Architectural Design Statement

Proposed Residential Development

Phase 3, Earl’s Court, Kill Hill

Strategic Housing Development

ABP – 305560-19

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(this page is purposely left blank)

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TABLE OF CONTENTS

Table of Figures _________________________________________________ 4

INTRODUCTION ________________________________________________ 7

Overview _______________________________________________________________ 7

Development Description ___________________________________________________ 7

Context Overview _________________________________________________________ 7

Design Statement Overview ________________________________________________ 8

SECTION 1 – CONTEXT & SITE ANALYSIS _________________________ 10

1.1 Context Introduction _________________________________________________ 10

1.2 Population of Kill ____________________________________________________ 10

1.3 History & Archaeology _______________________________________________ 11

1.4 Amenity ___________________________________________________________ 12

1.5 Site Description ____________________________________________________ 12

1.6 Technical Context ___________________________________________________ 14

SECTION 2 - DESIGN STATEMENT _______________________________ 15

2.1 Context ___________________________________________________________ 17

2.2 Connections _______________________________________________________ 19

2.3 Inclusivity _________________________________________________________ 24

2.4 Variety ___________________________________________________________ 25

2.5 Efficiency _________________________________________________________ 28

2.6 Distinctiveness _____________________________________________________ 30

2.7 Layout ____________________________________________________________ 34

2.8 Public Realm ______________________________________________________ 37

2.9 Adaptability ________________________________________________________ 38

2.10 Privacy & Amenity _________________________________________________ 39

2.11 Parking _________________________________________________________ 40

2.12 Detailed Design ___________________________________________________ 41

SECTION 3 – UNIVERSAL DESIGN ________________________________ 45

Universal Design Statement _______________________________________________ 45

SECTION 4 - KEY VIEWS ________________________________________ 49

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TABLE OF FIGURES

Figure 1 - View of Kill Town from Kill Hill (unaffected by the subject application) .................... 6

Figure 2 - View of Proposed Development .............................................................................. 9

Figure 3 Application site shown outlined in red in context of Kill, Co. Kildare ........................ 10

Figure 4 - Archaeological Context overview by NMP Landscape Architects .......................... 11

Figure 5 Kildare County Council Development Plan Objectives for Kill ................................. 12

Figure 6 Site Opportunity & Strategy ..................................................................................... 13

Figure 7 Urban Design Manual Criteria 01 - 06 ..................................................................... 15

Figure 8 Urban Design Manual Criteria 07 - 12 ..................................................................... 16

Figure 9 - Kill Hill as the Key Design Generator ..................................................................... 17

Figure 10 View from Phase 2 of the Earl's Court Development at the entrance to the new

scheme .................................................................................................................................. 18

Figure 11 Pedestrian, Cycle & Vehicular Access ................................................................... 20

Figure 12 Perimeter Blocks & Roads Hierarchy .................................................................... 21

Figure 13 Cycle / Pedestrian Connection to the Naas to Kill Cycle Scheme .......................... 22

Figure 14 Traffic Calming works on The Avenue, Earl's Court as completed by the applicant

.............................................................................................................................................. 24

Figure 15 House Types ......................................................................................................... 26

Figure 16 Housing Mix ........................................................................................................... 26

Figure 17 Public Open Space Program by NMP Landscape Architects ................................ 27

Figure 18 Tree & Hedgerow Impact of the 2018 & the subject Planning Applications ........... 28

Figure 19 - Sun & Wind Diagram by NMP Architecture ......................................................... 30

Figure 20 Character Area 1 Palette ....................................................................................... 31

Figure 21 Character Area 2 Palette ....................................................................................... 32

Figure 22 NMP Landscape Architect’s Concept Image ......................................................... 32

Figure 23 NMP Landscape Masterplan ................................................................................. 33

Figure 24 Concept Images for the proposed ‘ribbon’ heritage trail by NMP Landscape

Architects ............................................................................................................................... 34

Figure 25 Parking Strategy .................................................................................................... 35

Figure 26 Semi Detached Houses & Parking Efficiency ........................................................ 36

Figure 27 Strong Urban Edges with Careful Management of Car-Parking ............................. 37

Figure 28 Open Space Hierarchy by NMP Landscape Architects .......................................... 38

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Figure 29 Table 17.5 of the CDP - Private Open Space Requirements for Dwelling Houses 39

Figure 30 Car Parking Provision ............................................................................................ 40

Figure 31 - Bin Storage Refence Image ................................................................................ 41

Figure 32 - Sound insulation performance requirements for glazing, SRI (dB) ...................... 43

Figure 33 - Location of Glazing Type 2 .................................................................................. 44

Figure 34 View 1 ................................................................................................................ 49

Figure 35 View 2 ................................................................................................................ 50

Figure 36 View 3 ............................................................................................................... 51

Figure 37 View 4 ................................................................................................................ 52

Figure 38 View 5 ................................................................................................................ 53

Figure 39 View 6 ................................................................................................................ 54

Figure 40 View 7 ............................................................................................................... 55

Figure 41 View 8 ................................................................................................................ 56

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Figure 1 - View of Kill Town from Kill Hill (unaffected by the subject application)

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INTRODUCTION

Overview

This design statement has been prepared in support of a planning application by McCourt

Investments Limited (the applicant) for a new residential development on lands measuring

6.33 hectares at Earl’s Court, Kill Hill, Kill Co. Kildare.

