SHD Planning Application to An Bord Pleanala

Delphi Architects and Planners

SHD Planning Application to An Bord Pleanala

on behalf of Dwyer Nolan Developments Ltd

Regles, Lusk, County DublinResidential Development

ARCHITECURAL DESIGN RATIONALEOctober 2019


CONTENTS

1.0 Introduction, Site Context and Analysis 1.1 Introduction & Site Context 1.2 Existing Site Plan 1.3 Site Context & Development Plan Objectives 1.4 Site Analysis - Existing Region 1.5 Site Analysis - Constraints, Sunlight & Prevailing winds

2.0 Desing Proposal 2.1 Proposed Application Site Diagram 2.2 Proposed Application Site 2.3 Design Proposal - Character Areas 2.4 Urban Design criteria 2.5 Proposed Application Schedule

3.0 Appendix A - Proposed Layouts


1.0 Introduction & Site Context


4 REGLES, LUSKRESIDENTIAL DEVELOPMENTSHD PLANNING APPLICATION

1.1 Introduction & Site Context

Site - Aerial View 1 Site - Aerial View 2

The subject site is located adjacent to Ministers Road and is bounded to the west by lands zoned for Science and Technology development and to the east by lands zoned for public open space. It lies across Min-isters Road from existing residential development and is within walking distance of Lusk town centre.

The proposed development is for residential units and a creche on a 8.44 Ha site at Ministers Road Lusk.

The proposal includes 223 houses, 12 duplex apartments,124 apart-ments and a creche of 484 Sqm.

Also included in the application are the associated public open spaces, parking, new access roads and services along with landscaping.



1.2 Existing Site Layout Plan

APPLICATION AREA 8.44 Ha

Existing Site Layout [nts]



1.3 Site Context and Development Plan Objective

The Fingal County Council Development Plan 2017-2023 designates the Regles site as a zone for residential development. The purpose of this zone is to allow residential communities to integrate with sur-rounding neighbourhoods and provide Lusk with necessary community facilities.

The site lies between two other sites with zone land including lands zoned for Science and Technology development to the west and lands zoned for Public Open Space to the east.

View of Site along Ministers Road looking East.View of Site along Ministers Road looking Wast.



Montisorri School Educate Together School

The site is located at a walkable distance from the town centre and lies immedi-ately adjacent to Round Towers GAA

Other uses within the area include the an existing creche and golf centre.

Within 1 KM of the site is the National School

Site Boundary

Primary Route

1 KM Radius

1.4 Site Analysis - Existing Region

Golf Centre Round Towers GAA

Lusk National School

Woodlands Creche

Site Location in Context of Lusk Twon Centre [nts]



1.5 Site Analysis - Constraints, Sunlight and Prevailing winds

The existing wayleave in place for the gas main will need to be incorporated into the design of the development and considered in terms of how the entrance and street frontage will be handled.

The site is located along an undeveloped stretch of Ministers Road.

The site avails of potential views onto Public Open Space lands to the east and possible connection to developable lands to the west.

The existing Dun Emer development lies to the south of Ministers Road across from the site. A strong fronatage along Ministers Road at this location would complete the formation of the street-scape in this location and form an urban extension to the town centre of Lusk.

Adjacent Zoned Open Space Lands

Adjacent Zoned Developable Lands

SUN PATH

SW PrevailingWind Direction

SUN PATH

Ministers Road - to Lusk Twon Centre

SUN PATH


2.0 Design Proposal



2.1 Design Proposal - Proposed Application Site - Diagram

Overview

The development responds to its context by creating a strong street edge with new buildings along Ministers Road punctuated by apartment buildings located at the point where Ministers Road turns a corner on approach from the town centre. The heart of the scheme is a central open space with housing and apart-ments overlooking it to provide active survaillance.

The central space is a of a clear rectangular space that sets up a strong access of approach which in turn defines the geometric disposition of the residential scheme. The approach access opens and closes along its route, closing at the entrance and opening along the vista to the adjoining open space lands to the east, closing again before arrival at the central open space.

Pocket parks are distributed throughout the development at points wihere the natural geometry changes direction providing a close proximity to amenity space for all residential units.

The development is divided into five character areas each with a distinct architec-tural quality. These areas define a series of recognisable neighbourhoods within the overall development which assist in wayfinding and create a sense of place in each instance.

Ministers Road and the Entrance to the Development [Areas 1 + 2]

Along the Ministers Road a new street edge is formed with 3 storey town house units overlooking the roadway. The main access point to the development is located within this street elevation with two apartment buildings located at the corner to mark the point where Ministers Road turns toward the town centre. The apartments are positioned on the same geometric axis as the town houses to provide a strong building line along the road frontage.

Two further apartment buildings are located within the depth of the site overlook-ging two separate open spaces. The southern of these two buildings is posi-tioned on the central axis of the central open space, marking a termination of the approach axis to provide a clear urban form to the development.

