Ballymastone, Donabate Framework Plan - February 2018 - Reddy ...
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Ballymastone, Donabate Framework Plan
February 2018
Contents Ballymastone Framework Plan
Framework Team 1.0
Introduction 2.0
Site and Planning Context 3.0
Framework Strategy 4.0
Framework Plan 5.0
Appendix A A
Strategic Environmental Screening (SEA)
Screening for Appropriate Assessment (AA)
Appendix B B
Further Information For Use By Fingal County Council
eagP 2
Framework Team 1.0
Framework Team Ballymastone Framework Plan
Fingal County Council Reddy Architecture + Urbanism
Planning & Strategic Infrastructure Department Dartry Mills
Fingal County Council Dartry
County Hall Dublin 6
Swords Co.Dublin
Co.Dublin
Tel: +353 1 498 7000
AnnMarie Farrelly, Director of Services www.reddyarchitecture.com
Fionnula May, County Architect
Matthew McAleese, Senior Planner
Roisin Burke, A/Senior Executive Planner
Tel: +353 1 8905000
www.fingal.ie
Reddy A+U were commissioned by Fingal County Council to prepare a Framework Plan for 50 ha site located in
Ballymastone, Donabate, North County Dublin.
The Ballymastone Framework Plan sets out the strategy for the sustainable development of the site within
the Donabate LAP 2016 ensuring proper sustainable development of the area in tandem with the continued
development of Donabate as a growing town centre in North County Dublin.
The Framework sets out to achieve the key objectives laid out by Fingal County Council for the lands which
includes:
• Circa 1000+ Mixed Tenure Housing Units
• 1no. Post Primary School
• 2no. Primary Schools
• 1no. Community Facility
• Utilisation of Existing St Patricks and St Ita’s Sporting Facilities
• High Quality Public Open Spaces to Create Character Areas
eagP 4
Introduction 2.0
Introduction Ballymastone Framework Plan
The strategic housing role is at the heart of local authority place • The type and extent of any proposed development indicating buildings. The Ballymastone Framework provides a mechanism
shaping – creating vibrant mixed communities by ensuring that how these uses integrate with surrounding development for the efficient delivery of the development within the
the right housing, of the highest quality, is in the right place with and land uses; parameters of Fingal Development Plan 2017 – 2023, the
the necessary infrastructure and support. Donabate Local Area Plan 2016 and current national planning
• Proposals for transportation including vehicular roads layout guidelines.
Our vision for housing, and the aim of this Framework Plan, and access arrangements;
is to deliver homes of the right type, quality and cost in the Environmental Screening
right locations in line with the current and future needs of the • The facilitation of public access to the proposed amenity The following initial screening processes have been carried
population to ensure Fingal remains an attractive location to live areas located within the Plan boundaries and beyond; out:
and help ease affordability pressures.
• Where possible, retention of: historic townland boundaries, • Strategic Environmental Assessment (SEA) of the Plan. This
Donabate is located approximately 25km from Dublin City mature hedgerows and trees, which have been incorporated is not mandatory, however, a screening process has been
Centre and is approximately 11km north of Dublin Airport. The either into the street layout or within open spaces; and carried out to determine if SEA is needed in accordance with
Donabate peninsula is bound on the northern and southern sides incorporate the specific area of archaeological interest to the European Communities (Environmental Assessment of
by the Rogerstown and Malahide Estuaries and by the village of the south of the site within a park or open space; and Certain Plans and Programmes) Regs 2004.
Portrane to the East. Donabate has a diverse character including
the existing village core, the coast and the demesne landscape. • Provision for sport, recreational and educational • Screening for Appropriate Assessment (AA) in accordance
It is surrounded by agricultural, residential and recreational uses infrastructure commensurate with the needs of the with under Articles 6 (3) and 6 (4) of the Habitats Directive
and the town is well connected by road and public transport. development and in accordance with the provisions of the (92/43/EEC). This is being carried out to ascertain whether
Local Area Plan, having specific regard to the proposed the masterplan is likely to have a significant effect on any
Fingal County Council owns approximately 50 hectares of land at Ballymastone Education and Recreation Campus. Natura site, either individually or in combination with
Ballymastone, of this approximately 36 hectares will be available other plans or projects.
