NEWBRIDGE DESIGN STATEMENT DDA Architects Ltd. 62 Brighton Square Rathgar Dublin 6 Ph. 00353 (1) 490.0499 www.ddaarch.ie
INTRODUCTION In response to the Inspection Report on the Recommended Opinion ABP-300414-17 a revised residential scheme has been developed by the Design Team to respond to issues raised by the Board namely: 1. Residential Density 2. Roads Layout and Parking Provision 3. Foul and Surface water Drainage This document is prepared in support of our submission in response to the above. PLANNING HISTORY. 1. REG REF: 05/2160. Planning permission was granted for a mixed use development of 484 dwellings on the subject site to Patrick Byrne in May 2006 The full description of the development, which later became known as The Meadows is as follows: Planning permission is sought for mixed residential development with communal building, creche and construction of distributor road with roundabout junction on Station Road at Morristownbiller, Newbridge, Co Kildare. The lands subject to this application are located to the north and south of Morristownbiller Road in the townlands of Morristownbiller and Cornelscourt. The northern section of the subject lands front onto Station Road. The development will consist of a mixed use development of 484 dwellings, a single storey creche( 547.2 m2) and a section of the Northern Newbridge Distributor Road, with roundabout junction on Station Road. The planning application was accompanied by an Environmental Impact Statement(EIS) and granted permission to Mr Patrick Byrne on 30/06/2006. 159 Dwellings were completed under this permission. 2. REG REF: 11/624. This planning permission was subsequently extended by Kildare County Council under Reg Ref: 11/624. The order was dated 30/08/2011 and was granted to Mazars who were the receivers for the site at the time. 3. REG REF: 16/649. The current owners, Stennock Ltd, purchased the site from the receivers in 2016 and commenced the construction of Phase 2 of the previously approved development comprising 143 dwellings under Reg Ref 11/624. The new owners applied for permission to complete the previously approved development under Reg Ref 16/649. The description of the development was as follows: The development will consist of the completion of Phases 2 and 3 of previously approved mixed residential development (Prev Reg Refs 11/624 and 05/2160) consisting of a total of 244 previously approved residential units and a single storey crèche (c. 516 m2) including 166 no. two and three storey detached, semi-detached and terraced 2,3 and 4 bedroom houses, 78 apartments in 7 No. 3/4 storey blocks, including 22 no. three bedroom duplex units, 22 no two bedrooms over duplex apartments, 27 No. two bedroom apartments and 7 No. one bedroom apartments, underdeck parking for 82 car spaces in a revised design and layout to comply with current apartment standards, minor revisions to previously approved site layout plan, undergrounding of existing overhead power lines, access into the development through Morristown Wood as previously approved and all associated site works, The development has commenced construction under previous Reg Ref 11/624 and 05/2160. Kildare County Council decided to Refuse Permission for completion of Phases 2 and 3 of the previously approved development on 22/06/2016 for 3 reasons. 4. REG REF: 16/1013. On foot of the decision to refuse permission under 16/649, a planning application for retention and completion of 40 No. houses was lodged with Kildare County Council on 23/09/2016. These 40 houses had been commenced under Reg Ref 11/624 listed at 2. above. Kildare County Council decided to grant permission for retention of 39 of the 40 houses subject to 42 conditions on 7/04/2017. 39 Dwellings were completed under this permission. 5. ABP 3000414-17 A revised residential scheme of 164 No. residential units (156 No. houses, 8 no. apartments, creche, 339 no. car parking spaces, 14 no. bicycle parking spaces, open space and all associated site works at The Paddocks residential scheme (Reg ref 16/1013) was submitted to An Board Pleanala for a pre application consultation meeting on the 25th January 2018. The recommended opinion issued from An Board Pleanala on the 14th February 2018 stated that the following issues needed to be addressed in the documents submitted. 4. Residential Density 5. Roads Layout and Parking Provision 6. Foul and Surface water Drainage. The following specific information was also requested. 1. A planning report to provide a rationale for the proposed open space provision with regard to the relationship between Phases 1 and 2 2. A noise impact report 3. A Traffic Impact Assessment 4. A planning report providing a detailed rationale for the proposed car parking provision. 5. Specific Flood Risk Assessment 6. Assessment of Potential Impacts on Morristownbiller House. 7. AA Screening Report 8. Part V Proposal. 6. Summary of Previous and Current Dwellings 05/2160 The Meadows 159 Dwellings 16/1013 The Paddocks 39 Dwellings ABP- 300414-17 Current 281 Dwellings Application Total 479 Dwellings 2 Newbridge Housing Development
