Kilcullen Local Area Plan - County Kildarekildare.ie/CountyCouncil/Planning/DevelopmentPlans... ·...

Kilcullen Local Area Plan 2014–2020

Phlean Cheantar Aitiuil Kilcullen

November 2014

Includes Ordnance Survey Ireland data reproduced under OSi

Licence number 2004/07 CCMA / Kildare County Council

Unauthorised reproduction infringes Ordnance Survey

Ireland and Government of Ireland

Copyright © Ordnance Survey Ireland, 2014

Irish Water

From January 2014 , Irish Water as the public water utility provider, will be responsible for operating and providing

public water and waste water services in Ireland. Irish Water will operate as an independent State owned subsidiary

within the Bord Gáis Éireann Group. References therefore to the water services authority in the LAP will be

construed as references to Irish Water.

Table of Contents

ParT aIntroduction and Context

1.0 Introduction 5

1.1 LocalAreaPlansStatusandProcess 5

1.2 StrategicEnvironmentalAssessment 6

1.3 AppropriateAssessment 6

1.4 StrategicFloodRiskAssessment(SFRA) 6

2.0 Kilcullen Historic Development and Urban Context 7

2.1 KilculleninaNationalContext 8

2.2 KilculleninaRegionalContext 8

2.3 KilculleninaCountyContext 10

3.0 TownProfileTownFunctionandRole 10

3.1 Population 11

3.2 HouseholdSizeandProfile 12

3.3 AgeprofileofKilcullen 13

3.4 ResidentialProfile&NewUnitTarget 14

3.5 Economy 15

3.6 TownCentre 16

3.7 Transportation 16

3.8 EnvironmentandRecreation 16

3.9 Education 16

4.0 Key challenges facing the town 17

5.0 Future Development Strategy 17

ParT BPolicies and Objectives

6.0 Introduction 20

6.1 CompliancewiththeCoreStrategy 22

6.2 EconomicDevelopment 25

6.3 Retail 28

6.4 TownCentre 30

6.5 UrbanDesignGuidance 34

6.6 MovementandTransport 44

6.7 WaterDrainageandEnvironmentalServices 51

6.8 EnergyandCommunications 58

6.9 Education,CommunityandCulturalFacilities 59

6.10 Architectural,ArchaeologicalandNaturalHeritage 60

6.11 RecreationandAmenity 69

ParT CLand Use Zoning

7.0 Land Use Zoning Objectives 72

7.1 ZoningMatrix 75

7.2 ApplicationofZoningPolicy 75

7.3 DefinitionofTerms 75

List of Tables

Table 1:KilcullenPopulationandRateofChange 11

Table 2:HouseholdSizeandProfile 12

Table 3:AgeProfileofKilcullen 13

Table 4:KilcullenHousingUnitTarget2014–2020 14

Table 5:LandRequirementstomeettheunittarget 15

Table 6:KilcullenLabourForceBreakdown 15

Table 7:KilcullenEmploymentBreakdown 15

Table 8:ProfileofexistingschoolsinKilcullen 17

Table 9:KilcullenHousingUnitProjection 22

Table 10:SitesidentifiedforResidentialDevelopment 23

Table 11:IndicativeResidentialDensities 23

Table 12:RecordofProtectedStructures(Kilcullen) 60

Table 13:SitesandMonumentsRecord 61

Table 14: LandUseZoningObjectives 73

Table 15:LandUseZoningMatrix 77

List of Maps

Map 1:MovementObjectivesMapKilcullen 49

Map 2: StrategicFloodriskAssessment 55

Map 3:NaturalandBuildingHeritage 63

Map 3a:NaturalandBuildingHeritageTownCentre 64

Map 4: GreenInfrastructure 67

Map 5:LandUseZoningObjectives 79

List of Figures

Figure 1:KilcullenStrategicContext 7

Figure 2:KilculleninthecontextoftheGreaterDublinArea 9

Figure 3:KilcullenPopulationGrowth 11

Figure 4:KilcullenHouseholdprofile 12

Figure 5:KilcullenAgeProfile 13

Figure 6:1837OrdnanceSurveyIreland 31

Figure 7: MainStreetGroundFloorUsesOctober2013 33

Figure 8: GeorgianShopfrontonMainStreet 35

Figure 9: MacariTakeawayonMainStreet 35

Figure 10:AerialPhotoofMartandAdjoiningLands 36

Figure 11: ViewofMartSitetotheSouth 38

Figure 12:MartOffices 38

Figure 13:MartCharacterArea–IndicativeLayout 39

Figure 14:AerialPhotoofNeighbourhoodEdgeLands 40

Figure 15:ViewtotheNorthoftheNeighbourhoodCharacterArea 42

Figure 16:NeighbourhoodEdgeCharacterArea–IndicativeLayout 43

Part a: Introduction and C

ontextPart aIntroduction and Context


ontext

Part a: Introduction and Context 5

1.0 Introduction

TheKilcullenLocalAreaPlan2014–2020hasbeen

preparedinaccordancewiththerequirementsand

provisionsofthePlanningandDevelopmentAct2000,as

amended.Itsetsoutanoverallstrategyfortheproper

planningandsustainabledevelopmentofKilculleninthe

contextoftheKildareCountyDevelopmentPlan

2011–2017andtheRegionalPlanningGuidelinesforthe

GreaterDublinArea2010–2022.Itisalsoinformedby

MinisterialGuidelinespublishedpursuanttoSection28

ofthePlanningandDevelopmentAct2000asamended,

togetherwithEUrequirementsregardingStrategic

EnvironmentalAssessmentandAppropriateAssessment.

ThisPlanissetoutinawrittenstatementwith

accompanyingmaps.Itcomprises:

•Part a: Introduction and Context

Outlinesthesocial,economicandplanningcontext

forthetown,settingtheframeworkfortheplan’s

policiesandobjectives.

•Part B: Policies and Objectives

Setsoutspecificpoliciesandobjectivesfortheplan

relatingtohousing,economicdevelopment,retail,

tourism,urbandesign,etc.

•Part C: Mapped Objectives

Setsoutobjectivesintheplanwhichcanbemapped

includinglandusezoning,sitespecificobjectivesfor

roadimprovements,naturalandbuiltheritage,

protectedviews,designbriefs,etc.Thewritten

statementshalltakeprecedenceoverthemapsshould

anydiscrepancyarisebetweenthem.Inthefull

interpretationofallobjectivesforKilcullen,itis

essentialthatboththeCountyDevelopmentPlan

(CDP)andtheLocalAreaPlan(LAP)arereadin

tandem.Whereconflictingobjectivesarisebetween

theCDPandtheLAP,theobjectivesoftheCDPshall

takeprecedence.Itshouldbenotedthatthegeneral

developmentmanagementstandardsapplicabletothis

LAParecontainedintheCountyDevelopmentPlan.

1.1 Local area Plans Status and Process

Sections18–20ofthePlanningandDevelopmentAct

2000,asamended,providethataLocalAreaPlan

(LAP)maybepreparedinrespectofanyareawhicha

PlanningAuthorityconsiderssuitable,inparticularfor

areaswhichrequireeconomic,physicalandsocial

renewalandforareaslikelytobethesubjectoflarge-

scaledevelopmentwithinthelifetimeoftheplan.

Alocalareaplanshallbemadeinrespectofanarea

which:

•Isdesignatedasatowninthemostrecentcensusofpopulation,otherthanatowndesignatedasa

suburborenvironsinthatcensus,

•Hasapopulationinexcessof5,000and

•Issituatedwithinthefunctionalareaofaplanningauthoritywhichisacountycouncil.

