This Page is locked
Section Five
Bennettsbridge: Strategic Opportunities for the Village
5.1 Introduction
Whereas Section 4 of this LAP sets out the general policies and objectives for the future sustainable development of the village, this section of the Plan is concerned with the physical make up of the village. It provides some ideas and opportunities for the enhancement of the village from an urban design point of view.
In this regard, an overall strategy has been developed which includes some key elements as explained in Section 5.2. A number of particular sites have been identified for positive intervention to the village fabric.
The Main Street and Village Centre are dealt with in some more detail, as is the need for a safe pedestrian crossing across the river Nore.
5.2 Overall Strategy
5.2.1 Key Elements
The overall strategy for the village is based around a number of key elements which provide for minor interventions and improvements to the existing fabric of the village.
Pedestrian Connectivity - Strategic pedestrian linkages are identified. A key concept is the linking and integration of the new residential area to the existing village.
Public realm improvements – The primacy of the public realm should lie at the heart of all village improvements.
New landmark buildings – Landmark buildings of a particular architectural design merit can define the urban landscape and provide focal points for the village.
Opening up views – creating and opening up views of key focal points such as the river Nore and Mosse Mill have the potential to re-focus the village to make the most of some of its key assets and the visual and physical setting of the village.
Opening up backlands – opportunities for new infill development are explored.
Key public spaces – these spaces act as areas for social interaction and congregation as well as providing ‘breathing space’ in the built environment and should be designed accordingly.
Opportunity sites – provide for areas where new development or redevelopment can provide for an important stimulus by adding to the attractiveness of the village.
The following provides the overall strategy map for the village: (This map is indicative and represents suggested layouts and proposals only.)
 Bennettsbridge Strategy Map |
5.2.2 Key Opportunity Sites
Graveyard
The existing graveyard in Bennettsbridge is reaching capacity and extension plans will need to be examined in the near future. The provision of a new site for the graveyard is not seen as an ideal solution as this would provide for a dis-jointed approach. It is seen as far more favourable to explore an extension to the existing graveyard.
In this regard, the framework plan suggests that the graveyard could be extended onto the site currently occupied by the parochial house. The opportunity exists to relocate the priest’s house to a new suitable location within the village. Any such proposals would obviously be subject to full consultation and agreement with all parties concerned and the local community at large.
Backland Opportunity Site
A development opportunity exists on the lands to the rear of the primary school. These lands present an opportunity for a courtyard type development which is indicatively shown on the strategy map. It is intended that vehicular assess could be provided through the side of the post office through the existing carriage arch.
It is envisaged that the development could provide courtyard retail units and craft workshops. The built form could be that of two storey mews type development.
The development can be linked to the residential developments to the north and west by existing and proposed pedestrian connections. These connections would improve the overall permeability throughout the village.
Gateway Structure
The possibility of providing a landmark structure on the Credit Union site exists to provide enclosure and to signal the entrance to the village along the Thomastown Road. This key building could help formalise the gateway to the village.
Main Street Improvements
It is proposed to improve the streetscape and public realm in the core of the village (see also Section 5.3 below). These improvements will include inter alia:
- Surface Material
- Boundary Treatment
- Planting
- Street Furniture
- Lighting
- Parking Provision
<
>
Kells Mill
Kells Mill is part of the historic fabric of the town. It is located in a pivotal location along Main Street. The Mill structure itself is protected and the building is a fine example of industrial architectural heritage. It is a working mill at present. However, should the opportunity arise, the Mill and associated open space to the front (currently occupied by grain silos) provide for a great opportunity to enhance this section of Main Street. As one possibility, the Mill could in the future provide for a visitor and tourist attraction (either in its present form as a working mill or as a major opportunity site/building).
The grain solos to the front of Kells Mill could be removed and the area thus freed up would have the potential to provide for a town park with views of the river Nore and to give a key recreational area and focal point to the village.
The Triangle
The strategy identifies the triangle as an opportunity site for development. The site presents an opportunity to provide community uses and exhibition spaces linked to the crafts industry. The redevelopment of this site also provides an opportunity to provide clear views of the existing landmark structure – Mosses Mill and also to the village proper with are currently hidden by undergrowth. Clear signage is also required at this location towards the village core.
The Glanbia site
The Glanbia site occupies a pivotal location on the west side of the village. It is located at the point where the road from Kilkenny swings around in a curve to lead onto the bridge over the River Nore. It is therefore visible when approaching Bennettsbridge from Kilkenny as well as when approaching the bridge from the Thomastown direction.
