Devoy Barracks, Naas Residential Development Proposal - February 2021 - Land Development Agency
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Devoy Barracks, Naas Residential Development Proposal February 2021
Contents
Contents
Introduction 3
Site Location 4
Site Context 5
Planning Context 6
New Links 7
New Urban Quarter 8
New Open Space 9
3D Sketch Layout Plans 10
Housing Mix 11
Housing Design and Materials 12
Amenity and Creche 13
View of proposed development across landscaped amenity space
2
Introduction
The development site, known locally
as the Devoy Barracks site, is located
south west of Naas Town, and accessed
directly from the John Devoy Road. The
development of these lands provides
a unique opportunity to provide
sustainable and affordable housing
within the Naas town centre area, that
seamlessly connects to surrounding
residential neighbourhoods, both new
and mature. The Devoy Barracks site
borders the Kildare County Council
offices, where the new MERITS building
will connect with the proposed
development via a new public realm
green link.
3
Site Location
Naas is the county town of County Kildare, located within 2 km of
the M7 motorway c. 38 km from Dublin. The M7 motorway connects
the town to other strategic centres in the south of Ireland and
directly to Dublin city. The town is served by Sallins & Naas railway
station on the Dublin to Cork/Limerick rail line, which is just over
3km from the town centre.
The Devoy Barracks site is located approximately 750m south
west of Naas Main Street and Town Centre, where a full range
of retail, employment, leisure, and health services are located.
Naas Environs Site Location
4
Site Context
The Devoy Barracks site is bounded to the north-west by the rear
gardens of the existing residential properties at Devoy Terrace and the
commercial site currently occupied by Sanctuary Synthetics.
The Kildare County Council offices are located to the east of the site and Potential future
pedestrian connection
to town through
adjoining the boundary is the new MERITS Building which is currently St. Patrick's Terrace
under construction. The Kildare Civil Defence Building is located to the
south-east.
Arconagh, a low-density estate of large detached houses, lies to the
west. The Arconagh open space abuts the western boundary, and
rear gardens back onto the south-west boundary.
Potential future
pedestrian
The site is accessed from an existing roundabout on the John Devoy connection to
adjoining
open space
Road, which connects to Newbridge Road to the north and to the Naas
Orbital Road which runs along the south-west of the town.
Existing site view from John Devoy roundabout Immediately Surrounding Context
5
Planning Context
The Kildare County Development Plan 2017-2023
and the Naas Town Development Plan 2011-2017
KEY
A: Town Centre (extended) are the relevant development plans for
B: Existing Infill Residential
C: New Residential the Devoy Barracks site.
E: Community & Education
F: Open Space & Amenity The vast majority of the subject site is zoned: ‘C New
G: Urban Village
H: Industry & Warehousing Residential’ with a small area of the site, along the
I: Agricultural
J: Transport & Utilities
eastern boundary, zoned ‘A Town Centre’.
K: Commercial/ Residential
L: Leisure & Amenity The objective for zoning ‘C New Residential’ is
M: Future Park/ Green Belt
‘to provide for new residential development’.
N: Neighbourhood Centre
Q: Enterprise & Employment Uses permitted in principle under this objective
R: Retail/ Commercial
U: Utilities / Services include housing as the primary use but also
W: White Land
Lands subject to future Local Area Plan
recreation, education, creche / playschool, community
New Roads Objective (Indicative Only) buildings and sheltered housing. Limited local
Pedestrian/ Cycletrack Objective (Indicative Only)
Approximate Line of Setback of Development for M7 shopping facilitates are open for consideration to
500m Intervals From Town Centre
Canal/Lakes/ Ponds serve local needs only.
Northwest Quadrant Masterplan Lands
Naas Quadrant Masterplans Lands The objective for zoning ‘A Town Centre’ is ‘to
Naas Town Council Boundary
District Centre provide for the development and improvement
of appropriate town centre uses including retail,
Naas Town Development Plan 2011-2017 (extended) residential, commercial and civic uses’.
6
New Links
POTENTIAL FUTURE
CONNECTION
The objective of the proposed development at Devoy Barracks,
Naas, is to provide an attractive and desirable residential
development, well connected to the surrounding community
and the commercial core of the town, with its own character
and sense of place within a strong public realm threaded
COMMUNAL OPEN SPACE
through the site. The development will be responsive to its POTENTIAL FUTURE
PEDESTRIAN LINK
TO OPEN SPACE PROPOSED
natural environment, making the most of ecological amenities, PEDESTRAIN LINK
THROUGH MERITS
AND KCC OFFICES
PUBLIC OPEN SPACE
such as the existing trees along the boundary with Arconagh
and Yeomanstown stream along the southern boundary. COMMUNAL OPEN SPACE
PUBLIC OPEN SPACE
A new linear open space along the eastern boundary will provide
the main north-south connection within the site. The linear park
provides a direct link to the town centre via a pedestrian link COMMUNAL OPEN SPACE
through Merits building and KCC Offices to the North East, and
connects to Elsmore housing estate to south. Provision will be
made for a possible future pedestrian connection to the north
to St Patrick's Terrace. VEHICULAR
ACCESS POINT
A new east-west pedestrian and cycle pathway provides for
possible future connectivity from the Arconagh housing estate
development to the west, through the civic space to the east.