CONTENTS 12 Urban Design Criteria NEIGHBOURHOOD 01 Context... 4 1.1 Regional Context 1.2 Local Context 1.3 Visual Context 1.4 Land Use Zoning Objectives 02 Connections... 8 2.1 Regional Connections 2.2 Opportunities & Constraints 03 Inclusivity... 10 3.1 Range of People + Households 3.2 Accessibility and Reachability 04 Variety... 12 4.1 Dwellings 4.2 Apartments SITE 05 Efficiency... 14 5.1 Density 5.2 Heights 06 Distinctiveness... 16 6.1 Site Layout 6.2 Housing 6.3 Apartments 6.4 Site Context Section Section A A 6.5 Site context section 07 Layout... 24 7.1 Road hierarchy 7.2 Road sections 7.3 Pedestrian + Cycle Connectivity 7.4 Site Survey 08 Public Realm... 30 8.1 Open Space HOME 09 Adaptability + Accessibility... 31 10 Privacy & Amenity... 32 11 Parking... 33 12 Detailed Design... 34 Appendices Phasing Plan... 36 Newbridge Housing Development 3
Neighbourhood 01 CONTEXT Regional Context This planning application site is situated on the main line Irish Rail line from Dublin Heuston to Limerick Junction. Travel times vary from 50 to 75 mins on a regular service. Newbridge is also well connected to Dublin City Centre via the M7/N7 motorway, with journey times varying between varying between 45 and 60 minutes. The town is also readily accessible to surrounding employment centres at Nass, Sallins, Clane and Celbridge. The site is approximately 70 minutes drive from Dublin Airport. The town is also well connected to numerous smaller towns and employment centres to the south west, with continuous motorway and road connections to Portlaoise, Limerick and Cork. The application site is currently accessed from Station Road through The Meadows Development. A second access point is proposed through the adjoining Leeson Lands ( Reg Ref 18/207). The actual entry point to the site is exactly 1 km from Newbridge Rail Station via The Meadows. This distance will reduce dramatically to 350 metres when the proposed link through the Leeson Lands is opened up as part of Reg Ref 18/207. The entrance to the Meadows is approximately 1.5 km from Newbridge Town Centre via Station Road, with numerous employment, shopping and leisure activities. N 4 Newbridge Housing Development
Local Context Neighbourhood The application site bounds the Newbridge Irish Rail line, which is situated on the south eastern boundary of the site. The northern boundary of the planning application site is bounded by the Meadows Development, while the western boundary is formed by adjoining agricultural lands and woodlands around Morristownbiller House. The eastern boundary is formed by Newbridge Town FC and St Marks School and the Leeson Development site. The application site occupies an area of the urban rural divide. The southeastern surroundings are characterised by existing housing developments whereas the western surroundings are characterized by agricultural lands. As such the site forms a transition from higher density apartment development to the south east to lower scale housing development to the north and agricultural lands to the west. N Site Boundary Newbridge Housing Development 5
Neighbourhood Visual Context The visual contrast between the urban and rural settings and the visual Impact of the railway line are illustrated in photographs 1-4 below. The existing 4 storey apartments to Photograph 1 are situated on the Leeson lands directly abutting the application site. Photograph 2 illustrates the existing agricultural character of the site looking towards the railway line to the south east. Photograph 3 illustrates the contrasting rural setting to the west of the application site in contrast to the urban sitting to the east. Finally the existing Paddocks development predominantly 2 storey housing with steeply pitched roofs, characterises the approach into the site from the Meadows development. Morristownbiller Railway line 1. View from the bridge bridge on Station Road towards site 2. Construction Site towards railway track 3. Agricultural Lands to the West of site Construction Site Existing Open Space 4. View towards Morristownbiller The existing Paddocks development in the foreground application site to the right 6 Newbridge Housing Development
Land Use Zoning Objectives ( Newbridge Local Area Plan, 2013-2019) Neighbourhood Site Zoning The site contains three different zoning objectives as set out in the Newbridge Local Area Plan 2013-2019. The northern part of the site, The Meadows, is zoned B, Existing Residential/Infill. The central part of the site, the current application area is zoned C4 New Residential. There is also a buffer strip against the railway zoned I: Agricultural. N Site Boundary Newbridge Housing Development 7
Neighbourhood 02 CONNECTIONS Local Connections How well connected is the new neighbourhood 1. Station Road Station Road abuts the north eastern boundary of the adjoining Meadows development and the Leeson Lands. Station Road provides direct access to Newbridge railway station and Newbridge town centre to the southeast. To the north west Station Road serves Milltown before splitting north and south along the R145. 