Adjacent Zoned Open Space Lands

Site Layout [nts]



2.2 Design Proposal - Proposed Application Site

Central Residential District Adjacent to POS Lands [Character Area 3]

The central axis of the site along its approach to the central open space area lies adjacent to lands zoned Open Space to the east. A linear park lies adjacent to the central axis to open a vista toward these open space lands and create a visu-al connection from within the development. This connection from both the west and north directions will provide active survaillance onto these open space lands and further knits the proposed development into its context.

Central Residential District Adjacent Cenral Park [Character Area 4]

The central park at the heart of the development is overlooked on all sides by active residential frontage. To the east and west of the space the housing units are of a type that share material and elevational characteristics to define this zone architectural within the development.

Duplex Blocks [Character Area 5]

The duplex units are designed in two and three storey formats. The two storey units contain own door one bedroom apartments at first floor level over two bed-room apartments at ground floor level. The three storey blocks contain three bedroom own door duplex apartments over a ground floor two bedroom apart-ment. The facades for these units have been designed to complement that of the adjacent residential house types, providing a coherant architectural language throughout the development. The duplex apartments are distributed to three ar-eas within the development and in each case with active frontage looking on to an amenity open space.

Creche

A 484 Sqm Creche building for 80-95 children is provided at a central location within the development overlooking the open spaces and the public open space zone lands beyond. The creche will include a secure external play space and dedicated parking / set-down spaces. It will serve the needs of the development and the wider community.

Denotes Character Area 1





Creche

Park/Amenity Space

Site Layout [nts]



2.3 Design Proposal - Character Areas

Site Layout Key Plan

View V1

Character Area 1

Image of Street FrontageTypical Front Elevation

Typical Brick Palette

Denotes CharacterArea 1

V1




Character Area 2

View V2

Brick Palette Brushed Aluminium

Smooth Coloured Render

Site Layout - Key Plan Image of Street FrontageTypical Elevation

Denotes CharacterArea 2V2




Site Layout - Key Plan Image of Street FrontageTypical Front Elevation

View V3

Brick Palette Standing Seam

External Render

Character Area 3


V3




Brick Front and Gable

Standing Seam

Site Layout - Key Plan Image of Street FrontageTypical Gable Elevation

View V4

Character Area 4


V4




Image of Street Frontage

View V5

Active Gable Elevation Front Elevation - 3 Storey Duplex Block

Brick Palette Metal Dormer Vertical Timber Front Elevation - 2 Storey Apartment Block

V5



2.3 Design Proposal - 3D View



2.4 Urban Design Criteria

URBAN DESIGN MANUAL: URBAN DESIGN CRITERIA ASSESSMENT

01. ContextHow does the development respond to its surroundings?

The subject site is well located at the western edge of Lusk within walking dis-tance to the town centre. The site is comprised of flat agricultural land and is bounded by Ministers Road to the south which connects to the Lusk Town Cen-tre. There are sports pitches to the east and undeveloped fields to the north and west.

The development responds to its context by creating a strong street edge with new buildings along Ministers Road with feature apartment buildings located at the point along Ministers Road road where it turns toward the town centre, pro-viding an urban focal point in the existing context.

The site layout has been designed to allow for future permeability into adjacent developable lands. A pedestrian and cycle connection is provided along the Ministers Road to faciliate access to the town and creat permeability through the site.

The heart of the scheme is a central parkland with housing and apartments over-looking it to provide active surveilance.

02. ConnectionsHow well connected is the site/new neighbourhood?

Two key vehicle /pedestrian / cycle links are proposed along Ministers road as the primary connection points from the development to local road network.

The scheme makes provision for future access to adjacent developable lands to the west for both vehicles and pedestrians.

The green link along the entrance avenue is designed to connect to the zoned green space to the east of the site to the residential development.

03. Inclusivity How easily can people use and access the development?

The proposed development includes a wide mix of unit types / sizes including 1,2,3 and 4 bed house, duplex and apartment in a wide variety of formats to cater for as many households types, living arrangements and demographics as possible.

The development includes a range of single level unit types for improved accessibility including own door on grade 1 and 2 bedroom units.

Falls and gradients will be minimised wherever possible on site and level access will be provided at all parking locations and at front doors of all units.

All units within the development will meet the requirements of Part M of the Technical Guidance Documents where accessibility is concerned.

All amenity areas and parks within the development are open to the public and over-looked by units which provide active survaillance.

Front Gardens and side gardens (to the front of units) will be private but boundaries will be defined by low railings for maximum visibility.




04. VarietyHow does the development promote a good mix of activities?

The development includes a wide mix of unit types / sizes including 1,2,3 and 4 bed house, duplex and apartment types in a variety of formats. A wide va-riety of tenures and housing formats will be provided to suit a range of living arrangements and demographics.