for development. These Council owned lands represent an The Framework outlines the spatial arrangement between key
opportunity for Fingal to deliver a successful and sustainable elements, including function: land use/place; public domain: Copies of all of the above assessments and reports are attached
Community through the provision of high quality and attractive routes/spaces/landscape, and built form: urban blocks and in the appendices.
residential development and the provision of accessible
community, open space and recreational facilities. It will provide
an appropriate mix of house sizes, types and tenure to meet
household needs and to promote balanced communities. The
vision for these lands is to develop a sustainable mixed tenure
housing development integrated with the existing village and
provide an exemplar sustainable housing development with the
provision of community, recreational and educational facilities
in tandem with delivery of housing.
The Ballymastone Framework provides the broad design
principles and outlines guidelines for the development of the
lands. The Framework is the first step in the design process. In
line with the aims and objectives of the LAP, the Framework
includes:
• Proposals for the overall design of the proposed development
including house types and mix of housing units and general
design, including that of public realm;
OSI Historic Map 25inch 1988-1913 Fingal County Council - Vision for Ballymastone Lands
eagP 6
Site and Planning Context 3.0
Vision Ballymastone Lands
Vision
The Donabate Local Area Plan is the key policy document The Donabate LAP identifies 4 distinct areas. The
that sets out the overall strategy for the proper planning Ballymastone lands are one of these distinct areas and
and sustainable development of Donabate for the are in the ownership of the Council. The Ballymastone
period 2016 – 2022 and beyond. development lands include approximately 36ha
(taking into account the existing football club facilities
The strategy, within the LAP, is one that supports the and the land-take for the Donabate Distributor Road
creation of sustainable communities, with the provision (DDR) and therefore have the capacity to provide
of high quality and attractive residential development for approximately 1,000 no. residential units, based
with a focus on best practice urban design and on an average density of 35 units per hectare. The
layout, and, in tandem, the provision of social and residential character of development on these lands
physical infrastructure. The Local Area Plan caters for will comprise a mix of units, serving both public and
all members of society and delivers a range of house private housing needs. In terms of spatial planning the
types and sizes, which will provide more opportunities overall objective in relation to housing is the creation
for people to stay and live locally at every stage of of sustainable neighbourhoods “and maximise the
their lives. In simple terms Fingal County Council want contribution of the built environment to addressing
Donabate to grow in an organic sustainable way and climate change” (Rebuilding Ireland, 2016 p.9).
ensure a seamless integration between the established Within the Ballymastone lands, this translates into
and new communities. the integration of new development with the existing
community, availing of the existing public transport
The LAP allows for high quality housing of an appropriate and the provision of additional social and community
scale and mix, located in an optimum location and aligned infrastructure for the use of new and existing residents.
with appropriate infrastructure, services and amenities.
The residential lands at Donabate were identified as a The residential units will consist of an appropriate
Major Urban Housing Development Site in Fingal. The mix of private, social and affordable homes with the
proposed Donabate Distributor Road (DDR) includes objective of delivering a sustainable mixed tenure
a bridge over the railway line and supports significant housing development. The overall scheme will contain
residential development. The announcement of LIHAF a mix of units including 1, 2, 3 & 4 bedroom detached,
funding for the DDR and its construction will allow the semi-detached, terrace houses, duplex units and
delivery of new houses in Donabate in an earlier time- apartments. The delivery of housing for the elderly
frame than originally envisaged. and others with specific housing needs will also be
considered.
The Ballymastone lands will also contribute to the
creation of a more socially inclusive, equal and
culturally diverse society by providing for appropriate
community infrastructure, quality public realm and
improving access throughout Donabate. In particular,
the eastern portion of the lands are identified as an
appropriate location for an ‘Education and Recreation
Hub’, which will include the consolidation of the
established sporting amenities and will be co-located
with proposed new school facilities. Two primary
schools and one post-primary school will be provided
on the Ballymastone lands.
