3. DESCRIPTION OF DEVELOPMENT...C1 4 Bedroom semi-detached house 6 137.1 C2 4 Bedroom semi-detached...

Barnhall, Leixlip, Co. Kildare Environmental Impact Assessment Report

Declan Brassil & Co. Ref: 16/38 3-1

3. DESCRIPTION OF DEVELOPMENT

The proposed residential development consists of 450 no. dwellings, a childcare facility; provision of a

roundabout on the Celbridge Road to facilitate new vehicular access to the application site and revised

entrance arrangement to the Wonderful Barn Complex; attenuation areas; and all associated and ancillary

infrastructure and open space provision on a site measuring approx. 19.1ha in extent.

The proposed development also includes provision of a roundabout on the Celbridge Road (R404), and

associated road realignment, to facilitate new vehicular access to the application site and revised entrance

arrangement to the Wonderful Barn Complex, together with pedestrian/cycle pathway and linkages to the

park associated with the Wonderful Barn and to established residential areas to the north of the site and, all

ancillary; infrastructure, including attenuation on adjoining lands outside the site boundary; landscaping and

boundary treatments and all associated site and development works.

An indicative Site Layout Plan is provided at Figure 3.1 below.

3.1 Characteristics of Development

3.1.1 Demolition Work

The application site is greenfield in nature and has no existing structures on site to be demolished.

3.1.2 Size of Project

The proposed residential development provides for 450 no. new residential dwellings on a site located to the

north of the Wonderful Barn Complex and directly adjoining the existing residential areas of Rinawade,

Castletown and Elton Court.

The proposed development provides for a range of house types including terraced, semi-detached and

detached dwellings. A breakdown of residential units is as follows:

Table 3.1 Breakdown of Residential House Sizes

Description Quantity Mix

1 Bed Apartment 16 3.6

2 Bed Apartment 42 9.3

2 Bed House 48 10.7

3 Bed Duplex 42 9.3

3 Bed House 189 42.0

4 Bed House 113 25.1

TOTAL 450 100

Across the scheme 12 no. principle unit types are proposed and 38 variants depending on which of the 4

proposed character areas they are located. These vary in form and are detached, terraced & semi-detached.



The crèche facility also provides additional variety in the typology proposed. The Table below indicates the

varied housing mix.

Table 3.2 House Type Sizes

Type Description BED SPACES AREA (sqm)

A 4 Bedroom detached house 6 206.6

B1 4 Bedroom semi-detached house 6 142.2



B3 4 Bedroom detached house 6 139.6

C1 4 Bedroom semi-detached house 6 137.1

C2 4 Bedroom semi-detached house 6 138.9

C3 4 Bedroom semi-detached house (3 storey) 6 216.5

C4 4 Bedroom semi-detached house (3 storey) 6 219.7

D1 3 Bedroom semi-detached house 5 123.7


D2 3 Bedroom semi-detached/terraced house 5 123.7

D3 3 Bedroom semi-detached house 126.4




D7 3 Bedroom semi-detached/detached house 5 123.8

E1 3 Bedroom terrace/semi-detached house 5 112.5

E2 3 Bedroom Terrace 5 110.7

E3 3 Bedroom semi-detached/ End of Terrace 5 112.5

E4 3 Bedroom semi-detached/ End of Terrace 5 113.6

E5 3 Bedroom mid-terrace 5 110.7

F1 2 Bedroom mid-terrace 4 86.6

F2 2 Bedroom mid-terrace 4 86.6

G1 4 Bedroom semi-detached house 6 135.2

G2 4 Bedroom semi-detached/detached house 6 130.3

G3 4 Bedroom semi-detached house 6 130.2

H1 3 Bedroom detached house 5 114.3

H2 3 Bedroom semi-detached house 5 114.3

H3 3 Bedroom semi-detached/detached house 5 109.8

H4 3 Bedroom semi-detached house 5 110.7

H4 3 Bedroom detached house 5 110.7

J 3 Bedroom detached house 5 113.7

1B1 1 Bedroom own door apartment 2 54

1B2 1 Bedroom own door apartment 2 56

2B1 2 Bedroom own door apartment 3 83.7

3B1 3 Bedroom own door duplex mid-terrace 5 19.2

3B2 3 Bedroom own door duplex end of terrace 5 120.4



The layout has been primarily informed by the Leixlip Local Area Plan 2017-2023, which incorporates the

design principles established under the Wonderful Barn Action Area Plan 2004. Under the LAP, the subject

site is identified as Key Development Area 1 (KDA 1) which set out design parameters including the creation

of the crescent, siting of the main avenue fronting onto the parkland and the creation of vistas to the

Wonderful Barn.