As such, the LAP recommends that the Glanbia site, due to its pivotal location, should provide for a building of specific design merit which should accommodate mixed use development with a primarily employment focus. In this regard, future uses here should strengthen or be beneficial to the craft industry of the village. Ancillary provision of offices related to workshops and the provision of live/work units should be considered.
The building height should not substantially exceed that of the existing structure. The design of the building should be assessed primarily within its surrounding context and its location at this pivotal point.
5.3 The Village Centre
The village centre of Bennettsbridge is located to the east of the river Nore and is in the main centred around the Church and Graveyard, National School and Main Street. In effect the main body of the village stretches from the Garda Station on the southern end of the village, to the church and school at the northern end.
The most lively part of the town is the triangle centred on the school, shop and church and adjacent the public car park. This area is where most interactions take place and where the heart of the village lies. In contrast, the Main Street appears to suffer from some dereliction and evidence of empty units and building plots.
The main street is heavily dominated by traffic and does not make for a very pleasant walking environment due to narrow footpaths and a relatively poor public realm. The footfall on Main Street is low in comparison to other areas of the village.
A key challenge for the future planning and development of Bennettsbridge is therefore to address the problems associated with Main Street, and in particular to address the following challenges:
- Key improvements are needed to manage traffic and in particular the prevalence of HGVs on Main Street and through the village (see also Section 4.6).
- Footpaths and street furniture (incl. street lighting) need to be improved to make Main Street a more attractive environment for pedestrians.
- Safe crossing points need to be provided across Main Street.
- Kells Mill could in the future provide a major opportunity site which could provide a visitor and tourist attraction (either in its present form as a working mill or as a major opportunity site/building).
- The grain silos to the front of Kells Mill could be removed and the area thus freed up would have the potential to provide for a town park with views of the river Nore and to give a key recreational area and focal point to the village.
Kilkenny County Council in association with local business interest will endeavour to address some of these issues and concerns facing the village centre. In particular, the future development of Bennettsbridge will have regard to the following objectives:
Village Centre Policies:
VC1 To strengthen the role and function of the town centre by concentrating future commercial and retail development in the centre and along Main Street by having regard to the sequential approach for new retail developments and in line with the Retail Planning Guidelines, 2005.
VC2 To improve pedestrian safety in the village centre and to provide for one or more pedestrian crossing points on Main Street.
VC3 To formalise parking arrangements along Main Street and to investigate the potential for off-street parking behind the existing buildings and to thereby free up additional space for pedestrians through the widening of footpaths.
VC4 To improve signage for visitors and tourists, in particular in relation to the crafts trail and various crafts industries located in and around the village and to make it more attractive and easier to walk between these different attractions and to thereby increase the footfall for the village.
VC5 To actively encourage the use of derelict buildings and empty building plots in the village centre and along Main Street in particular.
VC6 To capture the amenity potential offered by the river by keeping existing access points open and investigating further potential access or views opened up from Main Street toward the river.
VC7 To investigate the option of a stand-alone bridge with a particular view to identifying possible sources of funding for such a project.
5.4 Pedestrian Crossing over the River Nore
The strategy identifies the absolute necessity for a pedestrian link across the river, linking the village core to the craft industries and residential developments to the west of the river. The existing bridge experiences high levels of vehicular traffic and is too narrow to provide for necessary footpaths as well as two lanes of traffic. Due to the heavy volumes of traffic, the bridge is not safe or suitable for pedestrians at present and this in effect means that the only way to cross over from one part of the village to the other is by car.
As a result, the village core and Main Street loose out on any passing trade that might be generated between the different crafts shops either side of the river, notably Mosse pottery and Chesnau Leather. In particular, the village also looses out on the significant levels of trade stopping at Mosse’s Mill.
A number of options have been explored and assessed in the strategy regarding the provision of a safe pedestrian crossing and these can be summarised thus:
- No Physical Intervention: this could be achieved by narrowing vehicular traffic on the existing bridge to one lane and implementing a signalised, alternating traffic system. The space thus freed up could provide for new footpaths.
- New Structure attached to existing bridge: a new structure could be attached to the existing bridge. Given the status of the existing bridge as a Protected Structure and taking into account the integrity of the design of this historical bridge, this option is not seen as ideal due to its potential negative visual impact on the existing structure.
- New, stand-alone pedestrian bridge: a new light-weight structure could be designed as a pedestrian only bridge. While this might be a worthwhile option to explore in the long term and examples of such bridges do exist, it is considered that in the short term, due to cost constraints such an option would not be feasible.
In conclusion, it is considered that the most implementable option in the short term is the regulation of vehicular traffic crossing the bridge and making adequate room for pedestrians. Notwithstanding this, it is suggested that the option of a stand-alone bridge should be investigated with a particular view to identifying possible sources of funding for such a project.