The proposed development will be the third and final phase of the Earl’s Court development.

The development will complete the estate and provide passive surveillance to Kill Hill along

with a new heritage trail accessing same.

NMP Architecture have prepared a Landscape Design Statement which should be read in

conjunction with this report.

Development Description

The application is for a residential development of 167 no. dwellings, 1 no. vehicular link at

Kill Hill Lane, 1 no. vehicular connection to The Avenue, Earl’s Court, two further

pedestrian/cycle links at No. 16 The Green and 52 The Drive, Earl’s Court, the provision of a

new Heritage Trail and all associated and ancillary site development works.

The 167 proposed dwellings are broken down as follows:

Houses: 107 no. 64%

Apartments: 60 no. 36%

13 no. 1-bed units 8%

66 no. 2-bed units 40%

71 no. 3-bed units 42%

17 no. 4-bed units 10%

Context Overview

The site sits between a national monument (Kill Hill) and Scoil Bhríde National School. Kill Hill

was classified as a Hillfort in 2018 and is a significant landmark in the area. Further national

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monuments are located to the south of the site. The overarching strategy of the residential

scheme layout centres around an engagement with Kill Hill and the rich archaeological

heritage at this location

The proposed residential development and the heritage trail results from extensive

consultation with the Department of Culture, Heritage & the Gaeltacht (DCHG). The

archaeological strategy is unchanged from the 2018 planning application (Reg. Ref. ABP –

3030298-18), the principals of which were accepted by the DCHG. Please refer to

Correspondence with the Department of Heritage at Appendix N.

The development also includes extensive landscaping proposals by NMP Landscape

Architects (36% of the net area). Please refer to the Landscape Design Statement enclosed.

The proposed development in the eastern environs of Kill, immediately adjacent to Scoil

Bhríde National School. The site for the school was ceded to the Department of Education by

the applicant and the granting of planning permission for a residential development on the site

formed a part of this agreement. Please refer to Appendix K Important and Pertinent

Background for further details.. The site is currently a greenfield site consisting of a network

of fields & hedgerows.

Design Statement Overview

The proposed development takes cognisance of the Kildare County Development Plan 2017-

2023 and other guidance as listed below. Detailed planning history has been provided in

Simon Clear & Associates Planning Context Report

The purpose of this design report is to describe the development in detail including

information relating to the context, design, access. The report is divided into the following

sections:-

Sitting between Scoil Bhríde & Kill Hillfort, the final phase of the Earl’s Court development introduces passive surveillance to this area and connects the Hill Fort to the town

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Section 1 – Context & Site Analysis

Section 2 – Design Statement & Methodology.

Section 3 – Universal Design Statement

Section 4 – Key Views

Figure 2 - View of Proposed Development

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SECTION 1 – CONTEXT & SITE ANALYSIS

1.1 Context Introduction

Figure 3 Application site shown outlined in red in context of Kill, Co. Kildare

The site, measuring 6.33ha, is located in the eastern environs of Kill, Co. Kildare, adjacent to

Scoil Bhríde National School. Kill is located along the N7 National Primary Route, which is

one of the most significant national transportation routes in the country. The town is 27km

from Dublin and 5km northeast of Naas.

1.2 Population of Kill

The population of Kill has risen steadily over the past two decades. In 2002 the population of

the town was 2,246, increasing by 12% to 2,510 persons in 2006. In the 2011 Census the

population had increased to 3,095 or by 23.3% on the 2006 figure. In the 2016 Census the

population had risen again to 3,348 or by 8% on the 2011 figure.

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1.3 History & Archaeology

The area around Kill has been settled from the very earliest times. Evidence of this can be

seen on the inscribed stones which have been found in the locality, the rock art which has

been dated back to the Neolithic or Stone Age period. The most famous of these stones (the

Kilwarden Stone) is now held in the National Museum.

As discussed further below, the rich archaeological context is a key design generator for the

proposed development.

Figure 4 - Archaeological Context overview by NMP Landscape Architects

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1.4 Amenity

Kill enjoys a range of recreational & amenity assets, including the GAA grounds, Kill Soccer

Club, equestrian schools & centres and numerous golf courses in the vicinity. The town has

ample open spaces and the banks of the Kill River are well maintained and include the

recently developed woodland walk. The proposed Kill Heritage trail discussed later in this

document seeks to improve the overall recreational amenity of Kill while seeking to protect

and enhance the national monuments in the area through their recognition and

understanding.

Figure 5 Kildare County Council Development Plan Objectives for Kill

1.5 Site Description

The site is bounded by the east by the national monument of Kill Hill, which is a significant

landmark in the area and the key design generator of the proposed development. The site

slopes upwards towards Kill Hill. Further national monuments are located to the south and

together with Kill Hill, these have led to the design of the proposed heritage trail by Icon

Archaeology and NMP Landscape Architects.

