Development plan · Kildare County Council
Kildare County Development Plan 2023–2029 — Chapter 14: Urban Design, Placemaking and Regeneration
One part of the council's development plan written statement, which the council publishes in parts. Variations adopted since are not in this text.
Kildare County Council · 2023–2029 · 28 pages
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- Type of Strategy Purpose and Level of Detail (Ranging from most strategic to most detailed/site specific) Urban Design Framework/ Urban Regeneration Framework An Urban design /Regeneration Framework An Urban Design Framework sets out a strategic development strategy and vision for a specific area over a medium to long term timeframe, and outlines guiding principles which establish the key urban design issues which are to be developed and managed. Urban Design Frameworks should consider at a minimum, how the area relates to its wider contextual area in terms of urban form, existing and proposed access and movement channels, the allocation of land uses and activities, densities, the identification/integration of public open spaces, implementation and may address phasing (taking account of key stakeholders). It should also identify areas that may be considered for more detailed masterplans or other priority projects. An Urban Design Framework may focus on a greenfield site, or the rejuvenation of a town centre or previously developed (brownfield) lands. Masterplan To be identified in the County Development Plan /Local Area Plans and supported by objectives contained therein. Masterplans may be incorporated into statutory Local Area Plans. A Masterplan is more detailed than an Urban Design Framework in that it should set out a detailed layout and design, the hierarchy of streets/roads and open spaces, the street/block pattern, street profiles (cross-sections), with a focus on the three-dimensional form and with guidance on the scale and height of buildings and even details such as materials. In formulating the Masterplan and examining options, it should have regard to the likely availability of sites/ownership patterns, the development of supporting infrastructure (including social infrastructure), phasing and financial feasibility. Detailed masterplans can include cost estimates on key public infrastructure or amenities with mechanisms for achieving same (project delivery). Town Renewal Masterplan Supported by objectives of the County Development Plan and relevant Local Area Plans. A Town Renewal Masterplan is effectively a blueprint to guide the rejuvenation of a town or village. It is informed by a robust analysis, including for example the historical context (urban morphology), urban ‘health checks,’ land use surveys, building condition surveys, analysis of movement patterns (pedestrian movement/footfall and vehicular movement), car parking analysis, architectural heritage appraisals and urban design character and it is generally supported by extensive public consultation. As part of the Renewal Masterplan process a number of priority projects are identified for delivery. Public Realm Strategy/Plan Generally supported by objectives of a Local Area Plan and/or identified as a Priority Project of an Urban Regeneration Framework / Town Renewal Masterplan. Public Realm Strategies set out the details of phased co-ordinated projects that will enhance and improve the way historic town and village centres function and are presented through hard and soft landscaping. Public Realm Strategy tasks involve: • Generating audits and urban quality appraisals to take stock of the • heritage of historic towns/villages • Determining which features in town centres are valued by communities • Establishing a shared vision for the future, and • Formulating and outlining a strategic plan to implement that vision. Public Realm Plans deal with the street surface, finishes, hard landscaping (focusing on materials/palette), soft landscaping (street494
- Type of Strategy Purpose and Level of Detail (Ranging from most strategic to most detailed/site specific) trees and planters) and the provision of street furniture (public seating, litter bins, street lighting, heritage signs, information boards, de-cluttering signage and utilities). It can also address streetscape issues and typically will involve an effort to have over-head utility lines underground. These design interventions improve the attractiveness of the urban/village environment, they reclaim spaces previously devoted to cars and car parking in favour of places for people to walk, cycle and socialise and in doing so they frequently assist in turning vacant properties into active use. Key Development Area (KDA) To be identified in Local Area Plans and supported by objectives contained therein. A Key Development Area (KDA) comprises of lands within a settlement which have been identified as being strategic to the development of that settlement over the life of a Local Area Plan, usually for the purposes of delivering new residential housing. Its intention is to set out the broad spatial parameters for the development of the site and is designed to assist all parties involved in the planning process including the planning authority, design teams and other key stakeholders. A designated KDA includes a written design brief for the site accompanied by an urban design framework map, illustrating an overarching design concept for the lands. This essentially sets out the key spatial elements required in order obtain planning permission on a site. Design Statement A requirement of the County Development Plan for certain individual development applications (see Chapter 15). The purpose of a design statement is to provide details to the planning authority on the overall design concept and thought process