The2011censusindicatedthatKilcullenhadatotal

populationof3,473personsandisdesignatedatown.

Thetown’sstatusasaModerateSustainableGrowth

TownintheRegionalPlanningGuidelinesforthe

GreaterDublinArea(RPGs)justifiestheneedfora

LocalAreaPlan.ThisLAPwasadoptedattheCouncil

Meetingon20thOctober2014andtakeseffectfrom

November16th2014.Theplanshallceasetohave

effectattheexpirationof6yearsfromthatdate

unlessthisperiodisextendedbyresolutionin

accordancewithSection19(1)(d)ofthePlanningand

DevelopmentActs2000–2014.

aim: To establish a framework for the physical, socio economic, cultural and recreational development of Kilcullen in a planned, co-ordinated and sustainable manner in order to conserve and enhance the established tradition and intrinsic character of the town.

// Kilcullen Local Area Plan6

1.2 Strategic Environmental assessment

StrategicEnvironmentalAssessment(SEA)istheformal

systematicevaluationofthelikelysignificant

environmentaleffectsofimplementingaplanor

programmebeforeadecisionismadetoadopttheplan

orprogramme.TheSEADirective(2001/42/EC),was

transposedintoIrishLawthroughtheEuropean

Communities(EnvironmentalAssessmentofCertain

PlansandProgrammes)Regulations2004(SINo435of

2004)asamendedbytheEuropeanCommunities

(EnvironmentalAssessmentofCertainPlansand

Programmes)(Amendment)Regulations2011(S.INo.

200of2011)andthePlanningandDevelopment

(StrategicEnvironmentalAssessment)Regulations2004

(SINo436of2004)asamendedbythePlanningand

Development(StrategicEnvironmentalAssessment)

(Amendment)Regulations2011(S.I.No.201of2011).

InaccordancewithArticle13AofthePlanningand

Development(StrategicEnvironmentalAssessment)

Regulations2004,aScreeningAssessmentwas

preparedfortheKilcullenLocalAreaPlanandsentto

theEnvironmentalAuthorities1.Adeterminationwas

madethatafullStrategicEnvironmentalAssessment

wasnotrequiredinthiscase.

1 FollowingreceiptsofcorrespondencefromtheEnvironmentalAuthorities.

1.3 appropriate assessment

ThepurposeofAppropriateAssessment(AA)ofland

useplansistoensurethatprotectionoftheintegrity

ofEuropeansitesisapartoftheplanningprocessata

regionalandlocallevel.TherequirementforAAof

plansorprojectsisoutlinedinArticle6(3)and(4)of

theEuropeanCommunities(1992)CouncilDirective

92/43/EEContheconservationofnaturalhabitats

andofwildfaunaandflora(“HabitatsDirective”).

LocalAreaPlansarescreenedforanypotential

impactonareasdesignatedasNatura2000sites.In

anycasewhere,followingscreening,itisfoundthat

theplanmayhaveanimpact,afull‘appropriate

assessment’mustbecarriedout.

TheKilcullenLocalAreaPlan2014–2020was

screenedforAppropriateAssessmentofNatura2000

sites.ItconcludedthattheKilcullenLAPwillnot

havesignificanteffectsontheNatura2000network

andaStage2AppropriateAssessmentwasnot

required.

1.4 Strategic Flood risk assessment (SFra)

Undersection28ofthePlanningandDevelopment

Act2000,asamended,theDoEHLGpublished

guidelinesentitled‘‘PlanningSystemsandFloodRisk

ManagementGuidelinesforPlanningAuthorities

(November,2009).Theseguidelinesrequireplanning

authoritiestointroducefloodriskassessmentasan

integralandleadingelementintheplanmaking

process.Thepreparationofthisplanwassubjectof

StrategicFloodRiskAssessment(SFRA).TheSFRA

hasrecommendedthatdevelopmentproposalsfora

numberofareaswithintheplanboundarybethe

subjectofsitespecificfloodriskassessment

appropriatetothenatureandscaleofthe

developmentbeingproposed(refertoMapNo.2)


ontext


2.0 Kilcullen Historic Development and Urban Context

KilcullenderivesitsnamefromCillCuillinn,the

ChurchoftheHollyandwasanimportantcrossing

pointoftheriverLiffeyfromMedievaltimes.The

townofficiallyknown,mappedandrecordedas

KilcullenBridgedevelopedafter1319whenabridge

wasconstructedacrosstheRiverLiffey.Evenaslate

atthe18thcenturythenewsettlementwasmainlyon

theeasternbankoftheLiffey.Thetownfurther

expandedintheearly19thcenturyandin1837the

officialtownareacomprisedoneprincipalstreetof

112buildingschieflyonthewesternbankoftheLiffey.

Thetowndevelopedalongthestreetleadingtothe

bridgewhichexpandedtothenorthandsouthinthe

19thand20thCentury.

Thetownexpandedwestofthetowncentreinthe

latterpartofthe20thcenturywiththedevelopmentof

theMartSiteontheNewbridgeroadandtheLink

BusinessParkontheNaasroadnorthofthetown.

Today,Kilcullenisabusyanddiversetownwitha

mixofservicesincludingshops,restaurants,cafes,

barsandcommunityfacilities.Themostrecent

residentialdevelopmentsinthetownhavebeen

developedtothesouth-westofthetownin

Castlemartinadjacenttheschoolsandeastofthetown

atRiversideManorandHillcrest.TheM9Motorway

actsasanaturalbarriertoexpansiontothewestofthe

townandCastlemartinDemesnewillconstrain

developmenttothenorthwest.KilcullenBusiness

Campuswasdevelopedsouthofthetowncentreinthe

earlypartofthelastdecadewhiletheLinkBusiness

Parkwasdevelopedtothenorthofthetown.Both

businessparksarenotoperatingatfullcapacity.

Figure 1: Kilcullen Strategic Context

The Curragh

Rice Course

4.8Ha

Legend :

Railway

Regional Roads

M7 / M9

Heritage site

Zoned Area

Rivers / Canals / Lakes

Built Footprint

Open Space / Stud Farms

National Roads (N78)

Protected Areas


Kilcullen

Thereareanumberofnaturalandman-made

constraintswhichhaveinfluencedthehistoric

developmentofthetown.TheseincludetheRiverLiffey

flowingsoutheasttonorthwestofthetownand

CastlemartinDemesneandtheM9tothewestofthe

town.Beyondtheimmediateareaswithinthetown

boundaryliesDunAilinnetothesouth,anancient

ceremonialsiteonthehillofKnockaulin,

Brannockstowntotheeast,AthgarvanandtheCurragh

tothewestandNaastothenorth.Theplaniscognisant

ofthelocalcontextandenvironmentallandscapeand

topographyinwhichthetownislocated.

2.1 Kilcullen in a National Context

TheNationalSpatialStrategy(NSS)waspublishedin

December2002andoutlinesa20-yearplanning

frameworkforIrelanddesignedtoachieveabetter

balanceofsocial,economic,physicaldevelopmentand

populationgrowthbetweencentres.UndertheNSS,

thetownsofNaas/Newbridge/Kilcullenare

categorisedasaPrimaryDevelopmentCentre.The

Strategystipulatesthatthesecentresneedtoaimata

populationlevelthatsupportsself-sustaininggrowth,

butwhichdoesnotunderminethepromotionof

criticalmassinotherregions.PrimaryDevelopment

Centresmusttakeaccountofwiderconsiderations,

forexample,theirrelationshipwithDublin.The

strategyalsoreferstoKilcullen’slocationona

nationaltransportcorridor,theM9Motorway.