2 4 3 5 1 2. Morristownbiller Road Morristownbiller Road passes through the adjoining Meadows development and connects to the Southern end of Newbridge (R445) which serves the Curragh Racecourse to the south and Naas to the north east. 3. Morristown Avenue - Link Street The development proposes an internal link street (Morristown Avenue) which joins Station Road via the Leeson Lands to the North East. The link street is in accordance with Newbridge local area plan SR08: c(i) and will eventually link the Morristownbiller Road to Station Road utilising the existing section of street already constructed. Morristown Avenue proposes cycle lanes and footpaths on both sides of the road. Town Center 4. Morristown Crescent Morristown Crescent is another internal link street which will connect Morristown Avenue to Morristown Wood ( The Meadows). It is also in accordance with the Newbridge Local Area Plan. 5. Pedestrian and Cycle connections The development site is currently served only though the Meadows development to the north west which provides vehicular, pedestrian and cycle connections. A new vehicular, cycle and pedestrian connection is proposed to the adjoining Leeson Lands to the north east. The development also allows for the vehicular cycle and pedestrian route to pass through the development to connect to possible future development land to the south west (currently zoned I, Agricultural Use) N Site Boundary Motorway Connection M7 Local Road Connection Railway Connection Future Connectivity 8 Newbridge Housing Development Retail / Commercial Community & Educational Leisure & Amenity Open Space & Amenity Rivers & Lakes
Regional Connections Neighbourhood 1. Irish Rail Connections The site is served by Irish Rail connecting Newbridge station to Dublin Heuston, Galway, Portlaoise and Waterford. The commuter train service to Dublin operates at 10 to 20 minute intervals at peak times. Trains to Galway Waterford operate hourly. 2. Motorway Connections. The site is served by the M7 motorway which connects Newbridge to the M50 motorway via the M74 or R445, approximate journey time 30 minutes. Newbridge is connected to Kilkenny and Waterford via the M9 approximate journey times 1 hour and 30 minutes to Waterford. Newbridge is connected to Cork via the M7 and M8 approximate journey time 2 hours. Limerick is accessible via the M7 directly approximate journey time 1 hour and 20 minutes. Galway is accessible via the M52 and M6 approximate journey times 2 hours and 15 minutes. Belfast is accessible via the M7,M50 and M1 approximate time 2 hours and 20 minutes. 3. Irish Rail Journey Times Rail connections to Dublin Heuston approximately every 40 minutes. Galway City journey times approximately 2 hours and 40 minutes. Portlaoise journey time approximately 35 minutes. Waterford journey time approximately 2 hours. [1] Railway Station [ 2] The Meadows [ 3 ] School Site St. Mark s School [4 ] Department of Defense and Existing Building Newbridge Housing Development 9
Neighbourhood 03 INCLUSIVITY Range of People + Households How easily can people use and access the development? The Meadows 159 Existing Houses The Paddocks 114 New Houses 2 Bedroom Houses 3 Bedroom Houses 167 Apartments 1 Bedroom Apartment 2 Bedroom Apartment 3 Bedroom Apartment The three phases of development, encompassing the Meadows, the Paddocks and the Apartments are fully integrated and provide a range of dwelling types and sizes that are fully interconnected. The layout is inclusive in allowing each phase of the development to be fully permeable. The development has been designed to ensure that all streets provide for a future connection to adjoining lands. A new connection is proposed to the Lesson Lands and the Morristownbiller agricultural lands. Crèche The proposed development includes for apartments and houses, which are suitable for mobility impaired persons. Landscape Design and detailing of streets and footpaths provide for movement by mobility impaired persons including rollover kerbs and level crossings of all streets. The layout and landscape will comply with the requirements of Part M of the Building Regulations for People with Disabilities. The development will also provide for accessible car parking spaces. The development also includes 10% social housing which is provided in a variety of dwelling types. The creche has been relocated to a focal point of the scheme to allow easy reachability. Future Connections Open Space Site Boundary 10 Newbridge Housing Development
Accessibility and Reachability Neighbourhood Universal Design Access and Use of all buildings within the development have been designed to provide universal access to all houses and apartment regardless of age, size, ability or disability. All houses are provided with level access thresholds in accordance with the guidelines contained in the National Disability Authority s Buildings for Everyone All apartments have been designed with both lift and stair access for universal use. Equally internal layouts lobbies etc comply with the requirements of Part M of the Technical Guidance Documents. Parking is generally provided on curtilage and provides really access to dwellings. Open space is centrally located to provide the maximum accessibility to all houses. Streets are passively supervised to ensure a safe environment; extensive landscaping is proposed and street surfaces are varied. [1] Immediate parking space [2 ] Easy accessible Open Space fronting Houses [ 3] Green and overlooked Homezone Level access is arranged to ensure people with disabilities and the elderly can easily access and use the accommodation. The buffer zone along the railway line has been fully designed with the landscape scheme that will allow for its integration with the overall scheme. [ 4] Accessible Entrance avoiding Steps [5 ] Easy accessible Open Space at the Apartment buildings Newbridge Housing Development 11
