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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


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


4.3 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


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


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.



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



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.



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.



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.



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



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



storey)

D1 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




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.



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.



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



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.



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



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.



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



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



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.



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.



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:



(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)


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



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.



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.



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



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.


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.



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.



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: [email protected]

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.

AutoCAD SHX Text

c



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 : [email protected] 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

mailto:[email protected]

http://www.dbfl.ie

162045 – Proposed Residential Development, Barnhall, Leixlip, Co Kildare____________________________________________________________________________________________________


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.



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



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.

strategic housing development: planning report€¦ · barn, and to the site generally, runs along...

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