2.2 Kilcullen in a regional Context

TheRegionalPlanningGuidelinesfortheGreater

DublinArea2010–2022(RPGs)setouttheplanned

directionforgrowthwithintheGreaterDublinArea

upto2022bygivingregionaleffecttonational

planningpolicyundertheNationalSpatialStrategy

(NSS).KilcullenislocatedintheMid-EastRegionand

isdesignatedintheRPGsasbeingaModerate

SustainableGrowthTown.

ThesettlementstrategyoftheKildareCounty

DevelopmentPlan2011–2017isconsistentwiththe

RPGsinitsdesignationofKilcullenasaModerate

SustainableGrowthtown.Kilcullen’sroleisto

developinaselfsufficientmannerreducing

commutinglevelsandensuringsustainablelevelsof

housinggrowth,providingafullrangeoflocal

servicesadequatetomeetlocalneedsatdistrictlevel

andforsurroundingruralareas.


ontext


Figure 2: Kilcullen in the context of the Greater Dublin Area


2.2.1 Retail Planning Guidelines

TheRetailPlanningGuidelinesforPlanning

AuthoritieswerepublishedbytheDepartmentofthe

Environment,HeritageandLocalGovernmentin

December2000andupdatedinJanuary2005and

againinApril2012.TheRetailPlanningGuidelines

provideacomprehensiveframeworktoguidelocal

authoritiesbothinthepreparationofdevelopment

plansandtheassessmentofapplicationsforplanning

permissionsandtoassistretailersanddevelopersin

formulatingdevelopmentproposals.

2.2.2 Retail Strategy for Greater Dublin Area

2008–2016

ThemainaimoftheRetailStrategyfortheGreater

DublinAreaistoinformthestatutoryplanning

processandtoensurethatadequateprovisionismade

forretaildevelopment.Thestrategyprovides

indicativeadviceonthescopeandneedforretailfloor

spaceandhow,inaccordancewithsustainable

planningitshouldbeallocated.TheRetailStrategy

forCountyKildareissetwithinthecontextofthe

RetailStrategyfortheGreaterDublinArea.

KilcullenisidentifiedasaHinterlandareaTier2

Level3SubCountyTownCentrealongwithSallins

andMonasterevin.TheCDPdetailsthattheretail

potentialofKilculleniscloselylinkedwithitsrole

withintheCounty’sdesignatedPrimaryand

SecondaryDynamicClustersanditsproximitytothe

higherordercentresofNaas,NewbridgeandKildare

Townrespectively.Itsproximitytoothercentreshas

detractedfromitspotentialtodevelopintoamoreself

sustainingTier2Level3TownCentreintheCounty

RetailHierarchy.Inaddition,thePlanalsonotesthat

thepopulationofthetownhasincreasedbutretail

servicesfloorspacehasnotkeptpacewiththeneeds

ofthetownanditscatchmentarea.Itisanobjective

oftheCDPthatthispositionisaddressedoverthe

periodofthePlanandbeyond.TheKilcullenLocal

AreaPlanprovidestheframeworktoaddressthis

issue.

2.3 Kilcullen in a County Context

TheCountyDevelopmentPlansetsouttheoverall

strategyfortheproperplanningandsustainable

developmentofCountyKildareovertheperiod

2011–2017.ThePlanhasacriticalroletoplayin

ensuringthattheneedsoffuturepopulationgrowth

areplannedfor.TheCDPaimstodirectpopulation

growthintotheMetropolitanurbanareasofthe

countybutalsointokeytownsandvillagesinthe

hinterlandareaincludingNaas,Newbridge,Athy,

Kildare,MonasterevinandKilcullen.Significantnew

economicdevelopmentispromotedwithindefined

economicclusterssuchasHinterlandtowns

mentionedabove.TheCDPalsoemphasisestheneed

toprotectthebuiltheritage,uniquelandscape,

naturalheritageandbiodiversityofthecountyfor

theirintrinsicvalueandasresourcesforthetourist

economyofthefuture.

ThedesignationofKilcullenasaModerate

SustainableGrowthTownisreinforcedintheCDP

settlementstrategywiththetownbeingtargetedfor

consolidatedgrowth.

3.0 TownProfile

Kilcullentownisprimarilyaservicecentreforeast

andsouthKildare.Since2002,Kilcullenhas

experiencedasignificantincreaseinpopulation.The

majorityofdevelopmenthasbeenresidentialin

natureoccurringtothesouthwestandnorthofthe

towncentreandcomprisingprivatehousingestates

withsomeapartmentdevelopment.Demandfor

residentialunitswaslargelyattributedtoits

proximitytolargetownslikeNaasandNewbridge

andtheM9,togetherwiththeheritageandamenities

qualitiesofthetownanditsenvirons.


ontext


3.1 Population

ThepopulationofKilcullenisrecordedintheCSO

CensusofPopulation(2011)as3,473persons,an

increaseofover16%onthe2,985personsrecordedin

the2006CensusofPopulation.Thepopulationof

Kilcullendeclinedverymarginallybetween1981and

2002howeveritexperiencedasignificantincrease

between2002and2006whenthepopulationdoubled

inashortperiod.Thishighlightsthelevelof

developmentunderconstructioninthetownatthe

time.ThepopulationofKilcullenrepresents1.6%of

thecountypopulationof210,312persons.(CSO2011).It

shouldbenotedthatlimiteddevelopmenthastaken

placeinKilcullensincethecensusundertakenin2006.

Figure 3: Kilcullen Population Growth

0

2,000

1,500

1,000

500

2,500

3,000

3,500

4,000

Census Year

Popu

latio

n

1981 1986 1991 1996 2002 2006 2011

Source: CSO Small Area Population Statistics

Table 1: Kilcullen Population and Rate of Change

Census Population Percentage Growth

1981 1537 3%

1986 1,715 2.5%

1991 1,664 -1%

1996 1,604 -1%

2002 1,483 -7.5%

2006 2,985 101%

2011 3,473 16%

Source: Census of population


3.2 HouseholdSizeandProfile

1,242householdswererecordedinthe2011Censusin

Kilcullen.Thetown’saveragehouseholdsizeof2.83

personsishigherthanthenationalaverageof2.73

persons.Abreakdownofthefamilyunitsizeshows

Kilcullenispredominantlymadeupoftwoandfour

personfamilies.Thesefiguresaregreaterthanthe

nationalaveragesuggestingalargenumberofyoung

familiesresideinthetown.

Table 2:HouseholdSizeandProfile

Family unit size 2 3 4 5 6+ Total

Total No. of Households 387 214 250 75 39 965

% of Total Households Kilcullen 40% 22% 25% 8% 4% 100%

National Average (%) 35% 24% 22% 13% 7% 100%

Source 2011 Census of Population

Figure 4:KilcullenHouseholdprofile

0%

5%

25%

20%

15%

10%

30%

35%

40%

45%

Kilcullen

Household Size

% o

f Tot

al H

ouse

hold

s

National Average

2 3 4 5 6+

Source: Census 2011


ontext


3.3 AgeprofileofKilcullen

Kilcullentraditionallyhasaveryyoungpopulation.

The2002censusshowedthat38%ofthetown’s

populationwasagedbetween20and44yearsofage.