Neighbourhood 04 VARIETY Dwellings How does the development promote a good mix of activities? There is a large variety of different house types provided for within the development. These can be broadly categorized as follows: 1. Apartments 1 bed apartments 2 bed apartments 3 bed apartments 3. Houses FF Area = 53.5 m² Total Floor Area 107 m² GF Area = 53.5 m² Total Floor Area 107 m² GF Area = 62.93 m² Total Floor Area = 120.08 m² FF Area = 57.15 m² Total Floor Area = 120.08 m² Detached 3 bed houses Semi Detached 2 and 3 bedrooms houses End of terrace 2 and 3 bed houses Terraced 2 and 3 bed houses. HOUSE TYPE A HOUSE TYPE B The design and layout enables easy access to all unit types. FF Area = 43.3m² Total Floor Area 86.6m² GF Area = 43.3m² Total Floor Area 86.6m² Floor Area 64m² Total Floor Area 118.9m² Floor Area 54.9m² Total Floor Area 118.9m² HOUSE TYPE C HOUSE TYPE J 12 Newbridge Housing Development
Apartments Neighbourhood There is also a variety of open space through the development arranged around a hierarchy of open spaces ranging from the large central area which is the major open area surrounded by the smaller Open Space to the Southwest and the linear open space joining the railway line. All apartments have been designed in accordance with the Sustainable Urban Housing Design Standards for New Apartments DoHPLG March 2018. Total Floor Area 50m² TYPICAL 1 BEDROOM APARTMENT Total Floor Area 102m² TYPICAL 3 BEDROOM APARTMENT View of Apartments from Morristown Avenue Total Floor Area 79m² TYPICAL 2 BEDROOM APARTMENT Newbridge Housing Development 13
Housing Site 05 EFFICIENCY Density How does the development make appropriate use of resources, including land? The Site is classified as an intermediate urban location. The proposal looks at the potential of higher densities, taking into account appropriate accessibility by public transport and the objectives of good design. Therefore the higher densities are provided in the more accessible locations at the entrance to the Leeson Lands and fronting onto the Railway line with the lower densities situated in the less accessible locations, ie the Paddocks and the Meadows.. The Site provide a nett density of 50. The average of these densities exceeds the requirement of 45 dwellings per hectare as set out in the guidelines in relation to intermediate urban locations. The housing layout is very efficient with the best use of land, a limited resource, minimizing the amount of wasted space. Quality has been emphasized rather than quantity, with a higher percentage of dual fronted streets in preference to single fronted streets which are only provided when site restrictions demand. The landscaped areas are designed to provide amenity and biodiversity with open spaces arranged around existing landscape features and landscape buffer zones. Buildings, gardens and public open spaces have been laid out to protect the privacy of uses and private spaces. Buildings, gardens and public spaces have also been laid out to exploit the best solar orientations whilst also addressing important public open spaces and road frontages. Phase Gross Site Area Nett Site Area No. of Units Nett Density ha sub total Units per hectare 1 Meadows 5.0 159 27 2 Paddocks 6.4 320 50 N 14 Newbridge Housing Development
Heights Housing Site The heights are generally two stories in the central part of the site with the exception of the single storey creche. The heights increase to 4 stories on the southern side of the Link Street. The apartment buildings generally step down to three stories joining the Link Street. There is a slight lift in the roof profile proposed adjoining the railway line. The Meadows The Paddocks 4 Storey Building 3 Storey 2.5 Storey Building 2 Storey Building Single Storey N Site Boundary Newbridge Housing Development 15
Housing Site 06 DISTINCTIVENESS Site Layout How do the proposals create a sense of place? The proposals create a sense of place and this is reinforced by the creation of 2 individual neighbourhood character areas. Each character area has recognisable features so that people can describe where they live and form an emotional attachment to the place. The scheme is a positive addition to the identity of the locality. In this way the materials utilized in the various neighbourhood character areas are designed to create a distinct sense of place for each area. The landscape features, the trees, the hedgerows and the open spaces likewise provide a distinctiveness which is unique to this place. The character established by the 2 storey scale of the Meadows is carried through the central area of the site with a gradual increase in density towards the Link Street. The character changes to a higher density apartment development to the south of the Link Road. This is appropriate to the setting adjacent to the railway line. The Meadows Connection The Paddocks Connection Future Connection N Site Boundary 16 Newbridge Housing Development