Phase 2 of the Earl’s Court Development lies to the west of the site and presents rear

gardens to the site. Scoil Bríde lies to the north-east with Kill Hill Lane / Slí na Naomh to the

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north of the site. The M7 Motorway is a short (850m) distance away and provides easy

access to Dublin, Limerick and beyond.

The site is currently a greenfield site consisting of a network of fields & hedgerows. A full

arborist report has been prepared by Felim Sheridan of Arborists Associates Ltd and has

been included with the application.

110KV overhead ESB lines traverse the site and development is set back from these lines by

20m as required by the ESB. These lines are installed at a height of 25m and timber pylons

are located outside the site. These measures ensure minimal impact of the power lines on the

development.

Significant buffer zones to the national monuments to the east and south have been agreed

with the Department of Culture, Heritage & the Gaeltacht and these have been provided as

part of the proposed scheme.

Figure 6 Site Opportunity & Strategy

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1.6 Technical Context

The proposed scheme has been developed in a manner which employs best practice in urban

design and having regard to the following policy documents:

• Best Practice Guidelines for Delivering Homes Sustaining Communities

• Sustainable Residential Development in Urban Areas

• Quality Housing for Sustainable Communities 2007

• Design Standards for New Apartments- Guidelines for Planning Authorities 2018

• Design Manual for Urban Roads and Streets - updated 2019

• Urban Design Manual – A Best Practice Guide May 2009

• Kildare County Council Development Plan 2017-2023

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SECTION 2 - DESIGN STATEMENT

The design rationale outlined below outlines the key criteria considered in the design process for the

proposed residential scheme on the site under the 12 criteria set out in the Urban Design Manual – A

Best Practice Guide 2009.

Figure 7 Urban Design Manual Criteria 01 - 06

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Figure 8 Urban Design Manual Criteria 07 - 12

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2.1 Context

How does the development respond to its surroundings?

The context of the site has been carefully considered with its unique constraints and

opportunities which inform the design.

The most important of these is Kill Hill which sites on the eastern side of the site. Kill Hill was

classified as a Hillfort in 2018 and is a significant landmark in the area. Kill Hill is the key

design generator for the scheme with most houses and all open space addressing and

responding to the Hillfort.

Figure 9 - Kill Hill as the Key Design Generator

Further national monuments are located to the south and south-east of the site, including a

Motte & Bailey, a Ringfort, an Enclosure and a Fulacht Fiadth. John Kavanagh of Icon

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Archaeology has designed a 2.5km looped Heritage Trail for Kill. The Heritage trail picks up

10 points of Archaoelogical interest. Approximately 1 km of the trail is located within the

subject site and will be delivered as part of the development. The looped trail will provide

excellent amenity to new and existing residents in Kill. Please refer Appendix R Kill Hill

Heritage Trail 0518 and Appendix S Kill Hill Heritage Trail High Level Design 0718

The site is bounded on the west by Phase 2 of the Earl’s Court Development and by Scoil

Bhríde National School. The existing houses ‘back on’ to the site and there is evidence of

anti-social behaviour such as beer cans and rubbish. The proposal will complete the

development and provide excellent passive surveillance throughout the scheme and onto Kill

Hill. The proposed tree-lined pedestrian / cycle / vehicular link between the scheme and

Phase 2 of the development will enjoy a beautiful aspect in both directions. On the approach

to the new scheme, the vista will include a public open space in the foreground, will Kill Hill in

the background. Leaving the new scheme and approaching Phase 2, the vista will include

public open space in the foreground with the spire of St. John’s Church in the background.

Figure 10 View from Phase 2 of the Earl's Court Development at the entrance to the new scheme

The site is bounded on the north-west by Scoil Bhríde. The site for Scoil Bhríde was provided

by the applicant to the Department of Education, as part of an agreement to grant planning

permission for residential development on the site (Please refer to Appendix K - Important

and Pertinent Background for further details ). A pre-school was opened at Scoil Bhríde in

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2011. Scoil Bhríde is identified in the Kildare CDP as a 960 pupil school, however according

to the school website, only 640 children in total attend the school (66% of the total capacity)

The site is bounded to the north by Kill Hill Lane / Slí Na Naomh which is a gravel lane and

cul-de-sac currently serving a number of detached residents. It is proposed to upgrade this

road as part of the development and provide a 6m road with 2m footpaths on both sides. The

main entrance to the development is via this road.

A full arborist assessment has been carried out by Felim Sheridan or Arborists Associates

Limited. Existing hedgerows and trees will be retained and enhanced where possible.

2.2 Connections

How well connected is the new neighbourhood?

The town of Kill lies immediately to the south of the N7, the main arterial route to the south

west of the country. The village contains a small supermarket, chemist, restaurant and other

small shops and service providers, together with two churches and a primary school.

The site is in the north-eastern side of Kill and is 700m from the centre of the town and 150m

from Scoil Bhride Primary School. The relatively compact nature of the town means

everywhere is walkable. The site entrance is a 700m / 6min walk from the bus stop at St.

Bridget’s Church

The development (Phase 3, Earl’s Court) is proposed to have 1 no. vehicular & cycle/

pedestrian connection and 2 further pedestrian / cycle connections into the existing Phase 2

of Earl’s Court. These connections enjoy excellent passive surveillance and views of Kill Hill.