To ensure maximum variation, the proposed development has been subdivid-ed into architectural character areas. A different range of residential unit types and densities will be delivered in each area to create a sustainable mix and achieve variety across the development.

The series of character areas are defined by their location within the devel-opment. The definition of these places is provided by the design of hard and soft landscape, and the architectural treatment and modelling of the adjoining buildings The combination of these factors will give these places definition and legibility within the wider development. These are described more fully in the character area descriptions.

05. EfficiencyHow does the development make appropriate use of resources, including land?

The development provides and average density of 42.5 units/ha across the site.Pedestrian links are maximised within the development.SUDS areas and green swales are proposed within the site which will create attractive zones for biodiversity.Each housing unit has been designed to allow for either side access to the rear garden for refuse and recycling bins or bin stores to the front of the unit.

06. DistinctivenessHow do the proposals create a sense of place?

A series of character areas are defined by their location within the development. The definition of these places is provided by the design of the hard and soft landscape, and the architectural treatment and modelling of the adjoining buildings. The com-bination of these factors will give these places definition and legibility within the wider development. These are described more fully in the character area descriptions.

The central park area will include a playground and hard and soft landscaping. The design of the amenity spaces combined with the surrounding street elevations will create a distinctive and recognisable place within the development.

07. LayoutHow does the proposal create friendly streets and spaces?

A hierarchy of roads and routes following the principles of DMURS ensures that traf-fic speeds are minimised and that the pedestrian is favoured. Sections of straight road are limited wherever possible. Secondary roads have incorporated offset ele-ments where longer road sections could not be avoided.

The central park area is located at the heart of the development and is in easy walk-ing distance of all units. This is supplemented by a network of pocket parks distrib-uted throughout the development to ensure proximity of all units to a green amenity space. These spaces incorporate a playground and are overlooked in all cases by residential units for active supervision.

Access to all units are from the streets and at corners wherever possible. This will maximise activity and provide passive survaillance of the surrounding space.

08. Public RealmHow safe secure and enjoyable are the public areas ?

The central park area is located at the heart of the development and is in easy walk-ing distance of all units. This open space and the network of pocket parks through-out the development incorporate a playground and are overlooked by units on all sides for active supervision.




09. Adaptability How will the buildings cope with change?

The house type layouts are designed to allow for adaption according to the future needs of the owners. They are designed to maximise light, views and ventilation while allowing for extension to the rear without distancing the centre of the house from natural light.

A large amount of the units have the potential for a ground floor rear extension to provide additional living space. The resulting increase in space allows potential for the accessible toilet to increase in size to cater for an individual with limited mobility. Units can extend into the rear gardens without impacting on the char-acter of the streets.

Internal walls are lightweight partition walls which could facilitate internal alter-ations in the future and allows for adaption and subdivision.

The development includes a range of own door single level unit types for im-proved accessibility. These units could be reconfigured with additional accessi-bility measures to cater for the elderly or occupants with disabilities.

The units are designed with an average ‘A’ BER rating and will use air-to-water heat pumps, exhaust air heat recorvery pumps or PV panels to meet renewable requirements.

10. Privacy and AmenityHow does the scheme provide a decent standard of amenity?

Each home has access to usable private outdoor space which meets or exceeds the development plan standards.

The duplex units have an enclosed semi-private amenity space for the benifit of these residents located between blocks.

Units are mainly dual aspect, with a number of triple aspect units.

The residential units are generally 22m back to back to reduce overlooking and provide privacy.

All units meet or exceed the Development Plan standards for storage and provide either side passage to the rear of end of terrace houses for bin storage or built bin storage units to the front of mid terraced houses.

11. ParkingHow will the parking be secure and attractive?

Parking for the duplex units will be located on street directly across the pavement from the front doors of the units. Parking areas will be well lit and overlooked by duplexes and houses from both sides of the streets. Contrasting hard landscaping and occasional planting will define parking zones.

All housing units within the development will be served by parking within the cur-tailage of the individual units.

A series of secure / enclosed bike shelters will be located between the apartment and duplex blocks for the use of these residents along with allocated visiter cycle spaces by way of provision of sheffield stands at select locations throughout the development.

12. Detailed DesignHow well thought through is the building and landscape design?

An approach has been outlined to the development of the street elevations in terms of place making and the creation of recognisable neighbourhoods through a combi-nation of building form, elevation materials and hard and soft landscaping.

The design of the individual units seeks to provide a robust range of units types and sizes to reflect the needs of a range of households, living arrangements and eco-nomic situations.

Passive surveillance of adjoining public and private space has been a key driver in design development through the maximalisation of active frontages and the siting of entrances and windows.



2.5 Proposed Application Schedule

The type and mix of residential typologies are summarised opposite.

A detailed quality Housing Assement schedule is included with the application documentation for every unit provided.

3.0 Appendix A: - Proposed Layouts

SHD Planning Application to An Bord Pleanala

Documents

Transcript of SHD Planning Application to An Bord Pleanala