Housing Character Area Roof detail with Solar Panel Housing Site A rustic mix brick is chosen for the housing neighbourhood. Brick again is proposed to the front entrance and gable ends of the houses with an off white render proposed for the houses that are to be fully rendered. A timber finish door is proposed. A reconstituted stone cap to windows and doors to front and gable elevations of houses is proposed in an off white colour. The brick finishes form bookends to the rendered terraced houses in between. Larger detached houses on the prominent corner are finished in brick on visible elevations. House Type J1 Corner Building Example door Brickwork The architectural treatment is a simple vernacular style of architecture influenced by the existing Meadows development and adjacent buildings. Stone lintels and steeply pitched roofs are used to define the character of the housing area, with a combination of brick and render which is a traditional palette of materials. Example of timber door with glass sidelight Proposed Building Rendered Facade Public Amenity Area Public Amenity Area Newbridge Housing Development 17
Housing Site Apartments Character The apartments have been designed in accordance with the Sustainable Urban Housing Design Standards for New: Guidelines for Planning Authorities under the following headings: Location The location is currently 1 kilometre to 1.5 kilometres from Newbridge train station and is considered to be an Intermediate Urban Location under the guidelines. Density The density of the development varies subject to location and is medium to high density and is broadly greater than 50 units to the hectare. The apartment scheme proposes the following aspects: Single Aspect apartments 83 50% Dual Aspect apartments 52 31% Triple Aspect apartments 32 19% No. of Apartments per core. The number of apartments per core per floor varies across the development as follows: Apartments per core per floor Block Left Hand Side Right Hand Side SubTotal/ Floor Total in Block Apartment mix The mix of apartments is as follows: 1 bedroom apartments 17 (10%) 2 bedroom apartments 111 (66.5%) 3 bedroom apartments 39 (23.5%) A 6 7 13 50 B 6 6 12 46 C 4 5 9 33 D - 7 7 28 E - 3 3 12 There are no studio apartments proposed. The floor areas exceed the minimum floor area standards. Apartments fronting the Housing Site Dual Aspect Apartments In suburban or intermediate locations, it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme. Schedule of Dual/Triple Aspect Apartments Block Single Aspect Dual Aspect Triple Aspect Total A 29 15 6 50 B 29 11 6 46 C 12 15 6 33 D 13 7 6 26 E 0 4 8 12 TOTAL 83 52 32 167 % 50% 31% 19% Height of the Development The general height of the apartment buildings is 4 stories, or 13.8 metres measured externally. The clear floor to ceiling heights are 2.7 metres in accordance with Clause 3.22 of the guidelines. Apartment Floor Areas The apartment floor areas exceed the minimum apartment floor areas throughout the development. 1 bedroom apartments 45 m2 49.3 m2 Average provided 2 bedroom apartments 73 m2 80.0 m2 Average provided 3 bedroom apartments 90 m2 101.0 m2 Average provided Apartment Character Area. The architectural treatment changes to a more contemporary style for the apartment area south of the Link Street. Materials used are predominantly brick which is maintenance free on the lowest three levels with aluminum cladding at the top level which is also maintenance free. The buildings are laid out on the North-South axis and the apartments are orientated to the west and to the south. The buildings are designed to address the housing to the north in a 3 storey facade and in response to the reduced scale. To the south the roof profile is increased above a 4 storey facade to address the railway line. Owing to the configuration of the site the length of the individual blocks reduce in length going from east to west. Parking is arranged at surface level with grouped car parking areas between the individual blocks. Parking areas rely on extensive landscaping and surface treatments to soften the impact of the cars. The large buffer zone required along the railway line has been proposed as an amenity area for the apartments, situated on the southern end of the site. It is hoped that this area will act as a communal open space which will encourage inclusivity and interaction. 18 Newbridge Housing Development
Residential Area Newbridge beside Railway Line Housing Site Materials A red smooth engineering brick to the apartments has been chosen. This texture and colour has been chosen to define the edge to the railway line. It indicates a more urban context fronting onto the Railway line. A timber finish door is proposed. Roof structure of apartments is grey metal clad or equal approved. The window colour of the apartments will be in keeping with grey roof colour. The balconies will be tinted glass to allow light in but maintaining privacy. Roof Detail Apartment Zinc Coated Architureal Wall Panel Open Space Amenity Gable Apartment Building and Amenity Space Red Brick Elevation to Link Street Elevation to Railway Example of timber door with glass sidelight Newbridge Housing Development 19
Housing Site Site Context Section Section A A A contemporary architectural treatment with large balconies and a generous roof terrace overlooks the railway line. A zinc coated aluminium architectural wall panel on the apartment buildings complements the more traditional housing unit. Vertically proportioned windows emphasize the vertical nature of these buildings. 20 Newbridge Housing Development