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Figure 11 Pedestrian, Cycle & Vehicular Access

A hierarchy of streets is generated, with the primary route following the key desire line from

north to south, and secondary streets that integrate with public open spaces. Routes and

blocks are interspersed with views of Kill Hill.

Throughout the scheme, views of Kill Hill are framed by strong building lines. Fingers of

perimeter blocks form public open spaces. The street pattern takes account of the contours

and topography of the site. The proposed development is fully permeable with four access

points distributed across the site for pedestrians and cyclists, and two of these are also

available to vehicles.

As a result, there is an appropriate level of connectivity throughout the development.

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Figure 12 Perimeter Blocks & Roads Hierarchy

The layout priorities the pedestrian and cyclist, with links to Kill, Kill Hill, the N7 and public

transport from the town of Kill. Cyclists can safely access the proposed Naas to Kill Cycle

Scheme - Reference P82017.014. An appropriate hierarchy of streets is provided in

compliance with DMURS. Please see NRB Consulting’s Transportation Assessment Report.

A DMURS compliance statement is included in this report.

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Figure 13 Cycle / Pedestrian Connection to the Naas to Kill Cycle Scheme

2 no. vehicular access points are included in the scheme including 1 no. linking the scheme

with Phase 2 of the development. The previous application included 3 no. vehicular access

points. An Bord Pleanala’s second reason for refusal of the previous planning application

(Reg. Ref. ABP – 3030298-18) stated that the proposed two no. vehicular links to the existing

estate at Earl’s Court would create a traffic hazard for pedestrians and should be removed.

The following note was included in the decision:

As a result of the above, the scheme presented to Kildare County Council at the Section 247

Meetings on the 13th June and the 15th August 2019 did not include any vehicular link

between the proposed scheme (Phase 3) and the existing Earl’s Court residential

development (Phase 2). It was pointed out by KCC at these meetings that without a link

between the two phases of the development, each phase would only be served by one

vehicular access point. The council felt that this has the potential to create traffic and safety

issues going forward. (Please refer to Appendix D – Section 247 Meeting Notes enclosed)

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Following the recommendation of KCC to include at least one vehicular link between the two

in order to avoid traffic and safety issues, a vehicular link is provided between the proposed

scheme and The Avenue, Earl’s Court.

Kildare County Council were unequivocal in their support for the vehicular link in their Opinion

to the proposals presented at Pre-Application Consultation stage, stating that:

On review of the submitted drawings, the Roads, Transportation & Public Safety Department

is strongly of the view that it is imperative to have vehicular link with the Earl’s Court

residential development and the proposed strategic housing development, (“Road 11” of the

proposed development). This is to prevent greater traffic loading at the junction with the L-

2104 local road. More importantly, this second access point would also prove to be extremely

beneficial from a health and safety perspective of residents for both Earl’s Court and the

proposed development in providing alternative access points for both sites to emergency

vehicles in the event of one of the entrances onto the L-2014 local road was inaccessible due

to some unforeseen event.

To alleviate any concerns with respect to a traffic hazard, traffic calming measures on The

Avenue were discussed and a subsequent follow up meeting took place on site with John O’

Connor, George Willoughby (Roads Department KCC) and Paul Makhuza (Development

Control Engineer, KCC) on the 20th August 2019. These measures have been agreed with

KCC and implemented by the applicant. Please refer to JFOC drawing 00.129.PD502 and a

letter from Kildare County Council contained in Appendix G Taking in Charge

Correspondence

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Figure 14 Traffic Calming works on The Avenue, Earl's Court as completed by the applicant

The proposed Heritage trail is 2-2.5km in length of which approximately a third is proposed to

be delivered as part of this planning application. The Heritage Trail will increase the relevance

and perceived value of the archaeological monuments in Kill, a highly effective means of long

term protection for monuments, as well as providing the amenity of a looped 2.5km foot- and

cycle-path for local residents and visitors.

2.3 Inclusivity

The proposed development has been designed with due regard to the principles of DMURS,

universal design, including the ‘Building for everyone’ publications.

Main features as follows-

• All houses 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.

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• 30 no. ground floor apartments and 4 no. single storey houses have been provided

ranging in size from 1-Bed to 3-Bed dwellings.

• 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 51.5 sm² (1 bedroom apartment type G1) to 147m² (4 bedroom house type K) with

a variety of 1, 2, 3, and 4 bedroom designs.

• The proposed housing presents a positive aspect to passers-by, avoiding unnecessary

physical and visual barriers.

• A range of public, communal and private amenity spaces have been provided. Please

refer to NMP Landscape Architects Landscape Design Statement enclosed.

• The network of roads, paths and cycle routes ensure full permeability throughout the

scheme.

Further details can be found at the Universal Design Statement at Section 4 below.

2.4 Variety

How does the development promote a good mix of activities?

The proposal creates an extension to the existing residential developments located in Earl’s

Court and compliments the established pattern of Kill Village. Across the scheme there are 21

no. different house types and 4 no. different apartment/ duplex types arranged in perimeter

blocks. (21 in 167 = 12% variety ratio).