underpinning a development proposal, whilst also demonstrating how it takes into consideration applicable planning policies and objectives contained in a Local Area Plan and/or the County Development Plan, along with relevant Ministerial Guidelines. Well-considered design statements should include various iterations of the development proposal illustrating how the overall design was originally devised, altered and redrafted to respond to the constraints and environmental sensitivities of the surrounding context. Design statements are considered to be a key tool in assisting the planning authority in its assessment of individual proposals in order achieve good urban design outcomes within smaller scale sites. Table 14.1 - Kildare County Council’s Placemaking Strategies 14.5.5 Other Spatial Interventions In addition to the preparation and implementation of placemaking strategies, the Council has also undertaken various short term projects aimed at enhancing peoples’ experience and enjoyment of the public realm. One such initiative has sought to implement the concept of tactical urbanism in a number of towns across the county. Tactical urbanism is Figure 14.5 - Example of Tactical Urbanism at Market Square in Kildare Town495
- defined as short term, quick to install, low cost and scalable interventions in the urban environment with the potential to catalyse long term change. The central idea is that such schemes are typically introduced on a temporary or trial basis to enable data to be collected and feedback invited, with changes made in response to that feedback. If the tactical urbanism intervention is deemed a success, then further capital investment will be made to establish a ‘new normal’ and permanent intervention. As part of the Council’s response to the Covid-19 pandemic several projects of this kind were rolled out across the county to provide increased space for outdoor socialising. Overall, these interventions have proven successful. For instance, the reclaimed space at Market Square in Kildare town as illustrated in Figure 14.5 has been very popular with members of the public. It is anticipated that the Council will build upon this positive momentum and roll-out further tactical urbanism projects at strategically important town centre locations over the life of the Plan. Other key initiatives to support the overall enhancement and vibrancy of the public realm include Kildare County Council’s shopfront renewal scheme which has been successful in assisting in the delivery of numerous enhanced shopfronts in town centres across the county. This scheme is applied in conjunction with the Council’s Shop Front Design Guide (2013) which provides guidance and best practice on the design of shopfronts. In an effort to promote and manage the increased interest of the hospitality sector in providing outdoor seating, best practice guidance has also been prepared by the Council with respect to Section 254 Licensing of outdoor dining and seating areas and associated design components within the public realm. 14.5.6 A Town Centre First Approach The Programme for Government (2020) recognised the need for and committed to, the development of a strategic approach to town centre regeneration that would maximise the impact of the Government’s considerable investment in urban regeneration. On foot of this, ‘Town Centre First – A Policy Approach for Irish Towns’ was published in February 2022. Informed by the Scottish model, the scope of the Town Centre First Policy extends beyond the implementation of traditional town centre planning policy to place the public sector to the forefront of investing in town centres, ensuring their overall health, and helping communities thrive. This approach also recognises the need for collective responsibility amongst all key stakeholders to help town centres develop sustainably, reinvent their function, and meet the changing needs of residents, businesses, and visitors. While primarily aimed at towns with a population of over 400 people, the principles and provisions of the policy document are designed to apply to settlements of varying size, including smaller villages. The Town Centre First Policy seeks to take an overarching and co-ordinated approach to town centre regeneration. It recognises the key role and experience that Local Authorities have in driving regeneration strategies. As such, the sector features prominently as stakeholders responsible for implementing the majority of the 33 specific actions set out in the policy document. Some of the key features of the policy include; • The setting up of a national town centre first approach to co-ordinate and drive Town Centre First actions and engagement at a national level. The Office will also be a forum for best practice and provide capacity building for Town Teams, a Health Check Programme and other resources, as well as funding information and best practice models for developing Town Centre First Plans;496
