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Section Six
Development Parameters and Indicative Framework Plan for New Residential Area
6.1 Introduction
The lands to the north of the village have been zoned to provide for the residential expansion in line with the growth projections as provided in Section 4 of the Local Area Plan. Given the size of the area in relation to the existing village it is considered appropriate that these lands should be developed in accordance with some key parameters and that a number of key projects and facilities need to be provided in tandem with the provision of housing.
Even though the entirety of the lands (approx. 12ha) are zoned for new residential development, not all of the lands will yield residential development as the Local Area Plan provides for a number of key elements to be delivered such as improved soccer facilities, as well as ancillary parking and a new indoor sports facility.
To give some guidance to the future development of the area, an indicative Framework Plan is presented in this section. This should act as guidance to future planning applications on the subject lands.
The Framework Plan as presented aims to create a sustainable community with regard to best practice in the planning and design of new communities. It is indicative in layout and is not meant to be prescriptive.
The Framework Plan provides a vision for the residential expansion of Bennettsbridge over a long term, 12 year period. The framework is therefore further split into two phases. Phase 1 is to provide expansion areas within the period of this Local Area Plan and Phase 2 should be considered when all lands of Phase 1 have been developed, but in any event no earlier than the next LAP period (beyond 2014).
6.2 Development Parameters - Key Elements to be provided on the Framework Plan Lands
The following key elements need to be provided on the framework plan lands, i.e. those lands identified on the zoning map as being subject to a Framework Plan:
Residential density
The density of the proposed development should be in the overall region of 20 units to the hectare (as a gross density across the site). However, flexibility should be built in to the overall design to provide for a variety of unit types to cater for all people including single people, couples, families, empty nesters and the elderly.
Number of Units
It is anticipated that the Framework Plan lands could yield in the region of 70 units in Phase 1 and a further 50-55 units in Phase 2 (see Section 6.4 below for phasing arrangements). Notwithstanding this, the absolute number of units will be subject to the individual assessment process at planning application stage.
Open Space Provision
Open Space shall be provided in line with the standards and requirements as set out in the County Development Plan. Some off-set arrangements are possible in relation to the provision of improved soccer facilities in lieu of some of the open space requirements. This shall be subject to agreement with the Planning Authority at application stage.
In addition to this, mature landscaping should form an essential part of any future development proposal.
Provision of Sports Fields and associated parking
The provision of a full-sized GAA pitch, separate full-sized soccer pitch and ancillary parking provision to cater for sports events is a requirement for the future development of the area. It is proposed that the parking area should double up as a basketball course and should provide for a surface treatment which can be used for recreational, informal sports activities (i.e. grass or similar). The delivery of these elements needs to be in accordance with Section 6.5 of the LAP (Phasing).
On the indicative framework plan contained in the LAP, it is suggested to relocate the GAA pitch slightly north in order to provide for additional car parking for the new sports facilities. It is envisaged that the Basketball Courts indicated at this location can also double up as additional car parking when required. The football field will have some terraced seating at its eastern side making use of the slope at this location.
Delivery of Community Centre
A new community/sports centre has to be provided on the subject lands and will need to be built into the overall roll-out of development in the framework area. The centre shall be built after the first 50 units have been completed on site and in any case, no further units should allowed to be occupied prior to completion of the centre.
Notwithstanding the above, it is considered appropriate that the delivery of the community centre shall be negotiated with the planning authority at application stage.
The specification of the community/ sports centre should, as a minimum, include an indoor sports hall which can also be used as a multi purpose hall for non-sport related events and shall include changing room facilities, ancillary general utility room(s) and a reception area.
Field to rear of Woodlawn estate
The field to the rear of Woodlawn estate which is in Council ownership has been included in the Framework Plan. It is stipulated that this field can not be developed until the soccer pitch and GAA fields have been implemented and additional parking is provided which can double up for informal recreational sports activities. This stipulation reflects the desire of the community that this parcel of land should not be developed at present as it is being used by locals as an informal soccer pitch and doubles up as an overflow carpark during matches.