These vary in form and are detached, terraced & semi-detached. The Table below sets out

the varied housing mix. The provision of a broad spectrum of dwelling types ensures the

scheme will attract the most people.

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Figure 15 House Types

Existing housing in Kill consists of largely 3 & 4 bedroom dwellings. While the greatest

demand in the area remains family type homes, the proposed development includes 47% 1 &

2-bedroom dwellings. These dwellings will add to the choice available in the area.

Figure 16 Housing Mix

Further details can be found in Appendix F Statement on Housing Mix

A range of open space is provided throughout the development with each unit having access

to private open space, communal open space and public open space. The public open space

has been meticulously designed by NMP Landscape Architects providing a range of

experiences and activities. Further details can be found in the Landscape Design Statement

House Type Bedrooms Typology Persons Total

A 3 2.5 Storey House 5 2

B 4 2.5 Storey House 7 4

C 3 2 Storey House 5 22

D 2 Apartment 4 18

E 2 Apartment 4 18

F 3 2 Storey House 5 5

G1 1 Apartment 2 10

G2 1 Apartment 2 2

G3 2 Apartment 4 2

G4 2 Apartment 4 10

H 3 2 Storey House 5 24

H2 3 2 Storey House 5 9

J 3 1 Storey House 6 2

K 4 2 Storey House 7 13

L 2 2 Storey House 4 14

L2 2 2 Storey House 4 3

M 2 1 Storey House 4 1

N 3 2 Storey House 5 7

P 1 1 Storey House 2 1

Total no. of Houses 167

1 beds 13

2 beds 66

3 beds 71

4 beds 17

8%

40%

43%

10%

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Figure 17 Public Open Space Program by NMP Landscape Architects

The proposed heritage trail provides amenity and connections for existing and new residents.

Kill is already well catered for with shops, schools & creches. Please refer to the Social

Infrastructure Assessment Report by Simon Clear & Associates enclosed.

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2.5 Efficiency

How does the development make appropriate use of resources, including land? At 35 dwellings per hectare, the scheme is at an appropriate density for the location, taking

into account the proximity to Kill Hill and the pattern of existing development in the area.

Detailed landscape designs have been provided for the buffer zones to the National

Monuments and to the overhead ESB. All proposals within the archaeological buffer zone

result from recommendations by Icon Archaeology and consultation with the DCHG.

Existing trees and hedgerows are maintained where possible providing amenity, shelter and

biodiversity.

Figure 18 Tree & Hedgerow Impact of the 2018 & the subject Planning Applications

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The impact on trees & hedgerows is consistent with the 2018 planning application, with the

following changes:

• A portion of hedgerow 3 (running east-west across the centre of the site) which was to

be removed under the 2018 application is proposed to be retained

• Clarity around ownership of trees and hedgerows on the boundary with the existing

Earl’s Court estate has been established. It is proposed that the apartment & house

owners will enter a covenant with the management company to ensure the protection

of the trees & hedgerows in this area and avoiding any issues associated with the

creation of a ‘no mans land’ between back gardens

• Tree No. 0857, a mature Ash along the western boundary with the existing residential

development known as ‘Earl Court’. This tree was noted in the arborists initial tree

survey as twin-stemmed from near base with an acute union formation which has now

started to split apart and now poses a risk to the adjoining residential properties to the

west and would also be a high risk to the proposed development. As a result, it is now

being recommended for removal as the most appropriate management option and its

category grade has changed from a ‘B’ to a ‘U’.

Please refer to the Arborist Assessment Report by Arborists Associates Ltd, Faith Wilson’s

Ecological Impact Assessment and NMP Landscape Architect’s drawings & design statement

enclosed

Buildings, gardens and public spaces are laid out to exploit the best solar orientation. Most

gardens are orientated south, west or east. Where gardens are orientated to the north,

parking is generally provided to the side allowing sunshine enter the gardens from the front of

the houses.

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Figure 19 - Sun & Wind Diagram by NMP Architecture

2.6 Distinctiveness

Successful residential schemes strike a balance between a consistent overall theme, with

enough variety to provide interest and to avoid monotony. To achieve this aim, the

architectural style is broadly consistent, while the landscape architecture provides a rich

variety of experience across the public realm.

21 no. individual house-types have been designed, each with consistent but distinctive

elevations and expression. 2 no. character areas have been provided to further enhance the

sense of place.

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The two character areas are comprised of the same type of construction and materials. Each

will have distinct but complimentary choices of:

- Brick colour

- Render colour

- Roof tile colour

- Window frame colour

The dwellings across both character areas will form a consistent backdrop to highly distinctive

public open spaces, thus providing an appropriate and pleasing balance between

cohesiveness and variety.

:

Character Area 1:

Character Area 1 is comprised of the apartment scheme to the front of the development

(Block G).

Figure 20 Character Area 1 Palette

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Character Area 2:

Character Area 2 is comprised of the balance of the scheme.

Figure 21 Character Area 2 Palette

Landscape Architecture

14 no. distinct landscape / public realm experiences have been carefully and expertly

designed by NMP Landscape Architects.

Figure 22 NMP Landscape Architect’s Concept Image

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Figure 23 NMP Landscape Masterplan

.

