
183
H
27
Mh
Mh
Mhs
126
129
MhMh
H
Mhs
149
Mh
145
Mh
33
38
Mhs40
H
100Mhs
99
Mh
Mhs
Mhs
281
Mhs
237
Mhs
238
209
H
208
242
Mh
54
H
55
Mhs
Mhs
H
201
Mhs
200
6264
Mhs
313
314
Mhs
Mh
277
272
271
247
248
249
Mhs
250
H
193
Mh
Mh
Mhs
Mhs
282
H
Mhs
225
224
Mhs
H
Mh
284
283
Mh
H
8
2
2057.9 18
Rinaw
ade Park
Rinaw
ade Park
19-30
18
48 76
80
79
Faiche EastonFaiche Easton
37EASTON D
RIVE
EASTON DRIVE
38
55
56 79
88
21 Cre
scen
t
Cre
scen
t
31
2826
3129 11 10
Mh
Mh
54.9
Mh
Mh
Mh
Mh
Mh
H
LB
Elton CourtElton Court
Mh
7 5
39 1
H
Mhs
15
Mh
158Mh
160Mh 15421 H
Mh
PARK
PARK
214
213
Tk
Tk
Allotments
55.9
2018
21
3739
31
16185
1
256.9 2
Rinawade GroveRinawade Grove
42
8
6
1
Rinawade Rise
BarnThe Wonderful
42
1
4442
24
56.0
RinawadeRinawade
3
6
3
1
46 2422
1129 9
3
Rinawade Lawns
54.9
10
3711
36
2123
12018
31
63 68
1315
Dow
ns
Dow
ns
20
7 5
11
1
32 Rin
aw
ade V
iew
Rin
aw
ade V
iew
1614
2 4
36
33
28
Rinawade GreenRinawade Green Ave
nue
Ave
nue
81
39 H
FOREST
FOREST
Wonderful
Barn
Gateway
Attenuation
Area
S
t
r
e
e
t
3
S
t
r
e
e
t
6
S
t
r
e
e
t
9
E1
14.08
S
t
r
e
e
t
6
S
t
r
e
e
t
5
S
t
r
e
e
t
2
S
t
r
e
e
t
4
S
t
r
e
e
t
8
Street 3
S
t
r
e
e
t
6
S
t
r
e
e
t
1
S
t
r
e
e
t
7
S
t
r
e
e
t
1
0
S
t
r
e
e
t
1
1
S
t
r
e
e
t
1
1
S
tre
e
t 1
S
t
r
e
e
t
1
4
S
t
r
e
e
t
1
2
S
t
r
e
e
t
1
5
S
t
r
e
e
t
1
6
S
t
r
e
e
t
1
1
S
tr
e
e
t 1
S
t
r
e
e
t
1
Str
eet
1
S
t
r
e
e
t
1
G3
15.05
H4
15.01
G3
15.09
H4
15.13
H4
15.11
D3
14.05
D2
14.06
E1
14.07
E1
14.11
E2
14.10
E1
14.09
B4
16.03
H4
16.01
B4
16.07
B4
16.04
B4
16.08
B4
16.02
B4
16.06
B4
16.05
G1
16.09
H2
14.12
C3
1.107
C4
1.108
H4
15.06
E4
15.08
F2
15.12
F2
15.10
E4
15.14
D2
14.03
D3
14.04
D2
14.01
D2
14.02
B1
1.62
C3
1.95
C4
1.94
D2
1.68
B1
1.58
C1
1.64
C2
1.56
E3
3.03
B1
1.53
B1
1.51
E3
3.17
D5
3.21
C1
1.15
E3
5.07
F1
5.25
H3
3.01
E3
3.15
E3
3.09
E3
3.11
E3
6.05
E3
3.07
E3
3.13
E3
4.10
E3
3.05
D4
4.14
E3
6.59
D5
4.16
H3
4.04
E3
4.12
E3
5.27
E3
5.19
E3
5.05
F1
5.41
F1
5.17
E3
5.01
E3
5.03
E3
5.09
E3
4.06
E3
5.11
E3
5.21
G2
4.02
E3
5.43
F1
5.33
F1
5.15
J
5.45
E3
5.29
E3
5.37
F1
5.39
F1
5.31
E3
6.25
E3
6.13
E3
6.03
E3
6.27
E3
6.39
F1
6.07
E3
6.15
E3
6.49
E3
6.61
E3
6.01
F1
6.09
H3
6.55
F1
6.31
F1
6.17
E4
9.10
E3
6.23
F1
6.11
G2
6.30
E3
6.37
E3
6.47
H3
6.26
H3
6.53
F1
6.43
E3
6.51
F1
6.33
F1
6.21
F1
6.35
F1
6.45
B3
6.22
H3
6.28
B3
6.24
J
6.57
D4
7.05
D5
7.03
D4
7.06
D4
7.07
D4
7.09
D4
7.10
H3
7.01
D4
7.08
G2
7.02
D4
7.12
D4
7.11
F2
9.08
E4
8.01
F2
9.06
D6
10.05
D6
10.11
E5
10.15
F2
9.04