EditSection Five
Edit Bennettsbridge: Strategic Opportunities for the Village
Edit5.1 Introduction
Whereas Section 4 of this LAP sets out the general policies and objectives for the future sustainable development of the village, this section of the Plan is concerned with the physical make up of the village. It provides some ideas and opportunities for the enhancement of the village from an urban design point of view.
In this regard, an overall strategy has been developed which includes some key elements as explained in Section 5.2. A number of particular sites have been identified for positive intervention to the village fabric.
The Main Street and Village Centre are dealt with in some more detail, as is the need for a safe pedestrian crossing across the river Nore.
Edit5.2 Overall Strategy
5.2.1 Key Elements
The overall strategy for the village is based around a number of key elements which provide for minor interventions and improvements to the existing fabric of the village.
Pedestrian Connectivity - Strategic pedestrian linkages are identified. A key concept is the linking and integration of the new residential area to the existing village.
Public realm improvements – The primacy of the public realm should lie at the heart of all village improvements.
New landmark buildings – Landmark buildings of a particular architectural design merit can define the urban landscape and provide focal points for the village.
Opening up views – creating and opening up views of key focal points such as the river Nore and Mosse Mill have the potential to re-focus the village to make the most of some of its key assets and the visual and physical setting of the village.
Opening up backlands – opportunities for new infill development are explored.
Key public spaces – these spaces act as areas for social interaction and congregation as well as providing ‘breathing space’ in the built environment and should be designed accordingly.
Opportunity sites – provide for areas where new development or redevelopment can provide for an important stimulus by adding to the attractiveness of the village.
The following provides the overall strategy map for the village: (This map is indicative and represents suggested layouts and proposals only.)
Bennettsbridge Strategy Map |
Edit5.2.2 Key Opportunity Sites
Graveyard
The existing graveyard in Bennettsbridge is reaching capacity and extension plans will need to be examined in the near future. The provision of a new site for the graveyard is not seen as an ideal solution as this would provide for a dis-jointed approach. It is seen as far more favourable to explore an extension to the existing graveyard.
In this regard, the framework plan suggests that the graveyard could be extended onto the site currently occupied by the parochial house. The opportunity exists to relocate the priest’s house to a new suitable location within the village. Any such proposals would obviously be subject to full consultation and agreement with all parties concerned and the local community at large.
Backland Opportunity Site
A development opportunity exists on the lands to the rear of the primary school. These lands present an opportunity for a courtyard type development which is indicatively shown on the strategy map. It is intended that vehicular assess could be provided through the side of the post office through the existing carriage arch.
It is envisaged that the development could provide courtyard retail units and craft workshops. The built form could be that of two storey mews type development.
The development can be linked to the residential developments to the north and west by existing and proposed pedestrian connections. These connections would improve the overall permeability throughout the village.
Gateway Structure
The possibility of providing a landmark structure on the Credit Union site exists to provide enclosure and to signal the entrance to the village along the Thomastown Road. This key building could help formalise the gateway to the village.
Main Street Improvements
It is proposed to improve the streetscape and public realm in the core of the village (see also Section 5.3 below). These improvements will include inter alia:
- Surface Material
- Boundary Treatment
- Planting
- Street Furniture
- Lighting
- Parking Provision
<
>
Kells Mill
Kells Mill is part of the historic fabric of the town. It is located in a pivotal location along Main Street. The Mill structure itself is protected and the building is a fine example of industrial architectural heritage. It is a working mill at present. However, should the opportunity arise, the Mill and associated open space to the front (currently occupied by grain silos) provide for a great opportunity to enhance this section of Main Street. As one possibility, the Mill could in the future provide for a visitor and tourist attraction (either in its present form as a working mill or as a major opportunity site/building).
The grain solos to the front of Kells Mill could be removed and the area thus freed up would have the potential to provide for a town park with views of the river Nore and to give a key recreational area and focal point to the village.
The Triangle
The strategy identifies the triangle as an opportunity site for development. The site presents an opportunity to provide community uses and exhibition spaces linked to the crafts industry. The redevelopment of this site also provides an opportunity to provide clear views of the existing landmark structure – Mosses Mill and also to the village proper with are currently hidden by undergrowth. Clear signage is also required at this location towards the village core.
The Glanbia site
The Glanbia site occupies a pivotal location on the west side of the village. It is located at the point where the road from Kilkenny swings around in a curve to lead onto the bridge over the River Nore. It is therefore visible when approaching Bennettsbridge from Kilkenny as well as when approaching the bridge from the Thomastown direction.