The2006censusindicatedthatalmost45%ofthe

town’spopulationwasagedbetween20and44years

visavis40%forthestateasawhole.The2011census

revealedasimilartrendwith39%ofthepopulationin

the25–44bracketcomparedtothe32%averagefor

thestate.

Table 3:KilcullenAgeProfile

age bracket Population % of total population National average 2011 %

0–14 946 27% 21%

15–24 332 10% 12%

25–44 1,363 39% 32%

45–64 566 16% 23%

65+ 266 8% 12%

Total 3,473 100% 100%

Source Census 2011

Figure 5:KilcullenAgeProfile

0%

5%

10%

15%

20%

25%

30%

45%

40%

35%

0-14

Kilcullen

15-24 25-44 45-64 65+

Age Categories

% o

f Tot

al P

opul

atio

n

National Average

Source: Census 2011


Thequantumoflandrequiredtomeettheunittarget

of709unitswillbedependentonthelocationand

densityofdevelopment.Thelocationandnatureof

differentlandusezoningswillallowfordifferent

residentialdensities.Forinstanceanew

neighbourhoodzoningonacentralbrownfieldsite

willallowforhigherdensitydevelopment(e.g.30per

ha)comparedtoanedgeoftownsitewithlower

densitystandards(e.g.25unitsperha).

Table5setsoutthequantumoflandsrequiredto

meetthe709unittargetdependingontheaverage

densitiesused.ThisPlanretainssignificantareasof

landspreviouslyzonedforresidentialpurposesinthe

2008localareaplan.Allresidentiallandspreviously

zonednotrequiredtofulfilthetargetof709have

beenre-zonedtomoreappropriatelandusesinorder

tocomplywiththecorestrategyoftheCDP.

3.4 ResidentialProfile&NewUnitTarget

ResidentialprovisioninKilcullenisdistributed

evenlybetweennorthandsouthofthetowncentre.

Recentresidentialdevelopmenthasoccurredtothe

southwestandeastofthetown,namelyCastlemartin

andRiversideManor.Thetypeofresidential

developmentvariesfromdetachedhousesonthe

outskirtsofthetown,toribbondevelopmentalong

theapproachroads,tohousingestatesofvarying

designsanddensitiesaroundthetowncentre.

Inlinewiththetown’spositionintheCounty

SettlementStrategyandtheRegionalPlanning

Guidelines,theresidentialunitallocationfor

KilcullenoverthelifetimeoftheCDP2011–2017is

470units(Table4below).Kilcullenisprojectedto

accommodate1.7%oftheresidentialunitgrowth

allocatedintheRPGsintheperiod2016–2022.The

RPGshaveallocatedanannualtargetof3,122units

forthecountyovertheperiod2016–2022,therefore

1.7%equatestoanadditional53unitsperyearwhich

issubsequentlyaddedtothe2017housingunittarget.

The2020HousingUnittargetisbasedonthe

provisionof629residentialunitsovertheperiod

2006–2017.Atotalof56residentialunitshavebeen

constructedovertheperiod2006–2011resultingina

targetof573unitsovertheremainingperiod2014–

2020.Asadvocatedinthe‘DevelopmentPlan

GuidelinesforPlanningAuthorities’issuedbythe

DepartmentoftheEnvironmentHeritageandLocal

Government(2007),overzoningofuptoonehalfis

acceptabletoensuringthathousingtargetsaremet.

Allowinganadditional50%overzoningtheLAP

targetincreasesto860units.Regardmustalsobehad

tothe151un-builtunitswithvalidpermission

currentlyinexistence.Takingthesepermissionsaway

fromtheLAPtargetleavesaremainingtargetof709

unitsfortheplanperiod.

Table 4: Kilcullen Housing Unit Target 2014–2020

TIMEFraME UNITTARGET CALCULATIONDETAILS

2006–2017 470 = Circa 1.7% of the overall county unit target for 2006–2017 ( being 27,982 units)

2017–2020 159 = 1.7 % of the annual county target for the period of 2016–2022 (being 1.7% of 3,122 units = 159 (53 * 3 years)

2006–2020 629 = The 2006–2017 unit target + the 2017–2020 target

2014- 2020 573 = 629 (2006–2020 target) – 56 units (total units built from 2006–2012)

2014–2020 860 Additional 50% over-provision (573 + 287= 860)

2014- 2020 709 = 860 units (2013–2019 target) – 151 units with valid Planning Permissions


ontext


Table 5: Land Requirements to meet the unit target

2014–2020UnitTarget 25 units per ha 35 units per ha 45 units per ha

709 28ha 20ha 16ha

3.5 Economy

The2006and2011censusresultsindicatedthatthere

wasa15%decreaseinthenumberofpeopleworking

inthetownoverthatfiveyearperiod.Thetotallabour

forceaged15yearsandoverinKilcullenaccordingto

theCensusin2011was2,527.Ofthisfigure,some

1,392personsconstitutedthelabourforce,the

remainderbeingstudents,retired,thoselookingafter

afamilymember/homeetc.Theresultsindicatethat

justunderhalfofthepopulation,40%areindicatedto

beatwork,withjust10%unemployed.Thisindicates

thatthelevelofunemploymenthasdoubledsince

2006whenthenumberofpersonsoutofworkwas

just5%.Table6illustratesthelabourforce

breakdownforKilcullen.Itshouldbenotedthata

largeproportionofthetown’spopulationisof

workingage.ItisevidentfromTable8thatalarge

proportionoftheworkforceinKilcullenisemployed

inhighskilledjobsinCommerceandTradeand

ProfessionalServices.

Table 6: Kilcullen Labour Force Breakdown

Total Labour Force 2,527 (100%)

At work 1,392 (55%)

Lookingforfirstregularjob 16 (1%)

Unemployed 307 (12%)

Student 202 (8%)

Looking after home/family 266 (11%

Retired 235 (9%)

Unable to work due to permanent sickness / disability 82 (3%)

Other 27 (1%)

Source Census 2011

Table 7: Kilcullen Employment Break down

Employment Type 2011 No 2011 % National Average %

Agriculture, Forestry and Fishing 42 1.2% 5%

Building and Construction 84 2.4% 5%

Manufacturing 198 5.7% 12%

Commerce and Trade 398 11.4% 25%

Transport and Communications 117 3.3% 8%

Public Administration 105 3% 6%

Professional Services 275 7.9% 24%

Other 173 4.9% 15%

Source: Census 2011


3.6 Town Centre

Kilcullen’stowncentrecomprisesareasnorthand

southoftheRiverLiffey.Thetown’sstreetpattern

reflectsitshistoricaldevelopment.TheM9actsasa

naturalbarriertoexpansiontothewestofthetown

andCastlemartinDemesneconstrainsdevelopmentto

thenorthwest.

Thetowncentrehasexperiencedverylittle

developmentoverrecentyears.TheMarketSquare

developmentisthemostnotableadditiontothetown

centreandwasconstructedpriortotheadoptionof

the2008LAP.Itcomprisesamixedusedevelopment

ofapartments,officesandrestaurantandretailunits

onthegroundfloor.Thereisahighlevelofvacancyin

thetown.Howeverthisismoreconcentratedinthe

northernareaofthetown.Therearefurther

underutilisedbacklandsitescapableofre-

developmentoffMainStreetincludingthemartsite

ontheNewbridgeroad.

3.7 Transportation

KilcullenislocatedontheRiverLiffey,38kmfrom

Dublin,10kmfromNaasand6kmfromNewbridge.

Trafficcongestionhadbeenamajorproblemin

Kilcullenuntilthebypass(M9)relieveditslightly.