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The various of public realm experiences are connected with a ‘ribbon’ heritage trail.

Figure 24 Concept Images for the proposed ‘ribbon’ heritage trail by NMP Landscape Architects

Further information and detailed design can be found in NMP Landscape Design Statement

and drawings enclosed.

2.7 Layout

How does the proposal create people friendly streets and spaces? Since the 2018 planning application ( Reg. Ref. ABP – 305560-19), the entrance to the

development from Kill Lane has been moved, ensuring good activity on both sides of this

road. There is a strong design emphasis on street engagement and passive surveillance of

open spaces. The pattern of carparking for dwelling lies largely between the dwellings, behind

the building line, or parallel on-street parking.

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Figure 25 Parking Strategy

Semi-detached dwellings remain a critical part of the parking strategy on the site, where cars

are tucked between the houses. Terrace housing with perpendicular car parking to the front

leads to streets that are dominated by cars with little or no scope for verges and planting. When

carefully designed, Semi-detached houses with parking to the side take up about the same

amount of space as Terraced housing with parking to the front.

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Figure 26 Semi Detached Houses & Parking Efficiency

Streets and public open spaces are enclosed by buildings rather than cars. This allows streets

to be enjoyed as real public spaces.

Perimeter Blocks create a complete and coherent neighbourhood. A variety of blocks are

formed:

- to ‘close’ the existing perimeter blocks from the Earls Court Development;

- to ‘close’ or engage with St. Brigid’s National School;

- to overlook and engage with Kill Hill Lane.

- To frame views to Kill Hill

Strong, formal buildings lines predominate, providing a clarity of organisation, softening as they

overlook Kill Hill, and ensuring maximum passive surveillance of all streets and open spaces.

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Figure 27 Strong Urban Edges with Careful Management of Car-Parking

2.8 Public Realm

How safe, secure and enjoyable are the public areas?

There is a strong design emphasis on street engagement and passive surveillance of open

spaces. As described above, active building facades face the Public open spaces, with careful

management of car-parking. This approach provides clarity between public and private realm,

ensuring full passive surveillance and a safe environment for residents. The use of screen walls

have been minimised

Most houses and all public open spaces address Kill Hill, which is a unique and distinctive

feature in the area. Detailed design of the public realm can be found in NMP Landscape

Architects Landscape Design Statement

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Figure 28 Open Space Hierarchy by NMP Landscape Architects

2.9 Adaptability

How will the buildings cope with change? All house types are designed to meet the requirements ‘Quality Housing for Sustainable

Communities’ (2007) and apartments in accordance with ‘Design Standards for New

Apartments- Guidelines for Planning Authorities’ 2018 and in many instances more generous

internal spaces are proposed to increase the quality of the unit types.

The buildings will be constructed of traditional construction, heavily insulated with internal

layouts that can be easily adapted in the future. There is also potential for future expansion into

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the roof spaces of certain dwellings or into the rear gardens which have been generously sized

in some cases.

The houses will be constructed to current building regulation standards delivering a minimum

A3 energy rating.

The parking strategy of placing car-parking to the side of the houses provides for maximum

adaptability in the future where reduced car-ownership is anticipated. House extensions to the

side are far more successful than those to the front or rear as they have minimal impact on

light, access and connections from the house to the garden and street.

2.10 Privacy & Amenity

How does the scheme provide a decent standard of amenity?

Proposed houses are served by rear gardens in accordance with Table 17.5 Private Open

Space Requirements for Dwelling Houses of the County Development Plan extract below.

Figure 29 Table 17.5 of the CDP - Private Open Space Requirements for Dwelling Houses

Apartments are provided with private amenity space to meet, and in many cases exceed, the

requirements set out in ‘Design Standards for New Apartments- Guidelines for Planning

Authorities’ 2018

Formal planting and on curtilage parking areas are provided to the side and/or front of the

dwellings proposed creating a defensible space between the public road and the built edge.

Please refer to NMP Landscape Architects Landscape Design Statement for details.

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Wide fronted house types are provided with bedrooms orientated to the front of the house to

prevent overlooking of private rear gardens.

Internal storage is provided as per the requirements of the ‘Quality Housing for Sustainable

Communities - Design Guidelines’ 2007 & ‘Design Standards for New Apartments’ 2018

Each area is set out in the Housing Quality Assessment document accompanying this

application at Appendix M.

2.11 Parking

How will the parking be secure and attractive?

All houses are provided with 2 parking spaces and apartments are provided with 1 space. A

further 10% have been added as visitor spaces.

Figure 30 Car Parking Provision

Spaces are either in curtilage or, where they are on street, enjoy ample passive surveillance.

As set out at Section 2.7 above, pattern of carparking for dwelling lies largely between the

dwellings, behind the building line, or parallel on-street parking, allowing streets and public

open spaces to be enjoyed as urban places. All car parking spaces benefit from excellent

passive surveillance.

Bicycle parking for apartments is provided at a rate of 1 space per bedroom. House occupiers

may keep their bicycles securely on curtilage.

2 per House 214

1 per Apartment 60

Visitor Spaces 10% 17

Total 291

Parking Spaces

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2.12 Detailed Design

How well thought through is the building and landscape design?