6.3 Indicative Framework Plan Layout
6.3.1 Introduction
To guide the future development process and to give an indication to prospective developers of the desirable realisation of the key parameters as outlined above, the Local Area Plan has included an indicative Framework Plan which presents a picture of the possible realisation of appropriate development on the subject lands. The Indicative Framework Plan shall be referred to and act as a general guide in future planning applications on the land.
The indicative Framework Plan has been based on a set of key principles as outlined below. These principles should also be referred to in any future architectural interpretation and realisation of residential development on the subject lands. Key Principles are as follows:
Character A place with its own identity and character reinforcing locally distinctive patterns of development and landscape.
Continuity and Enclosure A place where public and private spaces are clearly distinguished and where the continuity of street frontages and the enclosure of space by the built form is achieved.
Quality of the Public Realm A place where public spaces and routes throughout the area are attractive, safe, uncluttered and work effectively for all in society, including older people and people with mobility impairments.
Ease of Movement A place that is easy to get to and move through and by putting people before traffic.
Legibility A legible place that provides recognisable routes, intersections and landmarks to help people find their way around.
Adaptability A place that can change easily and can respond to changing social, technological and economic conditions.
6.3.2 Detailed Design Rationale
A key consideration in the indicative layout as presented was the creation of a community/sports and leisure hub at the centre of the framework plan area. In this regard, the soccer pitch has been located adjacent the GAA pitch and the community/sports centre. This centre will provide not only for changing room facilities but will also double up for other non-sports related community events.
The soccer pitch is located in a position where the lands provide for a significant slope. It is suggested that the soccer pitch would be cut into the slope and terraced seating overlooking the pitch would make use of the slope at this location.
The proposed residential development wraps around this new leisure hub thereby ensuring passive surveillance of the open space to encourage a community atmosphere and to discourage anti-social behaviour.
The overall form of the residential development is essentially linear in nature wrapping around the new leisure and community hub. It is based on the provision of a pedestrian/cycle and vehicular route through the centre of the lands in the form of a generous tree-lined boulevard.
In form, the boulevard will not be geometrically straight, but slightly irregular, changing direction gradually and opening out to places of congregation. This organic form takes cues from the topography to give shelter and take advantage of sunny settings for central locations.
Legibility and ease of movement throughout the scheme is achieved by the use of a hierarchy of streets and urban spaces enclosed by high quality architecturally designed buildings which provide continuity of street frontage, as well as landmark structures.
The layout of the residential units and streets is essentially utilising the perimeter block principle as a departure from more recent cul-de-sac type layouts. This will increase pedestrian permeability and legibility of the new development area.
In this regard, the framework plan provides for a fully permeable and recognisable, interconnecting network of streets, pedestrian and cycle routes, squares and public parks, along with varied and visually interesting buildings and vistas, connecting to the existing and proposed recreational facilities, the village centre, the primary school, public open spaces, between residential blocks and to existing and planned routes within the adjoining development.
Streets have been designed to give control back to pedestrians and therefore encourage healthy activity. This will be achieved by paying close attention to the design of street surfaces and planting which are integrated with traffic calming design. All open spaces are addressed and overlooked promoting natural surveillance of these areas and improving the general quality of life. Attractive and successful outdoor areas provide a quality public realm which is essential to providing each sector with its own individual identity.
A schematic layout visualising the potential development in the framework plan lands is provided below.
 Scheme |
6.4 Phasing
As can be seen from the Land Use Zoning Map, the Framework Plan lands actually extend outside the existing zoned lands. As such, the delivery of the Framework Plan lands is a long term objective extending beyond the period of this Local Area Plan and has been phased in two stages.
Phase 1
Under this phase, the delivery of the sports facilities (GAA pitch, soccer pitch and basketball court) as well as the community centre and ancillary parking shall be achieved in tandem with the delivery of the residential units and in any event within the first phase of any residential development on site.
Phase 2
Phase 2 should only be considered for development when all lands of Phase 1 have been built out, but in any event no earlier than the next LAP period (beyond 2014). This should be assessed at the review of the Local Area Plan in 2014.