Extract from Donabate LAP - Ballymastone LAP Lands: Future Development Extract from Donabate LAP - St Ita’s and St Pats Football Lands
eagP 8
Planning Context Fingal Development Plan 2017-2023_Zoning Map Sheet No.7
SITE
Extract from Fingal Development Plan 2017-2023 - Sheet No.7 Donabate/Portrane
eagP 9
Donabate Local Area Plan 2016 - 2022
Rahillion Phasing of Development
Legend
¨ Donabate Local Area Plan 2016-2022 e Road
Phasing
Carrs Mill Portran
Phase 1
Z
Phase 2
Turvey Figure 9.1
Donabate Local Area Plan 2016 - 2022
Phase 3
Rahillion Phasing
Figureof
9.1Development
Donabate Local Area Plan 2016 - 2022
NOTE : Delineation between phases above is indicative
Rahillion Phasing
only and willofultimately
Development
reflect permitted layout
d
following detailed assessment.
oa
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e Road Legend Ballymastone Education and Recreation
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rstown
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Z Phase 1
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Phase 2 Lands
Beave
Turvey Z (as per Flood Risk Assessment)
St Itas Phase 2
F
Turvey National Forensic Mental Hospital Phase 3
Shared Community and Education Campus
Subject Site Phase 3
F
NOTE : Delineation between phases above is indicative
F
The Links F onlyBoundary
NOTE : Delineation
andbetween of LAP Lands
phases
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indicative layout
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d
assessment.
oa
Ballymastone
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following detailed assessment.
oa
ran
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ran
Indicative Access Roads
Po
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t tree
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Campus Reservation
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Main S
Beverton Beverton Permitted Development
rstown
rstown
Donabate
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ue
St Itas Donabate Distributor Road (XYZ)
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F
National Forensic Mental Hospital
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H H Shared Community and Education Campus
Newbridge HH HH Shared Community and Education Campus
Corballis Nature Park
F
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F
H
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Chap
e l View Boundary of LAP Lands
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The Links Pedestrian & Cycleway Links
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F Planning Department, County Hall
Main Street, Swords
Corballis
Nature Park Adopted By Council 14th March 2016
Director of Services: AnnMarie Farrelly
Senior Planner: Matthew McAleese
Prepared By: S.Ryan Drawn By: S.McMahon
Corballis Planning Department, County Hall
Date: March 2016Street, Swords
Scale @ A1: 1:5,000
Nature Park Main
Extract from Donabate Local Area Plan 2016-2022: Section 9 Figure 9.1 Phasing Plan Donabate LAP Adopted By Council
© Ordnance Survey 14th March
Ireland. 2016 reserved.
All rights
Licence number 2016/24/CCMAFingalCountyCouncil
Director of Services: AnnMarie Farrelly
Senior Planner: Matthew McAleese
Prepared By: S.Ryan eagP
Drawn By: S.McMahon 10
Planning
Date: March 2016 Department,
Scale @ A1:County
1:5,000 Hall
Main Street, Swords
© Ordnance Survey Ireland. All rights reserved.
LicenceAdopted
number 2016/24/CCMAFingalCountyCouncil
By Council 14th March 2016
Director of Services: AnnMarie FarrellyDonabate Local Area Plan 2016-2022 Proximity to Town Centre
Site Boundary Highlighted In
Red
Extract from Donabate LAP - Ballymastone LAP Lands: Proximity of Site to Train Station/Town Centre
eagP 11Site Location Ballymastone Lands, Ballymastone, Donabate, Co Dublin
Ballymastone Lands Description
The Donabate LAP identifies lands at
Ballymastone for development. These lands
are situated between Donabate Village and
Portrane Demesne (St Ita’s Hospital). To the
west and north of the LAP lands, there is existing
residential development and a local cemetery.
The lands to the south are zoned for residential
development (Objective ‘RS’), whilst the lands
east and northeast are zoned Objective ‘OS’
(open space) and Objective ‘HA’ (high amenity).
The northeastern corner of the LAP lands are
included within the Portrane Demesne (St Ita’s
Hospital) Architectural Conservation Area (ACA)
and the lands to the northeast and southeast
of the LAP area are designated as a ‘Nature
Development Area’ within the FDP 2017-2023
(Sheet 15). There are 22 acres of LAP lands at
Ballymastone, which are currently home to St
Patrick’s GAA grounds and St Ita’s Football Club.