Proposed Site Layout Plan
7
New Urban Quarter
POTENTIAL FUTURE
CONNECTION
A new urban quarter formed by:
1.
1 Strong urban edge to the new north south linear open space, with
COMMUNAL OPEN SPACE
POTENTIAL FUTURE housing of 3 to 4 storey
PEDESTRIAN LINK TO
OPEN SPACE
PROPOSED
PEDESTRAIN LINK
THROUGH MERITS AND 2.
2 2 storey housing to back onto northern and southern boundaries
KCC OFFICES
PUBLIC OPEN SPACE to protect and secure the adjacent housing rear gardens
PUBLIC OPEN SPACE
3.
3 Central housing zones to enclose communal gardens and form
COMMUNAL OPEN SPACE
strong street edges, stepping in height between the 2 and 4 storeys
4.
4 Landmarking the site entrance and linear open space with a
prominent gateway building up to 5 storeys
COMMUNAL OPEN SPACE 5.
5 Creating a pedestrian and cycle prioritised streetscape, with
generous tree planting and creation of home zones for amenity
and personal interaction, with traffic movement and parking as
secondary
VEHICULAR
ACCESS POINT
6.
6 Multi layered, functional and interlinked public amenity space
Proposed Site Layout Plan
8
New Open Space
The urban design creates a variety of landscape
characters:
Civic Space – the north south linear park / parade
provides a pedestrian / cycle route linking the site to
the MERITS building and the Kildare Council Offices.
Variety of amenity, play and rest facilities in the public realm Public Open Space – centrally located between the
housing zones and extended amenity space to the
boundary with Arconagh.
Residential Open Space – semi-public open space
amenity for the residents enclosed and overlooked
by the central housing blocks
Residential Home Zones – create living streets and
avoid dominance of carparking
Children’s play opportunities are provided throughout
the site.
The planting to be used will be focused on providing for
an improved and more diverse ecology.
Central public open space
9
3D Sketch Layout Plans
potential future
pedestrian connection The massing and composition of houses and
merits building (under construction)
duplexes, stepping from 2 storey at the outside
proposed connection via merits
and kcc offices of the site to 4 storey residential buildings,
towards the centre of the site, form public
and semi-public amenity spaces and clearly
defined streetscapes. A 5 storey apartment
building positioned, at the John Devoy
roundabout, will landmark the entrance. Also
included is suggested massing of the MERITS
building under construction and the potential
future MERITS buildings, which will form the
eastern edge of the proposed linear park /
potential future
pedestrian connection parade. The public open spaces connect the
east west pedestrian / cycle route.
arconagh housing estate
Connecting public open spaces Homezone streetscape
10Housing Mix
The proposed development provides for 221 homes, in
a range of 1, 2 and 3 bed homes, across a mix of terrace
houses, duplexes and apartments. A variety of new
homes will meet a variety of occupant needs and
provide visual diversity and richness. The proposed
tenure will be a mixture of social and affordable housing.
The layouts of all homes will be generous and exceed
the minimal spatial standards. The housing design
has been developed so that they are comfortable,
adaptable to changing needs and economical to
manage and maintain. The design aims to facilitate
future adaptability, and is accessible for older people,
HOUSING TYPES AND MIX the very young and people with disabilities.
1 Bed Homes 65 no. 29.4%
2 Bed Homes 109 no. 49.3%
3 Bed Homes 47 no. 21.3%
TOTAL 221 no. 100%
Housing mix
11Housing Design and Materials
Housing
The housing design creates a variety of homes for different
family needs, ranging from 1, 2 and 3 bed dwellings. 3 bed
dwellings are generally provided in houses and larger duplexes.
1 and 2 bed dwellings are generally provided in smaller duplexes
and apartments. A typical 2 storey house and 3 storey duplex/
apartment typology are illustrated.
Materials
Type F1: 3 Bed House - Elevation Type A2: 1 Bed Apartment / 2 Bed Duplex - Elevation
The selection of materials has been carefully considered for
their long term robustness and attractiveness. Brick is generally
used in public facing elevations, balanced with render for
1. Brick variety and also rear elevations. Terraces and balconies will
2. Balcony Railings
3. Concrete Roof Tiles have a mannered design, pitched roofs are finished in concrete
4. Render roof tiles.
1 2 3 4
Streetscape Elevation
12Amenity and Creche
Amenity
The scheme is designed to provide a variety of amenity
spaces for residents. Communal open spaces are enclosed by
perimeter blocks, overlooked by private terraces. This provides
opportunity for communal interaction and building an engaged
Creche and apartments landmark the
entrance community. Direct access to ground floor dwellings, activates
the space and ensures passive supervision against anti-social
activity. The landscape design is a combination of structured
planting and grassed activity areas.
Creche
The Creche is located at the entrance to the development.
Generous paving at the end of the north south pedestrian
route provides ease of access. Car setdown and bicycle parking
is provided for at the entrance to the creche. An external play
area is located to the rear, enclosed from the communal open
space with railings for security, and a western aspect for good
afternoon sunlight.
Communal Open Space Creche accessible from the estate
entrance
1314
Devoy Barracks
A sustainable new housing quarter,
connected seamlessly to the neighbourhood
with new landscaped open spaces.
1516
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