Trafficlevelsthroughthetowncentrearestill

increasingandthisisanissuetheCouncilwillseekto

address.Theprovisionofanadditionalcrossingofthe

RiverLiffeyremainsanobjectiveofthisPlanwhich

seekstoalleviateincreasingtrafficlevelsand

facilitateserviceexpansionofthetown.Giventhe

downturnintheeconomy,itislikelythatthiswill

remainalongertermobjective.Intermsofpublic

transport,arangeofpublicandprivatebusroutes

serviceKilcullen.BothBusEireannandJJ

Kavanaghsoperateanumberofexpressservicesto

DublinandAthydaily.Atpresentthemainbusstops

areattheHideoutpublichouseandoutsidetheCross

andPassionConventinthetowncentre.

3.8 Environment and recreation

TheRiverLiffeyisoneofthetown’sprime

recreationalandenvironmentalassets.The

maintenanceoftheenvironmentalqualityoftheriver

andthedevelopmentofamenityfacilitiesforwalking

andcyclingisimportant.

3.9 Education

Kilcullenhasoneprimaryschoolandonepost-

primaryschoolwhichprovidetheeducational

facilitiesforthetownandthesurroundinghinterland.

Table8indicatesthepupilno.sforbothschools.


ontext


Table 8:ProfileofexistingschoolsinKilcullen

NameEnrolment No.

2012/13

Primary St Brigids 509

Post-primary Cross and Passion College

685

Source: DoES.

TheCrossandPassionpostprimaryschoolwas

grantedplanningpermissionforanumberofpre-

fabricatedclassroomsinrecentyearsandhasbeen

approvedfundingfromtheDepartmentofEducation

andSkillsforanextensiontotheschool.

4.0 Key challenges facing the town

TheKilcullenLocalAreaPlanhasacriticalroleto

playinensuringthattheneedsofthefuture

populationisplannedfor.Howeverthereareanumber

ofkeychallengesthatneedtobeaddressedincluding:

(i) Ensuringthattheplanningframeworkforthe

townisestablishedsothatKilcullencan

accommodateitspopulationtargetinorderfor

thetowntobeadriverofbalanceddevelopment

withinthecountyandtheregion.

(ii) Protectingthebuiltandnaturalheritageand

biodiversityofthetownfortheirintrinsicvalue

andasresourcesforthepopulationofthetown

andthetouristeconomyofthefuture.

(iii) PromotingKilcullenasaselfsufficienttownby

encouragingexistingbusinessesinthetown

centrewhilesupportingappropriatenew

development.

(iv) Ensuringtheavailabilityoflocalemployment

opportunities,communityandcommercial

servicesandrecreationandamenityfacilitiesfor

theexistingandfuturepopulationofKilcullen.

(v) Facilitatingtheupgradingofinfrastructurein

theareatherebyfacilitatingemploymentand

residentialdevelopment.

(vi) Facilitatingthedevelopmentofeducational/

communityfacilitiesforanexpanding

population.

(vii) Supportingthere-useoflandandbuildings,

particularlythroughbacklanddevelopmentand

regenerationoftowncentresites.

(viii)Promotingasustainabletransportsystemanda

networkoflinkagesincludingtheprovisionof

roads,footpaths,cyclelanes,publictransport

infrastructureandpromotinginterconnectivity

betweenmodesthroughtheimplementationof

theprinciplessetoutintheDesignManualfor

UrbanRoadsandStreets(2013).

(ix) Minimisingtheimpactoffuturedevelopmenton

thelocalenvironmentbyensuringthatall

developmentembracesagreeninfrastructure

strategy.

5.0 Future Development Strategy

ThestrategyforthefuturedevelopmentofKilcullenis

basedontheprinciplesestablishedinthepreviousLAP

in2008andtheframeworkprovidedbytheRegional

PlanningGuidelines2010–2022andtheKildareCounty

DevelopmentPlan2011–2017.Itprovidesablueprintfor

thedevelopmentofKilcullenTownfortheperiod

2014–2020,settingoutavisionforthearea,specifying

thetype,amountandqualityofdevelopmentneededto

achievethatvisionwhileseekingtoprotectand

enhancetheenvironmentandamenities.

Thevisionforthetownistobuildonthestrengthsof

Kilcullenandtoprovideafocusedapproachto

planningforfuturedevelopmentinacoherent

sustainablefashion.ItisenvisagedthatKilcullenwill

continuetogrowovertheshorttomediumtermto

achieveacriticalmasswhichwillsupport

competitiveness,sustainabilityandcreate

opportunitiesforlocaleconomicdevelopment.The

developmentofthetownwillbecomplementedbya

rangeofresidential,employment,recreational,

community,retailandeducationalfacilities

appropriateforatownofitssize.


The strategic direction for the future development of Kilcullen will focus on:

1. EconomicDevelopment

ThisLAPseekstoconsolidateandenhanceKilcullen’s

rolewhichistosupporttheprimaryeconomicgrowth

clusterofNaasandNewbridge.Keytothiswillbe

supportingtheexistingindustrialandmanufacturing

enterprisesinthetownandfacilitatingopportunities

forexpansionandincreasedemployment.

2. TownCentreConsolidation

Itiscriticalthattheprimacyofthetowncentreasthe

commercialheartofKilcullenismaintained.

Developmentwhichunderminesthevitalityand

viabilityofthetowncentrewillnotbepermitted.

Protectingandprovidingresidentialaccommodation

withinthetowncentrewillbepromoted.

3. PlanningforResidentialExpansion

ThePlanensuresthesupplyofsuitablyzonedlandto

accommodatethefuturegrowthofKilculleninline

withitsdesignationintheRegionalPlanning

GuidelinesasaModerateSustainableGrowthTown.

Muchofthelandzonedforresidentialpurposesunder

the2008LAPremainszonedinthisPlan.ThePlan

alsosupportstheprovisionofservicesandamenities

forthetown’sresidents.

4. RetailDevelopment

Kilcullenhasalimitedretailandserviceoffer.Itis

thereforecriticalthattheretailbaseofthetown

expandswithintheidentifiedtowncentretobecome

moreselfsufficient.Designbriefsforkeysiteswithin

thetownareoutlined.Itisimportantthatnewretail

andmixedusedevelopmentscomplywiththegeneral

principlesofthedesignbriefsinordertopreservethe

townasathrivingcommercialareasetwithinahigh

qualitybuiltenvironment.

5. ProtectionoftheNaturalandBuiltHeritage

Protectionandenhancementoftheunique

architecturalandarchaeologicalheritageofthetown

isparamount.Theretentionofvernacularbuildings

ontheMainStreetwillensurethecharacterofthe

townremainsintact.

Part B: Policies and ObjectivesPart B

Policies and Objectives


6.0 Introduction

Thissectionoutlinesspecificpoliciesandobjectives

oftheCountyCouncilwithregardtothedevelopment

oflandwithintheboundaryoftheLocalAreaPlan.

TheoverarchingpoliciesandobjectivesoftheCounty

DevelopmentPlan(orasmaybeamended)willalso

applytodevelopmentwithintheLocalAreaPlan

boundary.

SpecificpoliciesandobjectivesapplicabletoKilcullen

aresetoutinthispartofthePlaninordertofacilitate

integratedlandusedevelopmentinamannerthatwill

promotetheproperplanningandsustainable

developmentofthetown.Keyissuesincludehousing

provision,economicdevelopment,towncentre

development,movementandtransport,infrastructure

provision,communityandculturaldevelopments

togetherwithnaturalandbuiltheritage.