The scale of the apartments presents a four storey façade to the railway line. Surface car parking is arranged between the blocks which are laid out in a perpendicular arrangement. The height of the uppermost floor is heightened slightly to address the railway line and the buffer zone. An active frontage will provide passive supervision over the open space area. A A Newbridge Housing Development 21
Housing Site Site context sections The five apartment buildings each present a four storey elevation to the railway line. The surface car parking is arranged between blocks. Communal open space is arranged to the south of the buildings. Section A A Section C C 22 Newbridge Housing Development
A These site sections illustrate the reduction in scale from the railway line to the south of the site towards the two storey housing in the middle part of the site. The perpendicular arrangement of the apartment blocks will allow views through the buildings to the Open Space beyond. The apartments present a three storey façade to the link street to reduce the scale approaching the houses, with a set back third floor plan. C D B B A C D Section B B Section D D Newbridge Housing Development 23
Housing Site 07 LAYOUT How has this development evolved naturally from its surroundings? Existing Layout The existing layout has been established by the previously permitted and constructed housing layout established under Planning Ref. 05/2160 and 11/624. The as constructed layout informed the remainder of the layout as far as the link road, determined by pre-existing drainage wayleaves, drainage lines and road layouts which are pre-determined. The areas of open space at the centre of the development and on the western boundary were predetermined. The approach to the site from Newbridge is dominated by the Department of Defence building and the adjoining 4 storey apartment building (Pierce Lodge) immediately adjoining the Newbridge Town football club. The northern approach to the development site is characterized by the 2 and 3 storey Meadows development which forms Phase 1 of the subject planning application. The Northern Newbridge distributor road, now known as the Meadows, passes through Phase 1 of the development and connects with Morristownbiller Road further east. Of note to the west are the ruins of Morristownbiller House which are now in ruins and surrounded by dense vegetation and overgrown trees. Further to the north and west, the site context consists of open agricultural fields and intermittent ribbon development along rural roads with no footpaths. The Meadows Existing Layout The Paddocks The immediate context in terms of developed lands is characterized by the partially developed Phase 1 of the overall scheme knows as the Meadows and the more recently constructed Paddocks which occupies the eastern part of the development site. Link Street Newbridge Town Football club adjoins to the East. The Pierce Lodge Apartment development (Reg Ref 18/207 96 apartments) has been designed to provide a new access road into the southern are of the development. This new access road will provide direct access to Newbridge Railway Station from the subject Planning application site. N Site Boundary 24 Newbridge Housing Development
Proposed Site layout Housing Site The proposed site layout plan endeavours to complete the housing layout commenced under 05/2160 and 11/624 taking the pre determined open spaces, drainage routes and road layouts into consideration. The Link Road alignment was also determined by the pre-existing public sewer passing through the site. Therefore the housing layout is similar to the layout previously approved with the exception of a slight increase in density where the crescent open space was previously located. To the south east of the Link Road the layout has been changed significantly with the introduction of 5 apartment buildings containing 167 apartments. The apartment buildings have been included to bring the overall density of the development within the applicant s ownership up to 50 units per hectare. The increase in scale is considered to be appropriate in the context of the Newbridge Railway Line. Care has been taken to arrange the apartments buildings to avoid an overbearing impact on the adjoining houses and parking has been contained between the blocks. Car parking is concealed between the buildings. The Meadows The Paddocks N Site Boundary Newbridge Housing Development 25
Housing Site Road hierarchy How does the proposal create people friendly streets and spaces? The development consists of a clear navigable routes of internal streets footpaths and cycle routes which will connect the development to the surrounding area. The layout and design of the proposed dwellings ensure passive surveillance of all pedestrian footpaths within the site. The Meadows The Paddocks Link Street 1 The major vehicular link already exists through the Meadows site connecting Morristownbiller Road with Station Road. A new major Link Road identified in the Newbridge local area plan 2013-2019 as objective STO 8 ( c), (i) is proposed to connect from the Lesson Lands through the application site to provide further connectivity to the Morristownbiller Road through the agricultural lands west of the site. These two major roads are linked via an internal vehicular connection. The site layout plan aligns routes with desire lines to create a permeable interconnected series of streets that are both legible and easy to navigate around. Side Street Link Street 2 Homezone Link Street Side Street Home Zone N Site Boundary 26 Newbridge Housing Development