The LAP lands at Ballymastone are characterised
by an established well-defined field pattern
c.6Ha enclosed by hedgerows and trees. There is an
c.24Ha existing mature woodland area to the northeast
of the LAP lands, where the lands adjoin the
c.9Ha
boundary with Portrane Demesne. Pedestrian
access will be provided from the LAP lands at
Ballymastone to St Ita’s Demesne for public use,
c.6Ha in accordance with proposals contained in the
St. Ita’s Feasibility Study (Nov 2013).
Ballymastone Lands Aerial View
Site Area (Gross): 50.2Ha Useable Site Area: Housing & Green Spaces Educational Hub Sports Grounds
(c.30Ha) (c.6Ha) (c.9Ha)
eagP 12Archaeology Archaeological Assessment
Archaeological Assessment
An Archaeological Assessment of the
Ballymastone lands was carried out by William
O.Frazer and Carina Eriksson Margaret Gowen &
Co Ltd for Fingal County Council in January 2008.
The Archaeological Assessment (section 3.5) of
the Ballymastone lands provides a background
to the locations of the archaeological features
of the site.
The report states “The geology of the natural
subsoil underlying the Ballymastone Lands
proved to be remarkably heterogeneous and
remarkably impermeable. The consequence of
the latter is that, across the site, low lying areas
were boggy and waterlogged. Archaeology
identified was located, without exception, on
higher and dryer ground, indicating that this
drainage problem is one that has persisted for
millennia. Predictive analysis of the full extent of
the archaeology identified (see report Section 6)
can also be corroborated through a comparison
with contour maps of the local topography:
sensibly, locations of former human occupation
and, apparently, other activity, do not occur in
boggy areas that might be subject to flooding.”
Twenty-six test trenches were excavated
(Trenches BT1–26; Figs 2–4), for a combined
total area of approximately 1882m2 (990.5m
combined length x c.1.9m trench width). In
addition, the standing remains of the curving
field boundary between Fields 16 and 17 was also
investigated and recorded (see archaeological
assessment report Figs 2, 4; Plate 16).
Trenches were excavated with a mechanical
digger equipped with a flat-edged grading
bucket to the upper surface of archaeology or
sterile natural subsoil, whichever appeared
first. Potential archaeology was then ‘cleaned
back’ by hand. A limited degree of further hand
Recorded Monuments investigation was undertaken, as required,
Approximate Location of monuments as listed on FCC Development Plan 2017-23 Appendix 3:Recorded Monuments to ascertain the nature and extent of any
Drawing extract above taken from Archaeological Assessment, Ballymastone Lands, Donabate Local Area Action Plan, Donabate, Co. Dublin. Frazer and Erikson, 28 January 2008.
archaeology identified.
eagP 13Archaeology Recorded Monuments
Identified Archaeology Recorded Monuments
The Archaeology Assessment report identifies The Donabate area is known to have been The Donabate LAP (section 5.2.2) highlights
four ‘Archaeological Risk Zones‘ located on the extensively settled since the prehistoric period. the Donabate-Portrane Historic Landscape
Ballymastone lands (shown hatched green on Fingal County Council commissioned an Characterisation, 2007 report “revealed a
the Archaeological Assessment map- extract to archaeological and cultural heritage assessment number of potential archaeological features and
the right). The report states these Zones include of the Donabate Local Area Plan lands which sites, some of which warrant further investigation
‘buffer areas’ of 20m around the identified formed part of the plans background research. prior to the commencement of any development
archaeology, in keeping with accepted practice Desktop studies, field walkover survey and a on these lands. Any applications for development
and the general recommendations of heritage geophysical survey of the Ballymastone lands on the LAP lands should be accompanied by an
authorities on other green field developments. was carried out. Limited test excavations were Archaeological Impact Assessment, the results
also carried out. of which may require further investigation. In
In all cases, identified archaeology and related addition, all relevant applications will be referred Extract above from Archaeological Assessment Map,Frazer and Erikson,2008.
geophysical anomalies lie on higher ground, a The Donabate-Portrane Historic Landscape to the Department of Arts, Heritage, and the
consequence of the impermeable subsoil and Characterisation, 2007 also revealed a number Gaeltacht for their comment and advice.” There are three monuments as recorded within the Fingal
the tendency for low-lying areas on the site to of potential archaeological features and sites. Development Plan 2017-2023 Appendix 3:Recorded Monuments.
become boggy or to flood. The extents of the These recorded monuments are described further within the
Zones have therefore been curtailed wherever Donabate LAP 2016 Table 5.3 (shown below).
possible by the intersection of topographical
contours below which archaeology does not
seem to occur on the Ballymastone Lands.