As such, the LAP recommends that the Glanbia site, due to its pivotal location, should provide for a building of specific design merit which should accommodate mixed use development with a primarily employment focus. In this regard, future uses here should strengthen or be beneficial to the craft industry of the village. Ancillary provision of offices related to workshops and the provision of live/work units should be considered.
The building height should not substantially exceed that of the existing structure. The design of the building should be assessed primarily within its surrounding context and its location at this pivotal point.
Edit 5.3 The Village Centre
The village centre of Bennettsbridge is located to the east of the river Nore and is in the main centred around the Church and Graveyard, National School and Main Street. In effect the main body of the village stretches from the Garda Station on the southern end of the village, to the church and school at the northern end.
The most lively part of the town is the triangle centred on the school, shop and church and adjacent the public car park. This area is where most interactions take place and where the heart of the village lies. In contrast, the Main Street appears to suffer from some dereliction and evidence of empty units and building plots.
The main street is heavily dominated by traffic and does not make for a very pleasant walking environment due to narrow footpaths and a relatively poor public realm. The footfall on Main Street is low in comparison to other areas of the village.
A key challenge for the future planning and development of Bennettsbridge is therefore to address the problems associated with Main Street, and in particular to address the following challenges:
- Key improvements are needed to manage traffic and in particular the prevalence of HGVs on Main Street and through the village (see also Section 4.6).
- Footpaths and street furniture (incl. street lighting) need to be improved to make Main Street a more attractive environment for pedestrians.
- Safe crossing points need to be provided across Main Street.
- Kells Mill could in the future provide a major opportunity site which could provide a visitor and tourist attraction (either in its present form as a working mill or as a major opportunity site/building).
- The grain silos to the front of Kells Mill could be removed and the area thus freed up would have the potential to provide for a town park with views of the river Nore and to give a key recreational area and focal point to the village.
Kilkenny County Council in association with local business interest will endeavour to address some of these issues and concerns facing the village centre. In particular, the future development of Bennettsbridge will have regard to the following objectives:
EditVillage Centre Policies:
VC1 To strengthen the role and function of the town centre by concentrating future commercial and retail development in the centre and along Main Street by having regard to the sequential approach for new retail developments and in line with the Retail Planning Guidelines, 2005.
VC2 To improve pedestrian safety in the village centre and to provide for one or more pedestrian crossing points on Main Street.
VC3 To formalise parking arrangements along Main Street and to investigate the potential for off-street parking behind the existing buildings and to thereby free up additional space for pedestrians through the widening of footpaths.
VC4 To improve signage for visitors and tourists, in particular in relation to the crafts trail and various crafts industries located in and around the village and to make it more attractive and easier to walk between these different attractions and to thereby increase the footfall for the village.
VC5 To actively encourage the use of derelict buildings and empty building plots in the village centre and along Main Street in particular.
VC6 To capture the amenity potential offered by the river by keeping existing access points open and investigating further potential access or views opened up from Main Street toward the river.
VC7 To investigate the option of a stand-alone bridge with a particular view to identifying possible sources of funding for such a project.
5.4 Pedestrian Crossing over the River Nore
The strategy identifies the absolute necessity for a pedestrian link across the river, linking the village core to the craft industries and residential developments to the west of the river. The existing bridge experiences high levels of vehicular traffic and is too narrow to provide for necessary footpaths as well as two lanes of traffic. Due to the heavy volumes of traffic, the bridge is not safe or suitable for pedestrians at present and this in effect means that the only way to cross over from one part of the village to the other is by car.
As a result, the village core and Main Street loose out on any passing trade that might be generated between the different crafts shops either side of the river, notably Mosse pottery and Chesnau Leather. In particular, the village also looses out on the significant levels of trade stopping at Mosse’s Mill.
A number of options have been explored and assessed in the strategy regarding the provision of a safe pedestrian crossing and these can be summarised thus:
- No Physical Intervention: this could be achieved by narrowing vehicular traffic on the existing bridge to one lane and implementing a signalised, alternating traffic system. The space thus freed up could provide for new footpaths.
- New Structure attached to existing bridge: a new structure could be attached to the existing bridge. Given the status of the existing bridge as a Protected Structure and taking into account the integrity of the design of this historical bridge, this option is not seen as ideal due to its potential negative visual impact on the existing structure.
- New, stand-alone pedestrian bridge: a new light-weight structure could be designed as a pedestrian only bridge. While this might be a worthwhile option to explore in the long term and examples of such bridges do exist, it is considered that in the short term, due to cost constraints such an option would not be feasible.
In conclusion, it is considered that the most implementable option in the short term is the regulation of vehicular traffic crossing the bridge and making adequate room for pedestrians. Notwithstanding this, it is suggested that the option of a stand-alone bridge should be investigated with a particular view to identifying possible sources of funding for such a project.