Figure 3.1 Proposed Layout

Four character areas are proposed across the scheme to create a series of distinctive neighbourhood which

will sit appropriately into the context of the surrounding area. Each of these are focussed on its own cluster

of streets giving a sense of identity and place and are linked by the main avenue fronting the Wonderful

Barn parkland.

Character Area 1:

Character Area 1 is located on the Main Avenue from the principal entrance to the development from the

Celbridge Road junction and takes in the large crescent that warps around the backdrop to the Wonderful

Barn. A robust and simple traditional style is proposed to create a strong sense of an established

neighbourhood; the composition consisting of brick gables of predominately red/ stock brickwork.

Character Area 2:

Character Area 2 is located on the Main Avenue beyond the large crescent and overlooks the Wonderful

Barn parkland. It also addresses the linear park focused on the existing hedgerow running back toward the

boundary with the Rinawade estate. The palette of materials is similar to Character Area 1 to provide a

unified façade to the parkland but with different treatment of gables and introduction of white brick

projecting elements. The elevation along the main avenue is composed of two storey elements with three

storey bookends to add interest and variation.



Character Area 3:

Character Areas 3 is located in the northernmost corner of the site. It is located behind the façade of

Character Area 1 on the crescent facing the Wonderful Barn. This discreet neighbourhood is focussed on a

small landscaped pocket park and also faces the open space within which the childcare facility is located. It is

comprised of mainly smaller 3 bedroom semi-detached houses, terraced dwellings and 2 bungalows. Given

its location, the elevational treatment is more contemporary and simplified with forms being broken by

panels of red and white brick.

Character Area 4:

Character Area 4 is located in 2 parcels separated by Character Area 2 along the western side of the site. Like

Character Area 3 it is located behind Character Area 2 and the Main Avenue facing the Wonderful Barn

parkland. It is similar in form to Character Area 2 but comprises mainly buff brick with white brick/ rendered

projecting bays. Character Area 4 comprises a mix of duplex units; terraced, semi-detached and detached

houses.

Figure 3.2 Character Areas

The majority of dwellings are two-storey in height and approximately 8m in height. Two bungalows are

proposed at the northern corner of the site in order to mitigate against any potential residential amenity

impacts for adjoining properties. Three storey elements have been introduced along the Main Avenue in

order to create greater interest given the length of the street, and also in Character Areas 3 & 4 with three

storey duplex units to increase density. The locations of three storey elements have been informed by the

need to protect the vista from Castletown House and the immediate vista from Wonderful Barn.

Character Area 3

Character Area 2

Character Area 3

Character Area 1



Creche

The proposed development provides a childcare facility (approximately 538sqm) with capacity for in the

order of 105 no. children. The crèche has been positioned within a pocket of open space visible from the

Main Avenue and between Character Ares 3 and 4 on the entrance route of the scheme to maximise visibility

to all residents within the scheme and beyond subject to the provision of a connection with Rinawade.

Access & Car Parking

The proposed development will be accessed via the R404 Celbridge Road to the east of the site. It is

proposed to realign a section of the R404 Celbridge road and provide a new roundabout junction at the

entrance to the site, with a dedicated arm for the Wonderful Barn and a separate arm to serve the residential

development.

The proposed roundabout junction with an inscribed circle diameter (ICD) of 28m has been designed as a

“continental” style roundabout to provide enhanced facilities for pedestrians and cyclists navigating the

roundabout. The roundabout incorporates an over-run area to accommodate HGVs while also controlling

speed on the circulatory carriageway.

A dedicated arm has been provided on the roundabout for the entrance to the Wonderful Barn Complex. A

separate arm is proposed to the north to access the proposed residential development.

The proposed 7.3m wide road re-alignment of the R404 Celbridge Road will provide 2.0m footpaths on each

side of the road and will tie into the existing road on the north side of the M4 overbridge.

The development layout has been designed with speed reduction bends to provide traffic calming together

with a combination of road vertical and horizontal geometry and forward sight visibility to reduce speeds.

Flat top table ramps have been provided at strategic locations to calm traffic at junctions.

A total of 929 no. carparking spaces are proposed to serve the proposed dwellings. All houses have access

driveways which generally accommodate 2 no. car parking spaces per house. A total of 175 no. communal

parking has been provided to serve the apartment and duplex units with spaces conveniently located

proximate to the main entrance to the units. All driveways are permeable paving within private curtilage.