It should be noted that the report notes these
Zones do not demarcate areas which are
necessarily full of archaeology. “All contain
identified archaeology, but the zones demarcate
the extent around that confirmed archaeology:
(1) in which the potential for other related
archaeology is highest, and
(2) for which heritage authorities are likely to
recommend more stringent archaeological
mitigation measures (e.g. resolution by
archaeological excavation or avoidance and
preservation in situ, depending on details of
future development)”.
The zones should therefore assist in managing
the risk of significant archaeological mitigation
programme and costs, by permitting architects
and engineers to take cognisance of their
presence early in development design. Please
see William O.Frazer and Carina Eriksson
Margaret Gowen & Co Ltd Archaeological
Assessment, January 2008.
Extract from Donabate LAP 2016_Figure 5.4 Map showing locations of Recorded Monuments.
eagP 14Framework Strategy 4.0
Placemaking Concept
View of Lands From The Links View of Existing Mature Trees to
Looking East South Boundary of Cemetery
Existing Access to Lands From The Existing Eastern Boundary to
Links Priory Wood
Existing Pedestrian Routes from Existing St Patricks GAA Club
The Links to Donabate Village House
View looking North from New Rd Existing St Patricks GAA Pitches
Edge Condition and Site Permeability Diagram
eagP 16Placemaking Concept
Neighbourhoods: Proximity to the Town Centre The Creation of New Vibrant Neighbourhoods
Neighbourhoods: Connecting New with Existing The Creation of Strong Links Between New Communities and
the Existing Village Core
Page 17Placemaking Concept
Existing Landscape Condition Existing Landscape Condition-Extract from Donabate LAP- St Ita’s & St Pats Lands
Landscape Strategy: Existing Condition Landscape Strategy: Proposed Condition
Hedgerows and water courses Preserve existing hedgerows while creating permeability to town centre via
enhanced greenways. Creation of wetlands for water attenuation
eagP 18Framework Strategy
Land Uses Vibrant Neighbourhoods: Character Areas
Ballalease
Ballymastone
Ballisk
Landscape Strategy: Greenways/Corridors Mobility: Permeability and Circulation Links
eagP 19Framework Plan 5.0
Framework Plan Neighbourhoods
Neighbourhoods - Streets
The Framework has been developed to cater for
varying residential typologies with appropriate
density, building height and tenure varying
according to location within the site. Lower
building heights are maintained adjacent to site
boundaries which adjoin existing residential
buildings. The density and building heights also
3. Ballalease react to the pattern of streets and spaces.
The higher density residential buildings are
located within the heart of the scheme creating a
strong urban place which also defines the urban
edge to the proposed Donabate Distributor
2. Ballymastone Road (DDR).
Defining the character areas
The main access road will be the Donabate
Distributor Road, with secondary routes, the
green infrastructure of the “Linear Park” and
the creation of additional “Pocket Gardens”
permeating from this main artery. These
connect into each of the three character areas
as organising elements and individual character
areas are created.
Urban blocks of housing will be located in the
zones created by the central Neighbourhood
Green Amenity Space and will further define
character areas of the new built environment
within the framework site.
1. Ballisk The design of blocks, massing, mixed tenure,
elevational treatment and variation in materials
will compliment existing landscape features and
neighbouring design characteristics but also
allow for diversity and unique identity to be
created within the three character areas:
1. Ballisk
2. Ballymastone
3. Ballalease
Primary Streets & Green Space Diagram
eagP 21Framework Plan Neighbourhood Character Areas
Each character area will be distinguishable in terms of materiality and design. The Character Areas themselves may be further broken
down into identifiable neighbourhood areas introducing variety associated with housing typology. Material palettes for each of the
Neighbourhoods should be carefully considered having regard to the adjoining existing buildings and also the design and finishes of the
other Character Areas - Ballisk, Ballymastone and Ballalease.
Character Area 01 - Ballisk Character Area 02 - Ballymastone Character Area 03 - Ballalease
3.
2.
1.