E4
10.13
E4
9.02
F2
10.08
E4
10.12
D7
10.07
F2
10.20
D6
10.03
B4
11.03
D6
11.09
E4
10.02
E4
10.14
B4
11.04
D7
10.09
B4
11.02
E4
10.24
F2
10.18
D7
11.08
D6
11.06
F2
10.06
D7
11.01
D7
11.15
B4
11.18
B4
11.12
E4
12.07
B4
11.23
E4
12.02
E4
12.08
B4
11.19
D6
11.17
D7
11.16
E5
12.04
B4
11.22
E4
12.01
E1
13.10
E4
12.12
E4
12.09
E5
12.06
E4
12.10
D2
13.02
D2
13.03
D3
13.05
S
t
r
e
e
t
1
3
E1
13.07
C3
1.92
C4
1.93
C3
1.83
C4
1.82
D2
1.90
D2
1.88
D2
1.87
D2
1.89
D2
1.91
D2
1.85
D2
1.86
C3
1.80
C4
1.81
D2
1.78
D2
1.84
C3
1.75
C4
1.74
D2
1.77
D2
1.79
D2
1.76
C3
1.72
C4
1.66
C4
1.73
D2
1.70
C3
1.67
D2
1.71
B1
1.61
D2
1.69
B1
1.60
C2
1.65
B1
1.63
B1
1.59
B1
1.50
C1
1.57
C1
1.54
C2
1.55
B1
1.48
C2
1.46
B1
1.49
C1
1.47
B1
1.52
C1
1.44
C2
1.45
C1
1.42
D1
1.41
C1
1.43
C1
1.37
D1
1.40
C1
1.35
D1
1.39
C1
1.36
B1
1.31
B1
1.32
D1
1.38
B1
1.30
C1
1.34
B1
1.25
B1
1.33
C1
1.28
C1
1.29
B1
1.24
B1
1.26
C1
1.14
D1
1.18
C1
1.23
B1
1.27
C1
1.20
C1
1.21
C1
1.22
A
1.11
D1
1.19
C1
1.13
D1
1.17
C1
1.12
D1
1.16
B1
1.09
B1
1.08
C1
1.03
C1
1.04
C1
1.05
A
1.10
A
2.07
C1
1.07
H1
2.02
C1
1.02
B1
2.04
A
2.08
A
1.01
C1
1.06
B1
2.03
H1
2.01
B1
2.06
B1
2.05
D4
3.19
E3
4.08
F1
5.23
E3
5.35
E3
5.13
E3
6.29
F1
6.19
F1
6.41
F2
8.02
E4
10.17
E4
10.16
E4
10.10
D4
7.04
F2
10.04
D6
10.01
F2
10.22
B4
11.10
B4
11.11
B4
11.24
B4
11.05
D6
11.14
B4
11.25
B4
11.13
E5
12.03
D7
11.07
B4
11.20
E5
12.05
D2
13.01
G1
11.26
B
11.21
D3
13.04
E4
12.11
D2
13.06
E1
13.09
H2
13.11
E1
13.08
R
i
n
a
w
a
d
e
G
r
o
v
e
Cycle/
Pedestrian
Route
H4
15.15
DUPLEX BLOCK-
3 STOREYS
STOP
CE
LB
RID
GE
Forest Park
173
175
Sports Ground
Castletown
297
298
300
299
316
328 327
329
330
355
352
353
354 371
259
258
260
261
269
270
186
185
235
236
167
119
118
157
158
149
166
75
117
116
53
63
290
291
306
307
322 321
335
334
347
348
253
265
58
49
57.6
UND
UND
FF
RINAWADE
Mh
Mh
Mh 110111
68Mh
162
142
166
Mh
Mh
169
68
1
2
97
89
64
64A
103
102
Mh Mh
H
93 H
Mh
67
Mh
Mhs
4142
H
H
104
105
108
109
99
98Mh
Mh
H Mh
54
Mhs
110111
Mhs
113112
Mhs
2
1
H
4950
Forest ParkForest Park
119
115
133
135
137
Mhs
Mh
139
140
3
5
Mhs
Mh
Sycamore Avenue
Sycamore Avenue
H
177
176Mhs
Mh
123
101H
102 Mhs
104105
106
9190Mhs
Mhs
17
18
Mh
34
33
Mhs
Mh
2526
184
183
H
27
Mh
Mh
Mhs
126
129
MhMh
H
Mhs
149
Mh
145
Mh
33
38
Mhs40
H
100Mhs
99
Mh
Mhs
Mhs
281
Mhs
237
Mhs
238
209
H
208
242
Mh
54
H
55
Mhs
Mhs
H
201
Mhs
200
6264
Mhs
313
314
Mhs
Mh
277
272
271
247
248
249
Mhs
250
H
193
Mh
Mh
Mhs
Mhs
282
H
Mhs
225
224
Mhs
H
Mh
284