A total of 13 no. car parking spaces are proposed immediately adjacent to the childcare facility, which will be

reserved for drop-off and collection only. Ample visitor car parking has been provided throughout the

development which can be utilised as staff parking and general visitor parking as required. In total, 41 no.

additional no. car parking spaces are provided dispersed throughout the development.

Landscape & Public Realm

Quality public open space in the form of pocket & linear parks are distributed throughout the scheme, all

overlooked by housing. Linear parks are provided abutting the zoned amenity parkland creating a buffer

with the residential scheme and adding to the parks perceived scale.

Entrance from R404: A vehicular and pedestrian entrance is proposed along the Celbridge Road (R404) to

the south of the site. An arrangement of feature landforms will visually mark the entrance to the site from

the proposed new roundabout. These landforms, up to 2m high, are broad at the base and step up in

terraces towards a narrower top, they are designed to emulate the architectural form of the Wonderful Barn



Towers. These landforms flow into an attenuation basin, which is designed to accept flood water in the event

of large amounts of rainfall. Wetland tolerant meadow seeding and groups of native species trees are

proposed for these areas, to promote biodiversity and improve the aesthetic of these functional areas.

Open Spaces Areas: There are four other public open spaces across the proposed new development. The

spaces are generally bisected by pedestrian routes which allow for movement through the public open space

areas and adhere to the resident’s anticipated desired lines of movement. These routes through the spaces

also ensure that they are ‘active’ spaces and as such, opportunities for anti-social activity are reduced. These

open spaces also serve as an area for informal play and passive recreation. The parks provide an important

linking function throughout the site. They are intended to be integrated with the neighbourhood and

provide a variety of open space configurations. The existing trees on site have been retained where possible

and the public open spaces have taken their locations into account and have utilised them within the overall

design.

Parkland Edge Boundary: An important aspect of the proposed new development is the design and

integration of a new parkland edge between The Wonderful Barn complex and the proposed new

development. Due to drainage requirements, attenuation basins have been located here, but in a similar way

to the entrance they become a subtle landscape feature, both aesthetically and ecologically. The sunken

landforms of the attenuation basins are found throughout this boundary edge and serve to reinforce this

edge as a barrier to unauthorised vehicular access to the Wonderful Barn site. Access for maintenance by

Kildare County Council is through removable bollards at points along the path. Selective thinning of existing

trees is proposed here to enhance views and vistas from this path. Supplementary planting of primarily

native trees is proposed. Viewing platforms are found along this path at certain points in order to offer

people a chance to sit and take a break as seating and opportunities for sculptural/art pieces can be found in

these areas.

Streetscape & SUDS: One of the primary design objectives of the landscape proposal is to maximise the

quantum of street trees and planting along the streets to create an appropriate interface between

pedestrians and traffic. This approach will also focus on the creation of vegetative buffers for privacy and

shading to adjoining residences. Where site constraints allow, preference has been given to allocating the

maximum space available for street tree planting. It is proposed to utilise this planting to give individual

home zones a distinct character.

The landscape approach has sought to incorporate SUDS features within the landscape treatment. It is

proposed to use permeable paving for all parking areas. The other main landscape / SUDS features are the

attenuation basins, which take their aesthetic design cue from the historic designed landscape feature: a ha-

ha. They will also aid in increasing biodiversity as they are designed to be planted with a wetland meadow.

Site Services & Infrastructure

The surface water drainage system will collect storm-water run-off generated from the proposed residential

development using traditional pipe-work and manholes laid along the main access roads collecting run-off

from impermeable road surfaces via gullies and adjoining areas. SUDS will also be incorporated to reduce

run-off volumes and improve run-off water quality.

The surface water drainage system for the residential development has been designed as three separate

catchments. The surface water from each catchment will be attenuated in separate detention basins before

outfalling to the 900mm diameter surface water sewer passing under the M4 Motorway.



The surface water drainage system for the proposed roundabout junction and road re-alignment has been

designed with a geocellular attenuation system constructed in the roundabout central island with controlled

flows out-falling to an existing 300mm diameter surface water sewer on the R404.

The foul water network will have two catchments based of the topography of the site. The western area of

the site (369 no. units and childcare facility) will connect to the existing foul sewer to the south west of the

site while the eastern area of the site (81 no. units) will connect directly into Barnhall Pumping Station.

Individual units will connect to the 225mm diameter foul drains via individual 100mm drains house

connections, as per Irish Water Code of Practice for Wastewater Infrastructure.