Examples of material palettes for use within the Framework Plan
Feature Brick / Traditional
The use of light coloured brick and considered mortar joint
colour in conjunction with coloured render for terrace and
duplex typologies. Corner elements and elevations to the green
amenity spaces can benefit from feature brick treatments.
Metal and Stone Cladding
Standing seam zinc or similar may be used in facade details
such as canopies at entrances and dormer windows. Stone
cladding can be used in selected locations and on community
facility and educational buildings.
Rendered Facade Cladding
The use of render systems of alternative colours will accentuate
the massing and vertical breaks in terraces and work well with
other natural materials such as brick.
eagP 22Framework Plan Neighbourhood Green Amenity Areas
The green infrastructure of the ‘Linear Park‘ and the additional ‘Pocket Gardens‘ is divided up so each of the three Character Areas
contain a large public open space and additional green spaces of varying size and nature. The ‘Linear Park‘ will contain a variety of hard
and soft landscaping proposals which compliment the material palette used in the surrounding neighbourhood buildings. This principle
will support and encourage biodiversity throughout the Framework site.
The green spaces will contain facilities which will encourage and provide for recreational use by the public. These facilities may include,
children’s play areas, facilities for the elderly, skate parks, basketball courts, exercise facilities and open green spaces for community use.
Community Facilities Active Play Areas Usable Green Spaces
Neighbourhood Centre Green Active Play Areas - Variety of Uses Exercise Equipment for Use By All
eagP 23Framework Plan Massing
LEGEND
k
in wal
5m
Ballalease
5min wa Ballymastone
lk
Educational Hub
lk
n wa
i
5m
Sports Hub
Ballisk
Framework Plan Massing and Site Strategy (Indicative layout only)
eagP 24Framework Plan Character Areas & Phasing
LEGEND
Ballalease
Educational Hub
Ballymastone
Sports Hub
Ballisk
Educational Hub
Sports Hub
Ballalease
Ballymastone
Ballisk
Framework Plan Character Areas & Phasing (Indicative layout only)
eagP 25Framework Plan - Character Area 01 Ballisk
LEGEND
Neighbour-
hood Centre
4/5 Storey
Public Green
Public Green
2/3 Storey
Play area
2/3 Storey
2/3 Storey
Ballisk
Key Plan
Aquatic
Landscape
2/3 Storey
5m
in
wa
lk
Educational Hub
Sports Hub
Ballalease
Ballymastone
Ballisk
Please note illustrations show
Indicative layouts only.
Play Areas Pocket Garden Aquatic Landscape Countryside Views Pedestrian Access Routes eagP 26Framework Plan - Character Area 02 Ballymastone
LEGEND
2/3 Storey
Play Area
Ballymastone Play Area
Neighbourhood
Centre Green
Key Plan
4/5 Storey
2/3 Storey
Neighbourhood
2/3 Storey Centre Green
Educational Hub
Public Green
Sports Hub
Ballalease
Ballymastone
Ballisk
Please note illustrations show
Indicative layouts only. Play area
Boulevard Walk Public Green Low Density Housing - Two/Three Storey Medium Density Housing - Two/ eagP 27
Three StoreyFramework Plan - Character Area 03 Ballalease
DDR Road
LEGEND
Connec-
tions
5min walk
Play area
2 Storey
2 Storey
2/3 Storey
2/3 Storey
2/3 Storey
Key Plan
Play area
Ballalease 4/5 Storey
2/3 Storey
Educational
Hub
Educational Hub Play Area Community
Sports Hub
Facilities
Neighbourhood
Ballalease Centre Green
Ballymastone
Ballisk
Please note illustrations show
Indicative layouts only.
Play Areas Links To Forest Park Low Density Housing - Two/Three Storey High Density Housing - Four/Five Storey eagP 28Density & Residential Typologies Creating Sustainable Urban Communities
Density & Urban Form
The individual Character Areas are composed to facilitate
low, medium or high density housing depending on the
immediate context. The surrounding lands consist of existing
and proposed building forms and massing which directly
influence the character area’s proposed density layout. Low
density housing is comprised of detached single/two storey
units, medium density housing is comprised of a mix of semi-
detached/terrace and duplex housing. Higher density areas are
comprised of three to five storey blocks located to the centre
of the Framework site adjoining the Donabate Distributor Road
(DDR).