283
Mh
H
8
2
2057.9 18
Rinaw
ade Park
Rinaw
ade Park
19-30
18
48 76
80
79
Faiche EastonFaiche Easton
37EASTON D
RIVE
EASTON DRIVE
38
55
56 79
88
21 Cre
scen
t
Cre
scen
t
31
2826
3129 11 10
Mh
Mh
54.9
Mh
Mh
Mh
Mh
Mh
H
LB
Elton CourtElton Court
Mh
7 5
39 1
H
Mhs
15
Mh
158Mh
160Mh 15421 H
Mh
PARK
PARK
214
213
Tk
Tk
Allotments
55.9
2018
21
3739
31
16185
1
256.9 2
Rinawade GroveRinawade Grove
42
86
1
Rinawade Rise
BarnThe Wonderful
42
1
4442
24
56.0
RinawadeRinawade
3
6
3
1
46 2422
1129 9
3
Rinawade Lawns
54.9
10
3711
36
2123
12018
31
63 68
1315
Dow
ns
Dow
ns
20
7 5
11
1
32 Rin
aw
ade V
iew
Rin
aw
ade V
iew
1614
2 4
36
33
28
Rinawade GreenRinawade Green Ave
nue
Ave
nue
81
39 H
FOREST
FOREST
Cycle/
Pedestrian
Route
DUPLEX BLOCK-
3 STOREYS
3B1
4.09
2B1
4.11
1B1
4.05
1B2
4.07
1B1
4.01
1B2
4.03
3B1
4.13
2B1
4.15
3B1
4.17
2B1
4.19
3B1
4.21
2B1
4.23
3B1
4.25
2B1
4.27
3B1
4.29
2B1
4.31
3B1
4.33
2B1
4.35
3B2
4.37
2B1
4.39
2B1
5.12
1B2
5.08
1B2
5.04
2B1
5.16
2B1
5.20
2B1
5.24
2B1
5.28
2B1
5.32
2B1
5.36
2B1
5.40
3B1
5.10
1B1
5.06
1B1
5.02
3B1
5.14
3B1
5.18
3B1
5.22
3B1
5.26
3B1
5.30
3B1
5.34
3B2
5.38
F2
8.03
F2
8.04
E4
8.05
E4
8.06
F2
8.07
F2
8.08
F2
8.09
E4
8.10
F2
9.20
F2
9.18
F2
9.16
F2
9.14
E4
9.12
E4
9.22
F2
9.05
F2
9.03
E4
9.01
E4
9.07
F2
9.13
F2
9.11
E4
9.09
E4
9.15
F2
9.19
E4
9.17
E4
9.21
D2
1.96
D2
1.97
D2
1.98
D2
1.99
D2
1.100
D2
1.101
D2
1.102
D2
1.103
D2
1.104
D2
1.105
D2
1.106
H4
15.17
H4
15.19
G3
15.03
H4
15.07
E4
15.21
F2
15.25
F2
15.23
E4
15.27
G3
15.02
H4
15.04
S
treet 15
S
treet 17
S
treet 18
1B1
17.19
1B2
17.20
1B1
17.17
1B2
17.18
3B1
17.03
2B1
17.04
3B2
17.01
2B1
17.02
3B1
17.05
2B1
17.06
3B1
17.07
2B1
17.08
3B1
17.09
2B1
17.10
3B1
17.11
2B1
17.12
3B1
17.13
2B1
17.14
3B1
17.15
2B1
17.16
1B1
18.01
1B1
18.03
3B2
18.19
3B1
18.05
1B2
18.02
1B2
18.04
2B1
18.20
2B1
18.06
3B1
18.07
2B1
18.08
3B1
18.09
2B1
18.10
3B1
18.11
2B1
18.12
3B1
18.13
2B1
18.14
3B1
18.15
2B1
18.16
3B1
18.17
2B1
18.18
3B1
18.21
2B1
18.22
3B1
18.23
2B1
18.24
3B1
18.25
2B1
18.26
3B1
18.27
2B1
18.28
3B1
18.29
2B1
18.30
3B1
18.31
2B1
18.32
3B1
18.33
2B1
18.34
3B1
18.35
2B1
18.36
3B1
18.37
2B1
18.38
3B2
18.39
2B1
18.40
DRAWING TITLE:
PROJECT TITLE: DATE: DRAWN BY:
SCALE: REVISION:
JOB NO: DRAWING NO:M CROSSAN O ROURKE MANNING ARCHITECTS
M C
REVISIONS
DATE DESCRIPTION No.NOTES:DO NOT SCALE FROM
DRAWINGS. WORK TO
FIGURED DIMENSIONS
ONLY. ARCHITECT TO
BE NOTIFIED OF ALL
DISCREPANCIES. Albert Place West, Harcourt Lane, Dublin 2, Ireland.