 Diagram indicating Phase 1 and Phase 2 of Framework Plan (Phase 2 shaded) |
 Schematic 3-D Visualisation |
 Schematic 3-D Visualisation |
(please note that this view does not take into account existing levels on site and is therefore indicative only)
EditSection Six
EditDevelopment Parameters and Indicative Framework Plan for New Residential Area
Edit6.1 Introduction
The lands to the north of the village have been zoned to provide for the residential expansion in line with the growth projections as provided in Section 4 of the Local Area Plan. Given the size of the area in relation to the existing village it is considered appropriate that these lands should be developed in accordance with some key parameters and that a number of key projects and facilities need to be provided in tandem with the provision of housing.
Even though the entirety of the lands (approx. 12ha) are zoned for new residential development, not all of the lands will yield residential development as the Local Area Plan provides for a number of key elements to be delivered such as improved soccer facilities, as well as ancillary parking and a new indoor sports facility.
To give some guidance to the future development of the area, an indicative Framework Plan is presented in this section. This should act as guidance to future planning applications on the subject lands.
The Framework Plan as presented aims to create a sustainable community with regard to best practice in the planning and design of new communities. It is indicative in layout and is not meant to be prescriptive.
The Framework Plan provides a vision for the residential expansion of Bennettsbridge over a long term, 12 year period. The framework is therefore further split into two phases. Phase 1 is to provide expansion areas within the period of this Local Area Plan and Phase 2 should be considered when all lands of Phase 1 have been developed, but in any event no earlier than the next LAP period (beyond 2014).
Edit6.2 Development Parameters - Key Elements to be provided on the Framework Plan Lands
The following key elements need to be provided on the framework plan lands, i.e. those lands identified on the zoning map as being subject to a Framework Plan:
Residential density
The density of the proposed development should be in the overall region of 20 units to the hectare (as a gross density across the site). However, flexibility should be built in to the overall design to provide for a variety of unit types to cater for all people including single people, couples, families, empty nesters and the elderly.
Number of Units
It is anticipated that the Framework Plan lands could yield in the region of 70 units in Phase 1 and a further 50-55 units in Phase 2 (see Section 6.4 below for phasing arrangements). Notwithstanding this, the absolute number of units will be subject to the individual assessment process at planning application stage.
Open Space Provision
Open Space shall be provided in line with the standards and requirements as set out in the County Development Plan. Some off-set arrangements are possible in relation to the provision of improved soccer facilities in lieu of some of the open space requirements. This shall be subject to agreement with the Planning Authority at application stage.
In addition to this, mature landscaping should form an essential part of any future development proposal.
Provision of Sports Fields and associated parking
The provision of a full-sized GAA pitch, separate full-sized soccer pitch and ancillary parking provision to cater for sports events is a requirement for the future development of the area. It is proposed that the parking area should double up as a basketball course and should provide for a surface treatment which can be used for recreational, informal sports activities (i.e. grass or similar). The delivery of these elements needs to be in accordance with Section 6.5 of the LAP (Phasing).
On the indicative framework plan contained in the LAP, it is suggested to relocate the GAA pitch slightly north in order to provide for additional car parking for the new sports facilities. It is envisaged that the Basketball Courts indicated at this location can also double up as additional car parking when required. The football field will have some terraced seating at its eastern side making use of the slope at this location.
Delivery of Community Centre
A new community/sports centre has to be provided on the subject lands and will need to be built into the overall roll-out of development in the framework area. The centre shall be built after the first 50 units have been completed on site and in any case, no further units should allowed to be occupied prior to completion of the centre.
Notwithstanding the above, it is considered appropriate that the delivery of the community centre shall be negotiated with the planning authority at application stage.
The specification of the community/ sports centre should, as a minimum, include an indoor sports hall which can also be used as a multi purpose hall for non-sport related events and shall include changing room facilities, ancillary general utility room(s) and a reception area.
Field to rear of Woodlawn estate
The field to the rear of Woodlawn estate which is in Council ownership has been included in the Framework Plan. It is stipulated that this field can not be developed until the soccer pitch and GAA fields have been implemented and additional parking is provided which can double up for informal recreational sports activities. This stipulation reflects the desire of the community that this parcel of land should not be developed at present as it is being used by locals as an informal soccer pitch and doubles up as an overflow carpark during matches.