- • A network of Town Regeneration Officers (TROs) based in Local Authorities to lead Town Centre First implementation and to liaise with the National Town Centre First Office. The role of the TROs will include supporting local Town. • Teams in the preparation of Town Centre First Plans, assisted by the wider local authority; • The preparation of non-statutory Town Centre First Plans produced by local Town Teams, drawn from local community and business representatives, with the support of the local government sector; • In keeping with the Government’s Housing for All Plan (2021), a key focus of the Town Centre First Policy will be the provision of new housing in towns which will constitute a critical part of their overall regeneration. This Plan commits to supporting the rollout and implementation of the Town Centre First Policy (February 2022) to towns and settlements across County Kildare and to ensuring that the provisions and actions contained in the policy document are fully integrated into the established regeneration activities and work programme of the County Council. 14.5.7 Tackling Town Centre Vacancies The chronic issue of retail and residential vacancies in town centres needs to be resolved if there is to be a meaningful regeneration of our towns and villages. Whilst efforts to regenerate the public realm and enhance tourism and employment opportunities through various placemaking strategies will assist in helping to find new roles and functions for vacant buildings over the longer term, it is recognised that a more interventionist approach on the part of the Local Authority is required. To this end, and conscious of the growing housing crisis in the county, Kildare County Council has focused over the past number of years on bringing back into use vacant residential units in towns and villages. Through the efforts of the Vacant Housing Officer numerous vacant dwellings in town centres have been identified and brought back into use as social housing through both the Buy and Renew Scheme and the Repair and Lease Scheme. Furthermore, as part of a pilot initiative in Athy, the Council has over the past number of years, engaged with private landowners in the town centre with the aim of reducing instances of vacancy and dereliction. This targeted and sustained effort has yielded very positive results and assisted in reducing the level of residential vacancy in the town. The establishment of the Zoned Land Tax (ZLT) in 2023, will further assist in efforts to appropriately develop regeneration sites, regardless of their size. The revitalisation of town centre land uses can only be achieved by recognising that some former uses (including retail uses) will not be returning and by identifying and encouraging credible alternative uses and functions for these units. In this regard, the Council will support implementing the concept of ‘meanwhile use’ (such as pop-up shops) to provide for temporary uses to be accommodated in vacant units, where appropriate.497
- 14.5.8 Town and Village Renewal Policy It is the policy of the Council to: UD P2 Develop towns and villages of all types and scale as environmental assets and ensure that their regeneration and renewal forms a critical component of efforts to achieve compact growth development and increased climate resilience within settlements across the county. Objectives It is an objective of the Council to: UD O5 Apply a design-led approach to urban regeneration and development by supporting the preparation of placemaking strategies (as outlined in Table 14.1) and providing for their implementation on a phased basis over the life of the Plan and beyond. UD O6 Continue to pursue a Town Centre First Approach to renewing and developing town centres through the following: (i) Prioritising the town centre as the primary location for commercial, civic, social and cultural development and promoting new highquality infill and backland development that consolidates and regenerates the existing urban core. (ii) Preparing and implementing Town/Village Renewal Masterplans for settlements of all sizes across the county. (iii) Actively engaging with the community, landowners, developers and other agencies to secure support and develop a shared vision for the renewal and enhancement of Kildare’s towns and villages. (iv) Implementing the provisions of Government’s ‘Housing For All’ plan (2021) with regard to addressing vacancy and maximising efficient use of existing stock in our town centres. (v) Implementing the provisions and Actions of ‘Town Centre First – A Policy Approach for Irish Towns’ (2022) including supporting the work of any appointed Town Regeneration Officers within the Council. UD O7 Consider, through the preparation of Local Area Plans, the concept of quarter-based planning, which should be developed on a phased basis in tandem with the delivery of necessary social and physical infrastructure, and where appropriate include bespoke urban design codes to address the local characteristics. UD O8 Provide for the effective presentation, development and management of a people-centred and universally accessible public realm within settlements, through the preparation and implementation of Public Realm Strategies. UD O9 Support the establishment of alternative uses and functions for buildings within town centres and facilitate the implementation of the ‘meanwhile use’ concept to allow for temporary uses to be established in vacant units, subject to the appropriate planning and environmental considerations.498
- UD O10 Review the Athy pilot scheme and implement similar town and village renewal schemes on a phased basis for the settlements of County Kildare in order to reduce vacancy levels in conjunction with all relevant stakeholders. Actions It is an action of the Council to: UD A1 Continue to seek funding from relevant agencies and Government sources including the Rural and Urban Regeneration and Development Funds (RRDF/URDF) to secure financial support for all town and village renewal projects in the county and to explore possibilities for community-led and social financing opportunities. UD A2 Prepare a series of Masterplans / Urban Design Frameworks over the lifetime of the Plan, in co-operation with relevant stakeholders, including but not limited to the following areas: • The Northwest Quadrant, Naas • The Canal Quarter, Naas • Naas to Newbridge Strategic Employment Zone • Lands at Confey, Leixlip • Dominican Lands, Athy • Lands at St. Raphael’s / Oakley Park, Celbridge • Lands at Simmonstown, Celbridge • Collinstown (Strategic Employment lands), Leixlip • Collegelands (lands to west of Maynooth, adjoining