Private & Social Housing
Each Character area is capable of facilitating the required
mix of Private / Social housing units distributed in considered
locations within the urban blocks promoting the creation of a
vibrant and sustainable urban community.
These will be provided for within the mix of house typologies
ranging from 1bed apartments to four bed detached housing
units.
This strategy will ensure that adequate provision will be
provided for all stages in life such as; young professionals, low
income families, starter homes, settled families relocating and
step down homes for the older generation who may wish to
down size and stay living within the locality.
The housing mix will promote mixed generation housing
communities where people in the various stages of life
live together promoting social inclusion and sustainable
neighbourhoods. Sample Block Typology
2-bed units x 2 4-bed end of terrace 3-bed mid terrace 4-bed detached 3-bed GF apartment Please note illustrations show
1-bed unit x 1 (Alternative Unit Type 3-bed duplex over Indicative layouts only.
Not shown in sample block) (Alternative Unit Type
Not shown in sample block)
eagP 29Density & Residential Typologies Creating Sustainable Urban Communities
Typical Site Landscaping
The communal green spaces between the neighbourhood
blocks will provide a mix of high quality soft and hard landscaping
amenity spaces. The landscaping should be organised carefully
as part of the overall framework scheme with the boundaries
between each of the Character Areas/ Phases of development
considered carefully.
Soft landscaping will be used to provide buffer zones between,
private gardens, public footpaths/cycle routes and vehicular
roadways. These areas will be planted with a mixture of
evergreen and deciduous specimen trees and planting which
will offer a diverse natural landscape which changes with the
seasons. The natural landscape will be further diversified by the
inclusion of attenuation areas and waterways into the scheme
providing a diverse natural landscape for habitat creation for a
mixture of flora and fauna species.
Sample Attenuation/Wetland Feature - Habitat Creation
Sample Site Landscape Section (Indicative layout only)
eagP 30Appendix A Strategic Environmental Screening (SEA) Screening for Appropriate Assessment (AA)
Appendix A Environmental Screening
Environmental Screening
The following initial screening processes have been carried out:
• Strategic Environmental Assessment (SEA) of the Plan. This
is not mandatory, however, a screening process has been
carried out to determine if SEA is needed in accordance with
the European Communities (Environmental Assessment of
Certain Plans and Programmes) Regs 2004.
• Screening for Appropriate Assessment (AA) in accordance
with under Articles 6 (3) and 6 (4) of the Habitats Directive
(92/43/EEC). This is being carried out to ascertain whether
S
the masterplan is likely to have a significant effect on any
Natura site, either individually or in combination with other
N T
plans or projects.
M E
Copies of all of the above assessments and reports are attached
S S
SSE
in the appendices.
A A
& A
S EA
X T: C
T E YF C
E R DB
L D TE
H O ER
AC INS
PL BE
TO
eagP 32Appendix B Further Information For Use By Fingal Coco
The Plan Information For Use By Fingal County Council
Community Facility
Educational institution
Proposed Ballymastone Framework Site Plan
eagP 34The Plan Phasing
Phasing for the residential part of the development will be in three parts as per the Character Areas:
Ballisk Phase 359 units
Ballymastone Phase 264 units
Ballalease Phase 407 units
Academic Hub, Sports Hub & Community Works:
The works comprising academic and recreational facilities may be constructed in parallel to the residential phases.
All initial phases will include as much public green space as possible to ensure that planting has time to mature. It will also include
attenuation areas (as included within respective phases).
All residential phases will provide a mixture of private and social housing units. These units will be provided through a variety of neigh-
bourhood typologies comprising of low, medium and high density housing.
Ballisk Phase Ballymastone Phase Ballalease Phase
eagP 35Indicative Schedule of Accommodation
Ballymastone - Total units on site 1030
Units Totals Percentage
1 bed 1 bed ground floor corner apartments 30
1 bed in 4-storey apartment blocks 112 142 14%
2 bed 2 bed first & second floor 3-storey Corner Apartments 60
2 bed ground floor apartments below duplex 39
2 bed apartments in 4-storey apartment blocks 262 361 35%
3 bed houses 380
Duplex units 39 419 41%
4 bed Detached 25
Semi-detached 83 108 10%
Total 1030
eagP 36You can also read