Edit6.3 Indicative Framework Plan Layout
6.3.1 Introduction
To guide the future development process and to give an indication to prospective developers of the desirable realisation of the key parameters as outlined above, the Local Area Plan has included an indicative Framework Plan which presents a picture of the possible realisation of appropriate development on the subject lands. The Indicative Framework Plan shall be referred to and act as a general guide in future planning applications on the land.
The indicative Framework Plan has been based on a set of key principles as outlined below. These principles should also be referred to in any future architectural interpretation and realisation of residential development on the subject lands. Key Principles are as follows:
Character A place with its own identity and character reinforcing locally distinctive patterns of development and landscape.
Continuity and Enclosure A place where public and private spaces are clearly distinguished and where the continuity of street frontages and the enclosure of space by the built form is achieved.
Quality of the Public Realm A place where public spaces and routes throughout the area are attractive, safe, uncluttered and work effectively for all in society, including older people and people with mobility impairments.
Ease of Movement A place that is easy to get to and move through and by putting people before traffic.
Legibility A legible place that provides recognisable routes, intersections and landmarks to help people find their way around.
Adaptability A place that can change easily and can respond to changing social, technological and economic conditions.
6.3.2 Detailed Design Rationale
A key consideration in the indicative layout as presented was the creation of a community/sports and leisure hub at the centre of the framework plan area. In this regard, the soccer pitch has been located adjacent the GAA pitch and the community/sports centre. This centre will provide not only for changing room facilities but will also double up for other non-sports related community events.
The soccer pitch is located in a position where the lands provide for a significant slope. It is suggested that the soccer pitch would be cut into the slope and terraced seating overlooking the pitch would make use of the slope at this location.
The proposed residential development wraps around this new leisure hub thereby ensuring passive surveillance of the open space to encourage a community atmosphere and to discourage anti-social behaviour.
The overall form of the residential development is essentially linear in nature wrapping around the new leisure and community hub. It is based on the provision of a pedestrian/cycle and vehicular route through the centre of the lands in the form of a generous tree-lined boulevard.
In form, the boulevard will not be geometrically straight, but slightly irregular, changing direction gradually and opening out to places of congregation. This organic form takes cues from the topography to give shelter and take advantage of sunny settings for central locations.
Legibility and ease of movement throughout the scheme is achieved by the use of a hierarchy of streets and urban spaces enclosed by high quality architecturally designed buildings which provide continuity of street frontage, as well as landmark structures.
The layout of the residential units and streets is essentially utilising the perimeter block principle as a departure from more recent cul-de-sac type layouts. This will increase pedestrian permeability and legibility of the new development area.
In this regard, the framework plan provides for a fully permeable and recognisable, interconnecting network of streets, pedestrian and cycle routes, squares and public parks, along with varied and visually interesting buildings and vistas, connecting to the existing and proposed recreational facilities, the village centre, the primary school, public open spaces, between residential blocks and to existing and planned routes within the adjoining development.
Streets have been designed to give control back to pedestrians and therefore encourage healthy activity. This will be achieved by paying close attention to the design of street surfaces and planting which are integrated with traffic calming design. All open spaces are addressed and overlooked promoting natural surveillance of these areas and improving the general quality of life. Attractive and successful outdoor areas provide a quality public realm which is essential to providing each sector with its own individual identity.
A schematic layout visualising the potential development in the framework plan lands is provided below.
Scheme |
Edit6.4 Phasing
As can be seen from the Land Use Zoning Map, the Framework Plan lands actually extend outside the existing zoned lands. As such, the delivery of the Framework Plan lands is a long term objective extending beyond the period of this Local Area Plan and has been phased in two stages.
Phase 1
Under this phase, the delivery of the sports facilities (GAA pitch, soccer pitch and basketball court) as well as the community centre and ancillary parking shall be achieved in tandem with the delivery of the residential units and in any event within the first phase of any residential development on site.
Phase 2
Phase 2 should only be considered for development when all lands of Phase 1 have been built out, but in any event no earlier than the next LAP period (beyond 2014). This should be assessed at the review of the Local Area Plan in 2014.
Diagram indicating Phase 1 and Phase 2 of Framework Plan (Phase 2 shaded) |
Schematic 3-D Visualisation |
Schematic 3-D Visualisation |
(please note that this view does not take into account existing levels on site and is therefore indicative only)