Maynooth University and St. Patrick’s College) UD A3 Prepare and implement on a phased basis Town/Village Renewal Masterplans for the following settlements: Naas, Maynooth, Newbridge, Leixlip, Kildare Town, Celbridge, Monasterevin, Clane, Athgarvan, Castledermot, Rathangan, Derrinturn, Straffan, Allenwood, Coill Dubh (inc. Coolearagh), Johnstownbridge, Kilmeague, Ardclough and a combined plan for the Curragh settlements (Ballysax, Brownstown, Curragh Camp, Cutbush, Maddenstown, Suncroft). UD A4 Continue to monitor on an ongoing basis the overall health of town centres as part of the Town Centre Health Check Exercise of the Town Renewal Masterplan process, and in the preparation of Local Area Plans, in order to establish a ‘live’ baseline dataset relating to land use activities and vacancies in town centres. UD A5 Continue to tackle vacant residential and derelict sites within town centres through various initiatives, including the following: • Targeted engagement with landowners. • Promoting awareness of the Buy and Renew and Repair and Lease Schemes. • Developing tailored responses through selected Town Renewal Masterplans. • Applying for any funds made available under the Government’s Housing for All plan (2021) to increase residential living opportunities in vacant or underutilised buildings.499
- • Land Activation Measures, including the use of the Derelict Sites Act, Section 59 mechanisms related to the Record of Protected Structures and Compulsory Purchase Powers. • The preparation of Town Centre First Plans by designated town teams. UD A6 Continue to pursue tactile urbanism initiatives by using the public realm within selected settlements as an experimental space to test new design concepts and alternative layouts. 14.6 Urban Design Principles: A Best Practice Approach to Development Good urban design outcomes in our towns and villages do not happen by accident. They are the result of deliberate decisions on the part of key stakeholders to ensure that development is planned and designed in a co-ordinated and collaborative manner. This section seeks to provide for the delivery of high-quality design within Kildare’s settlements by providing best practice guidance to assist key stakeholders in the integration of urban design principles from the conceptual stage of every development proposal. Table 14.2 provides an urban design standards ‘checklist’ which has been informed by the Urban Design Manual (2009), The RIAI Town and Village Toolkit (2019) and other design-based research. While it is noted that statutory design guidance documents such the Urban Design Manual (see Figure 14.6 below) and the Retail Design Manual focus on the residential and retail development respectively, the principles outlined in Table 14.2 are applicable to all types of development. As per the provisions outlined in Section 15.3 of Chapter 15 in cases where design statements are required to accompany planning applications, they should outline how the development proposal complies with the Urban Design Standards Checklist along with other relevant policy objectives. Figure 14.6 - The 12 Criteria for Achieving Best Practice Urban Design in Residential Developments (Urban Design Manual, 2009)500
- Further guidance on best practice in urban design and placemaking provided in the following documents: • Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (Cities, Towns and Villages) (DEHLG, 2009). • Urban Design Manual – A Best Practice Guide (DEHLG, 2009). • Retail Design Manual – A Companion Guide to the Retail Planning Guidelines for Planning Authorities (DoECLG and DoAHG, 2012) • Design Manual for Urban Roads and Streets (DTTS and DHPLG, 2019) • Urban Development and Building Heights: Guidelines for Planning Authorities (DHPLG, 2018) • Architectural Heritage Protection – Guidelines for Planning Authorities (DoEHLG, 2004) • Creating Places for People: The RIAI Town and Village Toolkit (2019) • Kildare Shopfront Guidelines (Kildare County Council, 2013) Aspect of Urban Design Urban Design Principle Urban Design Response Places for People Enriching the Existing Character A development which takes into consideration the surrounding environment and builds upon historic character or natural features of the site in order to create an identity and ‘sense of place’. The design and layout of any built form should reinforce locally distinctive patterns of townscape and landscape. Working with the Landscape Continuity and Enclosure The creation of new built form that is in keeping with the surrounding urban context. Developments should seek to achieve continuity and the enclosure of space through the construction of strong urban edges, including continuity of street frontages and alignment with established building lines, along with the development of legible built form. Attractiveness Ensure that attractiveness in new and regenerated buildings is achieved through the use of high-quality design, layout and material finishes. Variety Ensure that built form typologies are varied within development schemes to maintain a level of interest in the urban environment. Quality of the Public Realm The development of people-centred public spaces and routes that are attractive, safe, uncluttered and universally accessible. Making Connections Ease of Movement Create areas which are easy to get to and move through by providing for how people get around on foot, bicycle, public transport and by car – and in that order.501