Road sections Housing Site There is a clear hierarchy of streets for link street to local street to homezone. Link Street 1 Identified in the Newbridge Local Area Plan Policy as SRO 8: C(i) Will provide for future connection to the Station road and future development on adjacent lands to the West. This is a link street but will have considerably more traffic on this compared to internal residential streets, hence the distinction between this and other link streets. Link Street 1 Link Street 2 Identified in the Newbridge Local Area Plan Policy as SRO 8: C(ii) provides the connection from the proposed development to the Morristownbiller Road through the Meadows. These link streets (i & ii) will ensure that movement to/from the Train Station is maximised either as part of existing permitted developments or as part of any revised/future development(s). Link Street 2 Local/ Side Street These are the streets feeding off the link streets and will have low volumes of through traffic Home zones These are smaller streets that only serve a cluster of residential units, and will have very low volumes of traffic at very low speeds, typically between 10km/h and 20km/h. The transition of road types is to create a sense of place from public to private, ensuring security and safety for all. Within the home zone areas, there is a variation in surface material to identify traffic calming. The site layout plan focuses activity on the streets by creating active frontages with front doors directly serving the street. The streets are designed as places instead of roads for cars, helping to reinforce the hierarchy of spaces. Side Street Homezone Newbridge Housing Development 27
Housing Site Pedestrian + Cycle Connectivity Existing Morristownbiller Road The existing road is provided with a shared off street cycle/footpath, cyclists must revert to the carriageway at estate boundary to the East and West. Link Street 1 A 3 m wide shared cycle/footpath is to be provided which can connect to the approved development East and possible future developments to the West. Link Street 2 Having a lower volume of traffic it is intended that cyclists use the road carriageway. They will be able to connect to the shared cycle/footpaths along the busier Morristown Road and Link Street 1. The Meadows The Paddocks On Street Cycle Connection Combined Cycle / Footpath Future Connections N Site Boundary 28 Newbridge Housing Development
Site Survey Housing Site Site Topography The site slopes gently from north to south, with an uppermost level of 97,0m above sea level to a lowermost level of 90,0 m This results in a fall of approximately 1in 60 across the site. Site Orientation The site is generally orientated north west to south east on its longest dimension(434m) and east to west on its shortest dimension (215m). This allows for a housing layout which takes advantage of the highest number of south west facing back gardens. N Site Boundary Newbridge Housing Development 29
Housing Site 08 PUBLIC REALM Open Space How safe, secure and enjoyable are public areas? Included Open Space Area 1. consists of a large rectangular open space (6,142m2) situated in the centre of the Paddocks. This area is continuously overlooked by houses to the north, south and east and is easily accessible to the surrounding houses. The open space contains pedestrian linkages into and through the areas allowing for a completely integrated pedestrian movement. The Meadows The Paddocks 2. (1.571 m2) is a landscaped buffer along the western boundary of the site. The houses to the north and east provide passive surveillance over this area. An animated gable treatment is utilised in order to animate the façades facing this area. In all cases where a gable end is required, these are animated with windows and/or entrance doors providing passive surveillance of adjacent open spaces. 1 [1] 6.142 m2 [2] 1.571 m2 Total Area 0.77 Hec (12%) 2 Open Space Area Excluded Area Buffer Zone ( 1,290 m2) is the linear park fronting onto the railway line providing a landscaped buffer to the railway line of 25m in width. In order to provide direct passive surveillance over this area, the apartments have been designed in finger like blocks providing passive surveillance this area, but at the same time providing views into the scheme and further connectivity to the spaces beyond. N Site Boundary 30 Newbridge Housing Development
09 ADAPTABILITY + ACCESSIBILITY Home How will the building cope with change? There are a variety of different dwelling types provided for within the development including, multi-storey apartments and a variety of house types. All houses are energy efficient and equipped for the challenges anticipated from climate change. All dwellings are universally accessible and provide necessary access and sanitary facilities to deal with life changes from young families with children to older people with possible disabilities. All of the houses can be extended without compromising the character of the development, with both adequate rear garden area for an extension and convertible attic spaces. The structure of the homes allows for changing life patterns, adaptation and subdivision capable of providing for changes in lifestyle. Whereas the apartments are more restricted in their ability for extension, they are individually adaptable for individuals should the need arise. The apartments provide a variety of tenure which will cater for various household sizes as the population demographics change over time. Ground Floor Plan Indicating Universal Adaptability + Accessibility First Floor Plan demonstration Accessibility Attic Floor Plan Future Adaptability TYPICAL FLOOR PLANS WITH OPTIONS FOR ADAPTABILITY Newbridge Housing Development 31