Tel: 01-4788700 Fax: 01-4788711 E-Mail: arch@mcorm.com
PART V ALLOCATED UNITS
Wonderful Barn Lands, Leixlip
1:1000
PMcNJUNE 2016
16006 PL71
M4 MOTORWAY
WONDERFUL BARN PARKLAND
N
G E N E R A L N O T E S
SITE BOUNDARY OUTLINED IN REDLAND IN OWNERSHIP/ CONTROL OF APPLICANT
THIS DRAWING TO BE READ IN CONJUNCTION WITH-ARCHITECT'S DRAWINGSCONSULTANT ENGINEER'S DRAWINGS AND SPECIFICATIONSLANDSCAPE ARCHITECT'S DRAWINGS AND SPECIFICATIONS
FOR ROAD AND SITE LEVELS REFER TO DBFL CONSULTING ENGINEERSDRAWINGS
Map Refs.:Scale 1:1000 3193-20, 3193-25Scale 1:2500 3193-DReproduced under Licence No. AR 0050116
Copyright Ordnance Survey Ireland/ Suirbhéireacht Ordanáis Éireann
Schedule of Accomodation Part V:-
PROVISION SHOWN HATCHED IN ORANGE
39 no. units provided.
1 BEDROOM OWN DOOR APARTMENT TYPE 1B1 56m² 8 no.1 BEDROOM OWN DOOR APARTMENT TYPE 1B2 48.8m² 8 no
2 BEDROOM OWN DOOR APARTMENT TYPE 2B1 83.7m² 4 no.
3 BEDROOM OWN DOOR DUPLEX TYPE 3B1 119.2m² 4 no.
2 BEDROOM HOUSE TYPE F1 86.6m² 5 no.2 BEDROOM HOUSE TYPE F2 86.6m² 6 no.
3 BEDROOM HOUSE TYPE E3 112.5m² 4 no.3 BEDROOM HOUSE TYPE E4 113.6m² 6 no.
TOTAL NUMBER OF UNITS 45 no.
Barnhall, Leixlip, Co. Kildare Planning Report & Statement of Consistency
Declan Brassil & Company Ltd. Ref: 16/038 25
APPENDIX B
STATEMENT OF CONSISTENCY WITH DMURS PREPARED BY DBFL CONSULTING ENGINEERS
DBFL Consulting Engineers
WATERFORD OFFICE: Unit 2, The Chandlery, 1-2 O’Connell Street,Waterford.
DUBLIN OFFICE: Ormond House, Upper Ormond Quay, Dublin 7
PHONE: +353 51 309 500 FAX : +353 51 844 913
EMAIL : info@dbfl.ie SITE : www.dbfl.ie
TECHNICAL NOTE 162045/001
Subject: DMURS Design Statement Produced by:TJ / SH
Project:Proposed Residential Development at Barnhall, Leixlip,Co Kildare Checked by:
DJR
Job No: 162045 Date:15th December2017
1.0 INTRODUCTION
1.1.1 It is DBFL’s opinion that the proposed residential development is consistent with both
the principles and guidance outlined within the Design Manual for Urban Roads and
Streets (DMURS) 2013. The scheme proposals are the outcome of an integrated design
approach that seeks to implement a sustainable community connected by well-
designed streets which deliver safe, convenient, and attractive networks in addition to
promoting a real and viable alternative to car based journeys.
1.1.2 The following section outlies the specific design features that have been incorporated
within the proposed residential scheme with the objective of delivering a design that
is in full compliance with DMURS.