The proposed houses are predominately 2 storeys, and the apartment/ duplex blocks are 2.5

storeys, all built of traditional construction. There is a mix of elevation treatments to create

distinct character areas and visual interest within the development. The housing layout

proposed ensures that dwellings relate appropriately to each other in terms of scale, access

and detailed design as well as the wider context.

As with the public realm areas, the proposed houses will be finished to a high standard in

materials suitable for the context/location of the scheme.

Walls will be finished in selected brickwork to public areas and exposed gables and coloured

render with traditional tiled pitched roofs. The 2 character areas offer variations on the

brickwork and render combinations. The colour palette chosen will be sympathetic to the

existing residential properties adjacent the development.

Car parking forms an integral part of the public realm and is designed carefully so as not to

dominate as previously mentioned.

Where bin stores are required to duplex and mid-terrace housing it is proposed to locate them

to the front of the dwellings where possible for ease of access. Care has been taken to

integrate bin storage into the defensible areas of each terraced dwelling. These will be built

from matching brick and the openings & lid will be clad from hardwearing treated timber.

Figure 31 - Bin Storage Refence Image

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Bicycle parking for apartments is provided at a rate of 1 space per bedroom. House occupiers

may keep their bicycles securely on curtilage.

Further details of the public realm detailed design can be found in NMP Landscape Architects

Landscape Statement enclosed.

We refer the Planning Authority to the accompanying architectural plans and site plan that

illustrate the general relationship between houses, accessibility, design quality of street and

footpaths, permeability between amenities, passive surveillance of the public realm. This

results in a housing scheme that 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.

Please also refer to Appendix Q - Materials and Finished Report and Appendix L - Building

Life Cycle Report.

SuDS aims to deal in an integrated way with the issues of water quantity, quality and amenity.

It works on the following principles:

- managing surface water run-off on-site as near to source as possible;

- slowing down run-off;

- treating it naturally; and

- releasing good quality surface water to watercourses or groundwater.

SuDS techniques comprise a flexible series of options, which allow the drainage

designer to select those systems that best suit the circumstances of the site. In

accordance with the SuDS philosophy, a Surface Water Treatment Train approach has

been applied to the design of the surface water drainage on this site. The techniques

that have been applied here have been selected to suit this site topography, ground

conditions and receiving environment. Please refer to POGA Consulting Engineers Planning

Report for further information

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The enclosed AWN Consulting’s Inward Noise Assessment concludes that noise levels

across the development site are below the undesirably high threshold noise levels set within

the Kildare Noise Action plan

As is the case in most buildings, the glazed elements of the building envelope are typically

the weakest element from a sound insulation perspective. On review of the calculated noise

levels across the development site over day and night-time periods, two glazing specifications

have been determined for the residential properties in order to achieve the recommended

internal noise levels for day and night-time periods within living rooms and bedrooms.

In this instance, glazing Type 1 offering a minimum sound insulation performance of 33dB Rw

is deemed suitable for the majority of properties across the development site. A standard

thermal double glazed system will typically achieve this level of performance. Type 2

providing an enhanced sound insulation performance of 37dB Rw or greater is recommended

for properties within higher noise zones. The table below sets out the required sound

insulation performance per octave band for the glazing specification.

Figure 32 - Sound insulation performance requirements for glazing, SRI (dB)

The proposed locations for Type 2 glazing are indicated below.

The ventilation strategy for the development will be in accordance with Part F of the Building

Regulations and will be finalised at the detail design stage. Options which will be considered

in order to achieve compliance with background ventilation requirements will be adjustable hit

and miss acoustic ventilators or trickle vents built into the façade or window frames

respectively. For glazing Type 1, any installed window or wall ventilation will be required to

achieve a minimum Dn,e,w rating value of 34dB. For glazing Type 2, any installed window or

wall ventilation will be required to achieve a minimum Dn,e,w rating value of 38dB. Please

refer to AWN Consulting’s Inward Noise Assessment enclosed for further details.

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Figure 33 - Location of Glazing Type 2

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SECTION 3 – UNIVERSAL DESIGN

Universal Design Statement

What is Universal Design?

Universal Design is the design and composition of an environment so that it can be accessed,

understood and used to the greatest extent possible by all people, regardless of their age,

size or disability. This includes public places in the built environment such as buildings,

streets or spaces that the public have access to; products and services provided in those

places; and systems that are available including information and communications technology

(ICT).

(Disability Act, 2005)

This Universal Design Statement is provided to confirm that the proposed development has

been designed to comply with the Principals of Universal Design, the relevant Building

Regulations, relevant Development Plan requirements taking cognisance of other national

and international guidelines and best practice.

Standards & Guidelines

The Development is required and designed to provide compliance with the following:

- The Building Regulations 1997-2020, Specifically Technical Guidance Document Part M

(Access & Use)

- Kildare County Development Plan

The design team has been guided in its approach from preliminary design stage by the

following documents:

- The National Disability Authority in Ireland (NDA) - Building for Everyone

- The National Disability Authority in Ireland (NDA) – Principals of Universal Design

- BSI (2018), BS8300-1: Design of an accessible and inclusive built environment, Part 1:

External Environment –

Code of Practice

- BSI (2018), BS8300-2: Design of an accessible and inclusive built environment, Part 1:

Buildings – Code of Practice

- DMURS – Design Manual for Urban Roads and Streets.