(i) CompliancewiththeCoreStrategytoachieve

SustainableGrowth

ToensurethatthefuturedevelopmentofKilcullenis

inaccordancewiththeCoreStrategyoftheKildare

CDP2011–2017,theplanprovidesforthezoningof

landsforresidentialandemploymentuses.

Aframeworkisalsoestablishedforthetown’s

sustainablegrowththroughtheincorporationof

policiesinrelationtodensity,housingmix,

communitydevelopmentandnewhousingprovision.

(ii) Enterprise,IndustryandEconomic

Development

Kilcullenhasalimitedamountofenterpriseand

employmentopportunitiestoservethelocal

population.AsaModerateSustainableGrowthTown,

Kilcullenmustsupportandenhanceenterpriseand

industrytomeetlocalneedsatdistrictlevelandfor

surroundingruralareas.ThisLAPseekstoencourage

localemploymentopportunities,identifypotentialfor

inwardinvestmentandenhancethetourismeconomy.

Toachievethis,theplansetsoutpoliciesand

objectivesthatbuildonthetown’sretailandheritage

strengthstocreateauniquetourismdestination.

(iii) RetailandTownCentreUses

Kilcullenhaswitnessedsmallscalebutimportant

retaildevelopmentinrecentyears.Itsproximityto

higherordercentresofNaasandNewbridgehas

hindereditspotentialtodevelopintoamoreself

sustainingtownintermsofretailing.Itisrecognised

thatthereisaneedtocarefullyplanandmanage

futureretailandnon-retailservicesinthetownto

furtherstrengthentheretailoffertoprotectand

enhancethetown’suniquecharacterwhilepromoting

economicvitalityandviability.TheLAPisinformed

bytheDraftKildareCountyRetailStrategy2008–

2016whichwaspublishedin2010.

Opportunitiesexistforthere-useandregenerationof

landandbuildings.Encouraginghighqualitydesign

andfacilitatinganappropriatemixofuseswillalso

Part B: Policies and Objectives

Part B: Policies and Objectives 21

helptoensurethatthetowncentreprovidesasuitable

focusforcreatingsustainablecommunities.The

protectionofbuiltheritageandtheintegrationand

linkageofnewretaildevelopmentswiththeexisting

urbanform/layoutarealsokeyobjectives.

(iv) UrbanDesignandTownCentreDevelopment

Kilcullen’stownscapequalitiesarederivedfromits

historicurbanstructure.Anurbandesignanalysisof

theexistingtownscapeissetoutinthePlantogether

withpoliciesandobjectivesspecifictothefuture

developmentofthetown.

Designbriefshavebeenpreparedforthefollowing

areas:

•ThemartandadjoininglandsontheNewbridgeRoad.

•LandsbetweenRiversideManorandtheMainStreet.

Thesedesignbriefshavebeenpreparedtoassistinthe

planningprocessbysettingoutbroaddesign

parametersforthefuturedevelopmentoftheseareas.

Eachbriefisindicativeonly.

(v) MovementandTransport

Theimprovementoftransportationinfrastructurein

Kilcullenisakeyrequirementforthesustainable

developmentofthetown.Integratedlanduseand

transportationplanningisrequiredtofurthersupport

andencouragemoresustainablemodesoftravel.The

plansetsspecificpoliciesforlocalimprovementsin

andaroundthetowncentreandobjectivestosecure

routesforlongtermroadsinfrastructure.

(vi) Water,DrainageandEnvironmentalServices

Theadequacyofwater,drainageandenvironmental

servicesisnecessarytofacilitatethesustainable

developmentofthetown.Theseissuesareaddressed

invariouspoliciesandobjectivestoprovidefor

sufficientwater,wastewaterandwaterdrainage

infrastructuretoservicethepredictedrequirements

ofthetownovertheplanperiodandbeyond.While

capacityissuesattheOsberstownWastewater

TreatmentPlantareoutsidethescopeofthisLAP,

policiesandobjectivesinrelationtotheupgradeof

thelocalfoulnetworkareincluded.Relevant

legislativeobligationsinrelationtoenvironmental

requirementsarealsosetoutincludingpoliciesand

objectivesrelatingtofloodrisk.

(vii) EnergyandCommunications

Thedevelopmentofamoresustainableapproachto

energyuse,powergenerationandenergyefficiencyin

allsectorsisvitaltoreducegreenhousegasemissions.

Thisincludesfocusingonimprovingenergy

efficiency.

(viii)Educational,CommunityandCultural

Theprovisionofeducationandcommunityfacilities

tosupporttheprojectedpopulationlevelsofKilcullen

isrecognised.Policiesandobjectivesarealsosetout

tofacilitatetheprovisionofadditionalcommunity

facilitiesinthetown.

(ix) ArchitecturalandArchaeologicalHeritage

Theprotectionandenhancementofthebuiltheritage

andstreetscapeinKilcullenisoneofthecore

objectivesofthisplan.Policiesandobjectivesseekto

protect,preserveandenhancethetown’sarchaeology,

builtheritageandtownscapequalities.

(x) NaturalHeritageandBiodiversity

Theimportanceofgreeninfrastructureisrecognised

andisbasedondetailedhabitatmappingofthearea.

Theplanmapsanddescribesgreeninfrastructurein

Kilcullenincludingrelevantpoliciesforitsprotection

andenhancement.

(xi) Recreation,AmenityandOpenSpace

Theimportanceofexistingamenitiesinthetown

suchastheRiverLiffey,theValleycommunitypark,

andtheKilcullenCommunityCentrearerecognised.

Theplanoutlinesclearobjectivestoexpandand

enhancetheprovisionofthesekeyassets.Routesare

alsoidentifiedforrecreationandtourismuseandto

increasepermeabilitywithinandaroundthetown.


6.1 Compliance with the Core Strategy

ThelevelofresidentialzonedlandsintheKilcullen

LocalAreaPlan2008exceededthedemandsoverthe

lifeofthatplan.Residentiallandshavebeenzonedfor

theperiodofthisPlanincompliancewiththeCore

StrategyoftheKildareCDP2011–2017(CDP).Inthis

regard,12hahavebeenzonedfromresidentialto

agriculturalandopenspaceandamenityuses.

6.1.1 Housing

Thenumberofhouseholdsinthetownhasincreased

from1,040in2006to1,242in2011(Census2011).The

mostrecentdevelopmenthastakenplacesouthwest

oftheRiverLiffey,eastoftheM9Motorway

approximately1.2kmfromthetowncentrein

Castlemartin.Thetypeandscaleofresidential

developmentinKilcullenispredominantlysingle

storeyandtwostorey,terraced,semi-detachedand

detachedhousing.Inmorerecentyearsapartment

schemeshavebeendevelopedinthetowncentreand

landsadjacenttothetowncentre.

6.1.2 New Housing Units Target

AsoutlinedinPartA(Section3.4)atotalof709new

residentialunitsarerequiredinKilcullenduringthe

period2014–2020.Inlightofthistarget,theCounty

SettlementStrategyrecognisesthatthe2008

KilcullenLAPsignificantlyover-zonedlandsfor

residentialuse.Thisplanhasrezonedsomeofthese

residentiallandsbasedontheprinciplesofthe

sequentialapproach.2

2 ThesequentialapproachassetoutintheDepartment’s‘DevelopmentPlanGuidelines’(2007)specifiesthatzoningshallextendoutwardsfromthecentreofanurbanarea,withundevelopedlandsclosesttothecoreandonpublictransportroutesbeinggivenpreference,encouraginginfillopportunities,andthatareastobezonedshallbecontiguoustoexistingzoneddevelopmentlands.