- Aspect of Urban Design Urban Design Principle Urban Design Response Legibility The creation of legible places which a visitor can easily ‘read’ by providing recognisable and easy to navigate routes, intersections and landmarks. Mix of Uses Diversity The promotion of choice through a mix of compatible developments and uses that work together to ensure a place that responds to local needs, as well as providing for a diverse society of different incomes at different stages of their lives. Designing for Change Sustainable Design Adaptability The development of built form and urban spaces that are robust and flexible enough to respond to changing social, technological and economic trends. Environmental Sustainability The promotion of local biodiversity by integrating the development with a settlement’s green infrastructure network. Developments should allow for new wildlife habitats to become established and existing ones protected and enhanced. Climate Adaptation and Mitigation Creating climate resilience through various measures such as the incorporation of green infrastructure, the integration of SuDS, maximising the most efficient and sustainable use of land, and designating environments which provides opportunities for active travel, in order to reduce carbon emissions. Technical Issues Access and car parking standards / provision of cycle stands Energy efficiency EV charging provision Design and location of communal refuse storage and recycling Mix of tenure Table 14.2 - Urban Design Standards Checklist 14.6.1 Key Urban Design Terminology Table 14.3 outlines important terminology to assist stakeholders in understanding the important elements of urban design and how they should be taken into consideration in both the design and planning stages of a proposed development. Urban Structure The overall framework of a town, village or neighbourhood, showing relationships between areas of built form, activities, open space and the natural environment. It also encompasses broader systems including transport and infrastructure networks. Urban Grain Urban grain is essentially a description of the pattern of plots in an urban block. When this pattern is dominated by small plots it is described as fine urban grain. Fine urban grain constitutes a network of small or detailed streetscapes, as typified by historic urban centres. Density and Mix The intensity of development and the range of different land uses and activities (such as residential, commercial or recreational uses) within a specific area.502
- Height and Massing The scale of buildings in relation to height and floor area, and how they relate to surrounding landforms, buildings and streets. Massing refers to the structure in three dimensions, not just its outline from a single perspective. Height and massing combine to create a sense of openness or enclosure, and affect the amenity of streets, spaces and other adjacent buildings. Scale Scale refers to the size, bulk and perception of buildings and spaces. Bulk refers to the height, width and depth of a building in relation to other surrounding buildings, the street, setbacks and surrounding open space. For example, a large building set amongst other smaller buildings may be considered ‘out of scale’. Urban Form The arrangement and layout of a built-up area. This arrangement is made up of many components including how close buildings and uses are together; the location and distribution of such uses; and how much of the natural environment is a part of the built-up area. Details and Material The close-up appearance of objects and surfaces and the selection of materials in terms of detail, craftsmanship, texture, colour, durability, sustainability and treatment. It includes street furniture, paving, lighting and signage. It contributes to peoples’ experience of space and enjoyment of the public realm. Permeability Permeability or connectivity describes the extent to the urban structure permits or restricts movement of people and/or vehicles. A high level of permeability is considered a positive attribute of urban design, as it allows ease of movement, and assists in the development of integrated communities. Human Scale The proportional relationship of the physical environment (buildings, streets and open spaces) to human dimensions. Development at a human scale essentially means the creation of places that are optimised for people to access and navigate through. The term generally refers to pedestrians, as opposed to car users. Historically, settlements were developed at a human scale, incorporating a fine urban grain and a high intensity of uses to accommodate the pedestrian. Table 14.3 - Key Urban Design Terminology Explained 14.7 The Design of Urban Streets and Blocks The urban structure of our settlements today is characterised by low-density, carorientated, mono-type residential development spread out along the main arterial routes radiating from the historic urban core. In most instances this development is poorly integrated and lacks permeability, being dominated by cul-de-sacs, thereby helping to lock-in car dependency. In an effort to realise the aspiration of sustainable movement, NPO 27 of the NPF seeks ‘to ensure the integration of safe and convenient alternatives to the car into the design of our communities, by prioritising walking and cycling accessibility to both existing and proposed developments’. This National Policy Objective builds on the momentum established by the Design Manual for Urban Roads and Streets (updated 2019) which seeks to create ‘safe, attractive and vibrant streets’ in our settlements. The Design Manual for Urban Roads and Streets (DMURS) has brought about a sea change in the development of our urban streets and blocks. The Manual assigns a higher order of priority to pedestrians and cyclists and places particular emphasis on the development of connected and multi-functional streets. It is a statutory requirement503
Source Kildare County Council: Kildare County Development Plan 2023–2029 — Chapter 14: Urban Design, Placemaking and Regeneration (2023–2029) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.