Residential Development Proposal

October 2020

Devoy Barracks, Naas

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Contents

Existing site view from John Devoy roundabout

Introduction 3

Site Location 4

Site Context 5

Planning Context 6

New Links 7

New Urban Quarter 8

New Open Space 9

3D Sketch Layout Plans 10

Housing Mix 11

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The development site, known locally

as the Devoy Barracks site, is located

south west of Naas Town, and accessed

directly from the John Devoy Road. The

development of these lands provides

a unique opportunity to provide

sustainable and affordable housing

within the Naas town centre area, that

seamlessly connects to surrounding

residential neighbourhoods, both new

and mature. The Devoy Barracks site

borders the Kildare County Council

offices, where the new MERITS office

accommodation will connect with the

proposed development via a new public

realm green link.

Introduction

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Site Location

Naas is the county town of County Kildare, located within 2 km of

the M7 motorway c. 38 km from Dublin. The M7 motorway connects

the town to other strategic centres in the south of Ireland and

directly to Dublin city. The town is served by Sallins & Naas railway

station on the Dublin to Cork/Limerick rail line, which is just over

3km from the town centre.

The Devoy Barracks site is located approximately 750m south

west of Naas Main Street and Town Centre, where a full range

of retail, employment, leisure, and health services are located.

Site LocationNaas Environs

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The Devoy Barracks site is bounded to the north-west by the rear

gardens of the existing residential properties at Devoy Terrace.

The Kildare County Council offices are located to the east of the site and

adjoining the boundary is the new MERITS Building which is currently

under construction. The Kildare Civil Defence Building is located to the

south-east.

Arconagh, a low-density estate of large detached houses, lies to the

west. The Arconagh open space abuts the western boundary, and

rear gardens back onto the south-west boundary.

The site is accessed from an existing roundabout on the John Devoy

Road, which connects to Newbridge Road to the north and to the Naas

Orbital Road which runs along the south-west of the town.

Site Context

Immediately Surrounding ContextExisting site view from John Devoy roundabout

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Planning Context

Naas Town Development Plan 2011-2017 (extended)

KEY A: Town CentreB: Existing Infill ResidentialC: New ResidentialE: Community & EducationF: Open Space & AmenityG: Urban VillageH: Industry & Warehousing I: AgriculturalJ: Transport & UtilitiesK: Commercial/ ResidentialL: Leisure & AmenityM: Future Park/ Green Belt N: Neighbourhood CentreQ: Enterprise & EmploymentR: Retail/ CommercialU: Utilities / ServicesW: White LandLands subject to future Local Area PlanNew Roads Objective (Indicative Only)Pedestrian/ Cycletrack Objective (Indicative Only)Approximate Line of Setback of Development for M7500m Intervals From Town CentreCanal/Lakes/ PondsNorthwest Quadrant Masterplan Lands Naas Quadrant Masterplans Lands Naas Town Council BoundaryDistrict Centre

The Kildare County Development Plan 2017-2023

and the Naas Town Development Plan 2011-2017

(extended) are the relevant development plans for

the Devoy Barracks site.

The vast majority of the subject site is zoned: ‘C New

Residential’ with a small area of the site, along the

eastern boundary, zoned ‘A Town Centre’.

The objective for zoning ‘C New Residential’ is

‘to provide for new residential development’.

Uses permitted in principle under this objective

include housing as the primary use but also

recreation, education, creche / playschool, community

buildings and sheltered housing. Limited local

shopping facilitates are open for consideration to

serve local needs only.

The objective for zoning ‘A Town Centre’ is ‘to

provide for the development and improvement

of appropriate town centre uses including retail,

residential, commercial and civic uses’.

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New Links

Site Permeability

The objective of the proposed development at Devoy Barracks,

Naas, is to provide an attractive and desirable residential

development, well connected to the surrounding community

and the commercial core of the town, with its own character

and sense of place within a strong public realm threaded

through the site. The development will be responsive to its

natural environment, making the most of ecological amenities,

such as the existing trees along the boundary with Arconagh

and Yeomanstown stream along the southern boundary.

A new linear open space along the eastern boundary will

provide the main north-south connection through the site.

The linear park provides a direct link to the town centre via

St Patrick’s Terrace to the north, and connects to the Elsmore

housing development to south, which was recently completed.

A new east-west pedestrian and cycle pathway provides for

connectivity from the Arconagh housing estate development to

the west, through the civic space to the east.

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A new urban quarter formed by:

1. Strong urban edge to the new north south linear open space, with

housing of 3 to 4 storey

2. Forming connectivity through open spaces on the east west route

3. 2 storey housing to back onto north and south boundaries to

protect and secure the adjacent housing rear gardens

4. Central housing zones to enclose communal gardens and form

strong street edges, stepping in height between the 2 and 4 storey

5. Landmarking the site entrance and linear open space with a

prominent gateway building

6. Creating a pedestrian and cycle prioritised streetscape, with

generous tree planting and creation of home zones for amenity

and personal interaction, with traffic movement and parking as

secondary

7. Multi layered, functional and interlinked public amenity space Linear public space - parade

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john devoy roundabout

st. patrick's terrace

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New Urban Quarter

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New Open Space

The urban design creates a variety of landscape

characters:

Civic Space – the north south linear park / parade

provides a pedestrian / cycle route linking to

St Patricks Terrace, the MERITS building and the

Kildare County Offices.

Public Open Space – centrally located between the

housing zones and extended amenity space to the

Arconagh housing estate.

Residential Open Space – semi-public open space

amenity for the residents enclosed and overlooked

by the central housing blocks

Residential Home Zones – create living strees and

avoid dominance of carparking

Children’s play opportunities are provided throughout

the site.

The planting to be used will be focused on providing for

an improved and more diverse ecology. Multi layered homezones with pedestrian / cycle priority

Gateway building at the John Devoy roundabout

Playful landscapes

Low maintenance street planting

Well planted amenity open space

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3D Sketch Layout Plans

Connecting public open spaces Homezone streetscape

The massing and composition of houses and

duplexes, stepping from 2 storey at the outside

of the site to 4 storey residential buildings

towards the centre of the site, to form

public and semi-public amenity spaces and

clearly defined streetscapes. Also included

is suggested massing of the MERITS building

under construction and the potential future

MERITS buildings, which will form the eastern

edge of the proposed linear park / parade.

The public open spaces connect the east west

pedestrian / cycle route.

st. patrick's terrace

merits building (under construction) potential future development

arconagh housing estate

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Housing Mix

The proposed development provides for 203 homes,

in a range of 1, 2 and 3 bed homes, across a mix of

terrace houses, duplexes and apartments, achieving an

approximate density of 51 homes per hectare. A variety

of new homes will meet a variety of occupant needs

and provide visual diversity and richness.

The layouts of all homes will be generous and exceed

the minimal spatial standards. The housing design

has been developed so that they are comfortable,

adaptable to changing needs and economical to

manage and maintain. The design aims to facilitate

future adaptability, and is accessible for older people,

the very young and people with disabilities.

The anticipated housing mix is indicated in the

illustrated table.

HOUSING TYPES AND MIX

1 Bed Homes 53 no. 26%

2 Bed Homes 99 no. 49%

3 Bed Homes 51 no. 25%

Housing mix

3 storey duplexes

2 storey houses

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Devoy BarracksA sustainable new housing quarter, connected seamlessly to the neighbourhood with new landscaped open spaces.

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Site locationPlanning contextNew LinksNew Open Space3D sketch layout plansTenure mix