Followingareviewof:

•buildingcompletionssincethepreviousplan;

•currentvalidplanningpermissionsand

•uncommittedresidentialzonedlandssince2008;

Landsinexcessofthoserequiredtocomplywiththe

corestrategyhavebeenrezonedtoalternativeuses.

Residentialsiteshavebeenidentifiedbasedontheir

committedstatusandthelocationofthe

uncommittedlandsinaccordancewiththeprinciples

ofthesequentialapproachi.e.developingfromthe

towncentreouttowardstheedge.

Table 9: Kilcullen Housing Unit Projection

2006 Population 2,985

2011 Census population 3,473

2006–2020 residential unit target 629

Residential Unit completions since 2006

56

Valid Residential grants of permission 151

Unit capacity of uncommitted zoned land Kilcullen LAP 2008 LAP

826

New zoned land capacity 703

6.1.3 Housing Location and Density

Table10identifiesthelocation,sitesizeandunit

potentialforeachofthesitesdesignatedfornew

residentialexpansiontolargelymeettheremaining

unittargetof709unitsovertheplanperiod.Thesites

identified,forthemostpart,arelocatedinthetown

centreandontheedgeoftheestablishedurbanarea

ofthetown.Thesitesintotalprovidec35haofland

fornewresidentialdevelopmentwiththepotentialto

deliver703units.



Location Zoning Site area (ha)UnitsPermitted(p)orEstimate

(based on 15–30 units/ha)

1 C Logstown road north C 1.5 38

2 C Logstown road south C 5.5 110

3 C Logstown C 2.5 50

4 C Market Square road C 4.8 110 (p)

5 C Main Street C 1.3 33

6 A Newbridge road A 6.6 80

7 A Naas road A 0.82 41(p)

8 Naas road3 C 3 45

9 Naas road4 C 3.4 51

10 C Nicholastown C 4.4 88

11 New Abbey Road A 1.9 57

Total 35.42 703

3 Note:Giventhegradientofsiteandlocationonedgeofsettlement,lowerdensitiesareapplied.Proposeddwellingsshallhaveregardtopatternofdevelopmentintheimmediatevicinityandgradientofsite.Inthisregarddwellingsshallberestrictedtosinglestoreydwellingsonly.

4 Asperfootnote1above.

Atotalof11siteshavebeenzonedfornewresidential

developmentwithinthelifetimeofthisplan.

Inadditiontotheselands,theexistingresidential/

infillandtowncentrezoningsprovidesopportunities

forawidenumberofusesincludingresidential

developmentasappropriate.Generallyhigher

densitieswillbeconsideredintowncentrelocations

withmediumtolowerdensitiesbeingconsideredat

outersuburbanandgreenfieldsites.

Table 11: Indicative Residential Densities

Location for New Residential Development General Density Parameters

TownCentreandBrownfieldsites Site specific Higher densities generally promoted e.g. 50 units per ha

At strategic locations including public transport nodes and town centre area.

50 units per ha

InnerSuburban/Infill Site specific

OuterSuburban/Greenfield,Generally new residential zoning areas.

30–50 units per ha

Outer Edge of Urban-Rural transition 20–35 units per ha

Source: CDP 2011–2017

Source: DoEHLG Guidelines for Planning Authorities on ‘Sustainable Residential Development in Urban Areas (2009).

Table 10:SitesidentifiedforResidentialDevelopment


ItisthepolicyoftheCouncil:

HP1: TofacilitatedevelopmentinKilculleninline

withitsdesignationasaModerateSustainable

GrowthTownintheRPGsandtheCDPandto

ensurethatdevelopmentreflectsthecharacter

oftheexistingandhistorictownintermsof

structure,pattern,scale,designandmaterials

withadequateprovisionofopenspace.

HP2: Toencourageappropriatedensitiesfornew

housingdevelopmentindifferentlocationsin

thetownwhilerecognisingtheneedto

protectexistingresidentialcommunitiesand

theestablishedcharacterofthetownand

surroundingarea.

HP3: Torefusepermissionforresidential

developmentonzonedopengreenspacesand/or

onlandswhicharedesignatedaspublicspace.

HP4: Torequireapplicationsforresidential

development(over20units),todemonstrate

theprovisionofanappropriatemixof

dwellingtypeshavingregardtothefollowing:

•thenatureoftheexistinghousingstockandexistingsocialmixinthearea;

•thedesirabilityofprovidingformixedcommunities;

•provisionofarangeofhousetypesandtenures;

•theneedtoprovideachoiceofhousingsuitabletoallagegroupsandpersonsat

differentstagesofthelifecycleand

•theneedtocaterforspecialneedsgroups.

HP5: Torestrictapartmentdevelopmentsgenerally

totowncentrelocations.Onlyinexceptional

circumstanceswillapartmentsbeconsidered

outsidethetowncentre.Apartmentswillnot

bepermittedwherethereisanover

concentrationofthistypeofdevelopment.

Higherdensityschemeswillonlybe

consideredwheretheyexhibitahigh

architecturaldesignstandardcreatingan

attractiveandsustainablelivingenvironment.

HP6: Tofacilitateandco-operateintheprovisionof

communityservicesincluding,inparticular,

localservices,schools,crèchesandother

educationandchildcarefacilitiesintandem

andinthevicinityofallnewandexisting

residentialdevelopment

HP7: Tofacilitatetheprovisionofpurposebuilt

dwellingsforthosewithspecialneeds,

includingprovisionfortheneedsofthe

elderly,personswithphysicaldisabilitiesand

personswithlearningdisabilitiesandin

conjunctionwithothervoluntarybodiesand

theprivatesector.

HP8: Torequireapplicationsforresidential

developmentsover25units,todemonstrate

howtheproposedincreaseinpopulationwill

beaccommodatedintermsofeducation

provision.5

6.1.4 Housing in the Agricultural zone

Theprimaryaimfortheagriculturalzonein

Kilcullenistopreservetheexistingagriculturaluse

oftheareaszonedforthispurposeandtoprevent

urbangenerateddevelopmentwhichwouldinterfere

withtheoperationoffarming/bloodstockorrural

resourcebasedenterprise.

TheSustainableRuralHousing–Guidelinesfor

PlanningAuthorities(2005)setoutprinciples

regardingthesitinganddesignofnewdwellingsin

ruralareas,theprotectionofwaterquality,the

provisionofasafemeansofaccessandthe

conservationofsensitiveareas.Withinthe

agriculturalzoneinKilcullen,housingwillbe

confinedtopeoplewithagenuinehousingneedand

whocandemonstratethattheycomplywiththe

relevantcategoryoflocalneedoutlinedintheCounty

DevelopmentPlan2011–2017(orasmaybeamended).

5 GuidelinesfromtheDepartmentofEnvironment,HeritageandLocalGovernmentandDepartmentofEducationindicatethat12%and8.5%ofapopulationatanytimeisassumedtobeofprimaryandsecondarygoingagerespectively.



ItispolicyoftheCouncil:

HP9: Tostrictlymanagetheprovisionofoneoff

housinginlandszonedas‘I: Agricultural’ .

Limitedoneoffhousingwillbepermittedin

thiszonesubjecttocompliancewiththerural

housingpolicyassetoutintheKildareCounty

DevelopmentPlan2011–2017(orasamended).