2.0 DESIGN ATTRIBUTES
2.1 Strategy Development
2.1.1 The development layout has been prepared to maximise connectivity between key
local areas / nodes through the provision of a high degree of permeability and legibility
for all network users particularly for sustainable forms of travel. Accordingly, the
proposed residential scheme delivers greater mode and route choices along direct,
attractive and safe linkages to a range of amenities, public transport nodes and local
service destinations.
2.1.2 The development layout incorporates a hierarchy of streets. The development is
accessed via a Link street which connects to the R404. Off this Link street an internal
162045 – Proposed Residential Development, Barnhall, Leixlip, Co Kildare____________________________________________________________________________________________________
DBFL Consulting Engineers
P a g e | 2
local street network provides access within / across the proposed new residential
community and connects the development to the R404. The movement function of
each of internal local street has sought to respect the different levels of motorised
traffic whilst prioritising for pedestrians and cyclists. In parallel the adopted design
philosophy has sought to consider the context / place status of each residential local
street in terms of level of connectivity provided, quality of the proposed design, level
of pedestrian / cyclists activity and vulnerable users requirements whilst identifying
appropriate ‘transition’ solutions between different street types.
2.1.3 The overall layout delivers a street network that is generally orthogonal in nature with
the objective of maximising permeability and enhancing legibility. Furthermore, the
design of appropriately sized blocks actively contributes to a highly permeable and
accessible community for both pedestrians and cyclists. Strategic permeability points
on the developments northern boundary have been identified to allow future
connectivity.
2.2 Design Parameters
2.2.1 The adopted design approach successfully achieves the appropriate balance between
the functional requirements of different network users whilst enhancing the sense of
place. The implementation of self-regulating streets actively manages movement by
offering real modal and route choices in a low speed high quality residential
environment. Specific attributes of the schemes design which contribute to achieving
this DMURS objective include;
a) The potential dominance of on-street car parking is negated by predominantly
providing ‘in curtilage’ parking.
b) The proposed design has sought to specify minimal signage and line markings
along the internal local streets with such treatments used sensitively
throughout and predominately at key nodes and ‘transition’ areas with
adjoining Link Streets.
162045 – Proposed Residential Development, Barnhall, Leixlip, Co Kildare____________________________________________________________________________________________________
DBFL Consulting Engineers
P a g e | 3
c) Footpaths no less than 1.8m (generally 2.0m or wider) are provided throughout
the scheme and with connections / tie-in to existing external pedestrian
networks facilitated with linkage / permeability points created on boundaries.
d) Appropriate clear unobstructed visibility splays, as per DMURS requirements;
are provided / safeguarded at all internal nodes and at the site access junctions
to the external road network.
e) Well designed and frequently provided pedestrian crossing facilities are
provided along key travel desire lines throughout the scheme in addition to
those located at street nodes. All courtesy crossings are provided with either
dropped kerbs or a raised flat top treatment thereby allowing pedestrians to
informally assert a degree of priority.
f) All informal pedestrian crossing facilities are at least 2.0m wide.
g) With the objective of encouraging low vehicle speeds and maximising
pedestrian safety and convenience, corner radii at (i) Link / Local nodes has
been specified as 4.5m where swept path analysis permits, and (ii) Local /
Local nodes has been specified as 3m as per DMURS guidance.
h) The proposed residential developments internal hierarchy of Local streets
incorporates 5.5m wide carriageways throughout. The small number of internal
Shared Streets are 6m in width to allow sufficient manoeuvring space as no
footpath is present.
i) The main access Link street which connects the development to the R404 is
6m wide.
j) Vertical deflections in the form of raised tables have been strategically placed
across the internal Link / Local street network to promote lower design
speeds and enable pedestrians to cross the street at-grade. These features
have been located at (i) equal priority junctions, (ii) on straights where there
is more than 70m between nodes, (iii) at entrance treatments to reinforce a
change between design speeds. The maximum height of these raised flat top
treatments is designed to be 75mm with a minimum flat top width of 2.0m. We
note that raised tables were not included on the first section of the Link street
where its natural curvature provides the required self-regulating measure. At
each of the at-grade flat top pedestrian crossing / traffic calming table
162045 – Proposed Residential Development, Barnhall, Leixlip, Co Kildare____________________________________________________________________________________________________
DBFL Consulting Engineers
P a g e | 4
treatments, different surface material treatments are proposed to alert and
subsequently influence driver behaviour and vehicle speeds.
k) The developments access to the R404 has been provided via a Compact
roundabout design which provides an effective traffic calming feature in
addition to prioritising facilities for pedestrians / cyclists. It also facilitates the
safe movement of large vehicles through the junction arrangement as it will be
sited on a regional road. The Compact roundabout design also provides a
direct access to the Wonderful Barn facility and will allow it to be operate
independently of the proposed development.
top related