With respect to water supply, the existing 250mm diameter public waterman which traverses the site will be

diverted and a single connection will be made to the watermain at the north-west corner of the site to

service the development. A 150mm diameter spine water main will be provided along the main access road

through the subject site with a number of 100mm diameters looped watermains provided along the local

streets.

The connection to the public water main will include a metered connection with sluice valve arrangement in

accordance with the requirements of Irish Water. Individual houses will have their own connections to the

distribution main via service connections and boundary boxes. Individual service boundary boxes will be of

the type to suit Irish Water and to facilitate domestic meter installation.

3.1.3 Cumulative Impact with other Projects

The Leixlip Local Area Plan 2017-2023 identifies 4 no. Key Development Areas (KDA) to accommodate

growth during the early Plan period. The application site is identified as one such (KDA).

The proposed development has been set within the context of the LAP Plan and therefore is responsive to

future potential development of the wider area.

3.2 Description of Construction

3.2.1 Construction Phase & Land Use Requirements

The proposed development requires general site clearance and preparation, stripping of organic material

across the site, removal and disposal of any waste.

Where feasible, excavated material will be reused as part of the site development works (e.g. use as fill

material beneath houses and roads) in order to minimise truck movements to and from the site, however,

some unsuitable excavated subsoil is expected and will have to be removed to an approved landfill.

The sequence and method of construction of the development will be confirmed with the appointed

Contractor prior to commencement on site. The Contractor will be required to prepare a detailed

Construction Management Plan on foot of these proposals.

A Traffic Management Plan (TMP) will be prepared for the works in accordance with the principles outlined

below and shall comply at all times with the requirements of:



Department of Transport Traffic Signs Manual 2010 – Chapter 8 Temporary Traffic Measures and

Signs for Roadworks

Department of Transport Guidance for the Control and Management of Traffic at Road Works (2010)

Any additional requirements detailed in the Design Manual for Roads and Bridges (DMRB) & Design

Manual for Urban Roads & Streets (DMURS)

3.2.2 Proposed Works

The proposed roundabout entrance on the R404 Celbridge Road will be constructed as part of the initial

phase of development and enabling works. The majority of the roundabout will be constructed off-line of the

existing R404 Celbridge Road with minimal disruption to traffic. The tie-in works from the roundabout to the

R404 will require temporary traffic management such as lane closures and Stop/ GO operations.

All construction traffic will enter the site via this newly constructed roundabout and will be routed to the site

via the primary road network in the area, (i.e. the M4 Motorway, the R404, R403, R148 and R449).

This site entrance will also facilitate construction of the proposed road network within the site.

No construction traffic will be permitted to access the site via the adjacent Castletown development.

Construction traffic will continue to enter the site via the newly constructed roundabout on the R404 for the

remaining construction phases of the development with construction traffic diverted to internal, temporary

haul roads to access construction areas.

Measures will be in place to ensure roadways are to be kept clean of muck and other debris. A road

sweeping truck is to be provided if necessary to ensure that this is so. A wheel wash will be provided for the

duration of the earthworks.

Construction plant used on site should comply with the relevant Irish regulations in relation to noise and

vibration requirements. Noise will be minimised as far as possible, in particular by limiting the use of

compressors and other plant to stated hours and by fitting and use of silencing devices wherever practicable.

3.2.3 Duration & Timing

The Construction Management Plan will ensure that access to the Wonderful Barn can be maintained

For the duration of the proposed infrastructure works the maximum working hours shall be 07:00 to 18:00

Monday to Friday (excluding bank holidays) and 08:00 to 15:00 Saturdays, subject to the restrictions imposed

by the local authorities.

No working will be allowed on Sundays and Public Holidays.

Subject to the agreement of the local authorities, out of hours working may be required for water main

connections, foul drainage connections etc.



3.3 Operation of the Project

As demonstrated in the following sections of this EIAR, post-construction, the operation of the proposed

development is not likely to give rise to any significant additional impacts in terms of activities, materials or

natural resources used or effects, residues or emissions which are likely to have a significant impact on

human beings; flora and fauna, soils, water, air, climate, landscape.

3. DESCRIPTION OF DEVELOPMENT...C1 4 Bedroom semi-detached house 6 137.1 C2 4 Bedroom semi-detached...

Documents

Transcript of 3. DESCRIPTION OF DEVELOPMENT...C1 4 Bedroom semi-detached house 6 137.1 C2 4 Bedroom semi-detached...