Home 10 PRIVACY & AMENITY How does the scheme provide a decent standard of amenity? The scheme provides for a decent standard of private amenity, with privacy a central tenet of the design concept. All houses are provided with useable outdoor private spaces in the form of private back gardens, private balconies. Minimum separation distances of 22metres between opposing windows have been maintained in all circumstances, with a careful positioning of windows at upper levels to avoid overlooking. The design maximises the number of homes enjoying dual aspect with all houses benefitting from dual aspect. In the case of apartments a minimum 50 % of apartments enjoy dual aspect and there are no apartments facing solely north, north west or north east. Windows are sited to avoid views into the homes from other houses and adequate privacy is afforded to ground floor units. All homes are designed to provide adequate storage including space within the house for storage and sorting of recyclables. Illustration of a typical housing arrangement demonstrating sub-division of front gardens. Private houses are private with fully enclosed private rear gardens. Privacy Amenity Privacy and amenity Illustration showing Houses with their front and rear garden 32 Newbridge Housing Development
11 PARKING Home How will the parking be secure and attractive? Secure parking is provided in a variety of measures on this site including: Grouped perpendicular parking mostly for the multi storey apartment buildings. Grouped parallel parking situated alongside link streets. On-curtilage private parking arrangements. Homezone parking arrangements. All car parking spaces provided on street are in easy reach of the houses they serve. For security all car parking spaces are overlooked by the houses they are provided for. Parking arrangements vary across the site with grouped parking being made appropriate in higher density locations. The communal parking areas maximises efficiency and careful consideration has been given to the inclusion of both visitor and disabled parking without the need to provide additional dedicated spaces. Bicycle parking is a big issue for all homes, but particularly the multi storey apartments where secure lock-up bicycle parking is provided centrally and also easily accessible to the units they serve. Visitor bicycle parking is also provided in accordance with the requirements of Design Standards for New Apartments. Typical Homezone Arrangement situated opposite houses with on-curtilage parking Cycle Path and Pavement Detail of Private Parking On-curtilage parking arrangement Newbridge Housing Development 33
Home 12 DETAILED DESIGN How well thought through is the building and landscape design? The quality of the detailed design is evidenced by the attention to details and the harmonised proportions and careful consideration to the building design. Only good quality, durable and low maintenance materials have been considered and have been chosen to make a positive contribution to the public realm. The building materials proposed can be summarized as follows: Roofs: Slate Grey concrete roof tiles to housing Aluminium cladding to upper level apartments in multi storey buildings. External Walls: Selected brickwork to principal elevations and exposed gable elevations. Self coloured render to less visible side elevations and rear elevations. Windows: Coloured high performance upvc or aluminium window frames with double glazing. Privacy and amenity Illustration showing Houses with their front and rear garden External Joinery: Panelled hardwood doors with satin anodised ironmongery. Rainwater Goods: High quality upvc coloured gutters and downpipes. Fascia and soffits: Colour coded upvc fascias and soffits. All building materials have been chosen to minimize regular maintenance requirements and care has been taken with the siting of flue vents and external stores. All terrace units are provide with a rear access passage for the storage of bins in rear gardens, avoiding unsightly bin clutter to the front gardens. Boundary materials are to an equally high standard. Housing Site detached Corner House with yellow brick Housing Site Rendered attached Houses 34 Newbridge Housing Development
Home View from Lakeside Crescent of the Apartment Building overlooking the Railway Line Newbridge Housing Development 35
PHASING It is proposed to complete out the entire development in accordance with the following planning arrangement. The Meadows The Paddocks Phase 1: The Meadows Phase 2: The Paddocks complete 39 Houses completed to date 114 Houses proposed Phase 3: The Apartments 167 Apartments N Site Boundary 36 Newbridge Housing Development