Devoy Barracks, Naas Residential Development Proposal - October 2020 - Land Development Agency
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Devoy Barracks, Naas Residential Development Proposal October 2020
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
Existing site view from John Devoy roundabout
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 office
accommodation 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.
The Kildare County Council offices are located to the east of the site and
adjoining the boundary is the new MERITS Building which is currently
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.
The site is accessed from an existing roundabout on the John Devoy
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 the Devoy Barracks site.
C: New Residential
E: Community & Education
F: Open Space & Amenity
The vast majority of the subject site is zoned: ‘C New
G: Urban Village Residential’ with a small area of the site, along the
H: Industry & Warehousing
I: Agricultural eastern boundary, zoned ‘A Town Centre’.
J: Transport & Utilities
K: Commercial/ Residential The objective for zoning ‘C New Residential’ is
L: Leisure & Amenity
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 include housing as the primary use but also
U: Utilities / Services
W: White Land recreation, education, creche / playschool, community
Lands subject to future Local Area Plan
New Roads Objective (Indicative Only) buildings and sheltered housing. Limited local
Pedestrian/ Cycletrack Objective (Indicative Only)
shopping facilitates are open for consideration to
Approximate Line of Setback of Development for M7
500m Intervals From Town Centre serve local needs only.
Canal/Lakes/ Ponds
Northwest Quadrant Masterplan Lands The objective for zoning ‘A Town Centre’ is ‘to
Naas Quadrant Masterplans Lands
Naas Town Council Boundary provide for the development and improvement
District Centre
of appropriate town centre uses including retail,
Naas Town Development Plan 2011-2017 (extended) residential, commercial and civic uses’.
6
New Links
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
through the site. The development will be responsive to its
natural environment, making the most of ecological amenities,
such as the existing trees along the boundary with Arconagh
and Yeomanstown stream along the southern boundary.
A new linear open space along the eastern boundary will
provide the main north-south connection through the site.
The linear park provides a direct link to the town centre via
St Patrick’s Terrace to the north, and connects to the Elsmore
housing development to south, which was recently completed.
A new east-west pedestrian and cycle pathway provides for
connectivity from the Arconagh housing estate development to
the west, through the civic space to the east.
Site Permeability
7
New Urban Quarter
john devoy roundabout A new urban quarter formed by:
5 3
1.
1 Strong urban edge to the new north south linear open space, with
7
1 4
4 housing of 3 to 4 storey
2
2.
2 Forming connectivity through open spaces on the east west route
7 3.
3 2 storey housing to back onto north and south boundaries to
2 protect and secure the adjacent housing rear gardens
4
6 4.
4 Central housing zones to enclose communal gardens and form
1 7 strong street edges, stepping in height between the 2 and 4 storey
5.
5 Landmarking the site entrance and linear open space with a
prominent gateway building
3
6.
6 Creating a pedestrian and cycle prioritised streetscape, with
generous tree planting and creation of home zones for amenity
st. patrick's terrace and personal interaction, with traffic movement and parking as
secondary
7.
7 Multi layered, functional and interlinked public amenity space
Linear public space - parade
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 to
St Patricks Terrace, the MERITS building and the
Kildare County Offices.
Playful landscapes
Public Open Space – centrally located between the
housing zones and extended amenity space to the
Gateway building at the John Devoy roundabout Arconagh housing estate.
Residential Open Space – semi-public open space
amenity for the residents enclosed and overlooked
by the central housing blocks
Well planted amenity open space
Residential Home Zones – create living strees 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
Multi layered homezones with pedestrian / cycle priority Low maintenance street planting
an improved and more diverse ecology.
9
3D Sketch Layout Plans
potential future development The massing and composition of houses and
merits building (under construction)
duplexes, stepping from 2 storey at the outside
st. patrick's terrace
of the site to 4 storey residential buildings
towards the centre of the site, to form
public and semi-public amenity spaces and
clearly defined streetscapes. 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 / 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 203 homes,
in a range of 1, 2 and 3 bed homes, across a mix of
terrace houses, duplexes and apartments, achieving an
approximate density of 51 homes per hectare. A variety
of new homes will meet a variety of occupant needs
and provide visual diversity and richness.
The layouts of all homes will be generous and exceed
the minimal spatial standards. The housing design 2 storey houses
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,
the very young and people with disabilities.
HOUSING TYPES AND MIX
1 Bed Homes 53 no. 26%
The anticipated housing mix is indicated in the
illustrated table.
2 Bed Homes 99 no. 49%
3 storey duplexes
3 Bed Homes 51 no. 25%
Housing mix
11Devoy Barracks
A sustainable new housing quarter,
connected seamlessly to the neighbourhood
with new landscaped open spaces.
1213
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