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Compliance

Technical Guidance Document Part M provides guidance in relation to providing compliance

with the requirements of Part M of the second schedule of the Building Regulations and

provides as follows:

Part M aims to foster an inclusive approach to the design and construction of the built

environment. The requirements of Part M (M1-M4) aim to ensure that regardless of age, size

or disability:

(A) New buildings other than dwellings are accessible and useable:

(B) Extensions to existing buildings other than dwellings are where practicable,

accessible and useable;

(C) Material alterations to existing buildings other than dwellings increase the

accessibility and usability of existing buildings where practicable.

Design & Compliance Approach

Where works are carried out in accordance with the guidance within Technical Guidance

Document Part M 2010, this will, prima facie, indicate compliance with Part M of the Second

Schedule of The Building Regulations (as amended). The Design team is committed to

achieving universal access throughout the proposed development within the built

environment and the public realm.

Public Realm and Approach

The provision of independently accessible means of approach to the accessible entrance(s)

of a building and means of circulation within a building.in accordance with Section 1.1 of TGD

Part M 2010.

In some instances, due to the sloping nature of the site, ramped access to the front door is not

possible, and is provided to the rear entrance, with ambulant stairs provided to the front door.

Please refer to JFOC dwelling type drawings & NMP Landscape Architects Landscape

Design Statement for further information

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Independent Accessibility

The provision of entrances to buildings that are independently accessible and avoid

segregation based on a person’s level of ability in accordance with Section 1.2 of TGD Part M

2010. The following are provided in accordance with TGD Part M Section 1.1

As above, the majority of dwellings are provided with level access. First floor duplex units are

provided with Ambulant Disabled stairways in accordance with TGD Part M Section 1.1.3.5

stepped access. The design including materials and lighting of entrance doors makes them

easily identifiable. Entrance doors are provided with a minimum leading edge of 300mm.

Sanitary Fittings

Independently accessible sanitary facilities that meet the needs of people with a wide range

of abilities have been provided in accordance with Section 3.4 of TGD Part M 2010.

Accessibility

Dwelling houses and apartments have been designed to provide for adaptability as resident

requirements change over time. Reference to The National Disability Authority in Ireland

(NDA) - Building for Everyone – A5 Lifetime Home Standards (Refer to Diagram 1 & 2).

Provision includes for:

- Where car parking is provided on the curtilage of a house, it is located close to the

front door. Car parking is located behind the access route to the front door such as not to

impede level access.

- Level access or gently sloping is provided from car parking space to front doors

- Stairwells and lifts are located centrally and close to the front door. Distances between

entrance stairwells is kept to a minimum.

- The majority of living rooms are located at entrance level.

- Two and three storey houses have adequate space to allow for the provision of a ground

floor bedroom if required.

- Two and three storey houses are designed to allow for horizontal and vertical

extension for the provision of additional space if so required.

- Generally Internal walls within apartments constructed in lightweight stud partitions

providing for future adaptability.

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Simple and Intuitive Work

Use of the design is easy to understand, regardless of the user's experience, knowledge,

language skills, or current concentration level. Guidelines:

3a. Eliminate unnecessary complexity.

3b. Be consistent with user expectations and intuition.

3c. Accommodate a wide range of literacy and language skills.

3d. Arrange information consistent with its importance.

3e. Provide effective prompting and feedback during and after task completion.

- Pedestrian and bicycle routes throughout the development provide direct connectivity

- A clear street hierarchy provides a consistent appreciation of place and of way finding.

- Node houses are situated at prominent positions to assist for wayfinding for pedestrians,

cyclists and motorists.

- Raised traffic tables, bends and landscaping on roads in conjunction with visual contrasts to

surface and footpaths within home zones provides for a pedestrian and cyclist priority

environment, designed to encourage low vehicular speed. Please refer to JFOC Drawing

00.129.PD503 for details

Conclusion

The development has been designed to so that it can be accessed, understood and used to

the greatest extent possible by all people, regardless of their age, size or disability. This

includes public places in the built environment such as buildings, streets or spaces that the

public have access to.

Prior to construction Disability Accessibility Certificates will be required for the following:

- Apartment Block G, Units 1 -24 including associated landscaped areas.

- Apartments Type Q & R, Units 87-94 including associated landscaped areas.

- Apartments Type D&E Types, Units 113 – 140 including associated landscaped areas.

The Building Control (Amendment) Regulations 2014, will be applicable to all Residential

Apartments & Dwelling houses, Evidence of compliance with the Building Regulations will be

provided to the Local Authority under this process.

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SECTION 4 - KEY VIEWS

Figure 34 View 1

Key Plan

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Figure 35 View 2

Key Plan

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Figure 36 View 3

Key Plan

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Figure 37 View 4

Key Plan

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Figure 38 View 5

Key Plan

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Figure 39 View 6

Key Plan

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Figure 40 View 7

Key Plan

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Figure 41 View 8

Key Plan