Documentaryevidenceofcompliancewiththis

policymustbesubmittedaspartoftheplanning

application,includingaseparatestatementby

theapplicantontheneedtoresideinthearea.

HP10: Toensurethat,notwithstandingcompliance

withpolicyHP9,applicantscomplywithall

othernormalsitinganddesignconsiderations.

HP11: Toprotectthephysical,environmental,

naturalandheritageresourcesofthe

agriculturalzones.

HP12: Tofacilitateworkingfromhomesubjectto

relevantplanningcriteriaandtheprotection

oftheresidentialamenityofneighbouring

properties.

ItisanobjectiveoftheCouncil:

HPO1:TosecuretheimplementationoftheKildare

LocalAuthoritiesHousingStrategy2011–2017

oranysubsequentamendmenttoorreviewof

theStrategy.

HPO2:Topromoteahighstandardofarchitecturein

thedesignofnewhousingdevelopmentsand

toencourageavarietyofhousetypes,sizes

andtenuretocaterfortheneedsofthe

populationandfacilitatethecreationof

balancedintegratedcommunities.

6.2 EconomicDevelopment

Inordertomaintainavibrantandattractivetownanda

sustainablecommunity,oneofthekeyissuesforany

towniseconomicdevelopment.Employment

opportunitiesarevitalforatowntogrowandprosper

andinanincreasinglycompetitivemarketandchanging

economicclimate,itisimportantfortownstotake

advantageofanyuniqueassetorspecialistexpertise.

KilcullenisidentifiedintheCDPasforminga

supportingroletothePrimaryEconomicGrowth

ClusterofNaasandNewbridge.Thesecentresareto

developinamutuallydependentwaysothatthe

amenitiesandeconomiesofthewholeclusterare

greaterthanthesumoftheindividualparts.

6.2.1 ExistingEconomicProfileoftheTown

Ensuringtheviabilityofexistingemployersand

attractingnewemploymentopportunitiestoKilcullen

isvitalforthetowntogrowandfulfilitsroleaspartof

thePrimaryEconomicGrowthCluster.The2011

Censusnotedthatapproximately70%ofthepopulation

inKilcullenworkedoutsidethearea.Thedominant

categoriesofemploymentofthedaytimeworking

population(residentandnon-resident)ofKilcullenwere

professionalservicesfollowedbycommerceandtrade.

Kilcullenhasamixedvarietyofemploymenttypes

withinitsboundary.Therearesomesignificant

employersinthetownincludingMurphySurvey

SolutionsintheKilcullenBusinessCampusinthe

southofthetown,KaymedinKilcullenIndustrial

estateontheNaasroadandtheMartandschools

operatingofftheNewbridgeroad.TheMartoperates


onceaweekandbringsaninfluxofpeopleintothe

towncentreeveryWednesday.TheLinkBusiness

ParkontheNaasRoadisunderutilisedwith

approximately15unitsvacantinNovember2013.

6.2.2 Strategy for Economic Development,

Tourism and Employment

ThefocusonemploymentgenerationinKilcullenisto

buildonthepotentialroleofthetownasaplacetolive,

work,visitandenjoy.Keytotheeconomicdevelopment

ofKilcullenwillbeitsabilitytobuildonitsstrategic

locationofftheM9whichisanopportunitytosecure

significantfutureinvestmentwithinthetown.Ensuring

theviabilityofexistingemployersandattractingnew

employmentopportunitiestoKilcullenisvitalforthe

towntogrowandprosper.TheRiverLiffeywhichflows

throughthetownisalsoafeatureofthetownthatshould

beexploitedforitstourismandrecreationalpotential.

Thelongtermstrategyforthetowniscentredonthe

followingobjectives:

•Promotingtheuseanddevelopmentofemploymentlandstoensurethedeliveryofemployment

opportunitiesinappropriatelocationswithrespect

tostrategicaccessandresidentialareas;

•Consolidatingcommercialandretaildevelopmentintheexistingtowncentre;

•Encouragingtouristlinkageswithinthetownandtoencouragespinoffdevelopments;

•Creatingopportunitiesforcultural,socialandcommunitydevelopmentfacilitatingpassiveand

activeleisureactivitiesthatmaximisethepotential

oftheheritageandamenityfeatures;

•Encouragetheappropriateredevelopmentofthemartsiteandadjoininglandsthroughtheprovision

ofamixofemployment,residentialandcommunity

uses,highqualitypublicrealmandopenspacesand

abuiltenvironmentthatcomplementstheexisting

fabricofthetown.

6.2.3 FactorsinfluencingEmploymentCreation

Anumberofkeylandusefactorscaninfluencethe

futureeconomicpotentialofanarea.Theseinclude

theavailabilityofzonedland,availabilityof

infrastructureandqualityoflifeconsiderations

Availability of Zoned Land

ThisPlanidentifies24haoflandforTownCentreand

24haoflandsforLightIndustrial/Industrialand

Warehousingpurposes.TheCouncilwillensurethat

sufficientlandiszonedtoallowfortheprovisionofa

suitableemploymentmix.Whileemploymentcanbe

facilitatedintheoryonallzonedlands,thereisa

specificfocusonlandszonedTownCentreand

IndustrialandWarehousing.Nofurtherlandwas

zonedforemploymentpurposesinthisplangiventhe

availabilityofundevelopedlightindustrial/industrial

andwarehousinglandsinthetown.Anumberof

area’soflandzonedIndustrialandWarehousinghave



beenre-zonedgiventheirlocationontheperipheryof

thetownsurroundedbyagriculturallyzonedlandand

theavailabilityofmoreappropriatelylocatedlandsat

moreestablished,accessibleandsustainablelocations

inthetown.Appropriatelyzonedemploymentlands

aresituatedonthenorthernedgeandsouthernedges

ofthetownwithconvenientaccesstothetown

centre,residentialareasandtheM9.

Infrastructure

Adequateinfrastructureisessentialtofacilitatefuture

economicactivityinthetown.Thisincludeswater

services,effectiveroadandpublictransportnetworks,

energy,telecommunications,wastemanagement,

education,sportsandothercommunityfacilities.

KilcullenisservedbytheOsberstownWastewater

TreatmentPlantinNaas.Thisfacilityisnearing

capacityandwillbeupgradedaspartoftheUpper

LiffeyValleyRegionalSewerageScheme.Itisenvisaged

thattheupgradeupto130,000populationequivalent

(PE)willbecompletedinthesecondhalfof2016subject

toappropriateapprovalsandfundinginplace.

Quality of life

Qualityoflifeconsiderationsarekeycomponentsin

encouragingfutureeconomicdevelopment.Makinga

townattractivetobothfirmsandtheiremployeesisakey

factorinasuccessfuleconomicdevelopmentstrategy.

Specificactionstoimprovequalityoflifeinclude:

•Providinghighqualityresidentialdevelopmentswithsupportingsocialandcommunityfacilities;

•Ensuringavibranttowncentrewithahighqualitypublicrealm;

•Creatinganattractiveurbanenvironmenttoencouragethelabourforcetoresideinthetown;

•Ensuringtheappearanceofdevelopmentcomplementsexistingenvironmentsandisofthe

highestquality;

•Increasingandimprovingtherangeofrecreational,amenityandculturalfacilities.


ED1: Topromoteenterprisecreationopportunities

andinitiatives,inlinewiththedesignationof

Kilcullenashavingasupportingroletothe

PrimaryEconomicGrowthTown/Clusterof

NaasandNewbridge.

ED2: Topromoteandfacilitatesynergybetween

heritage,retailandtourismdevelopmentsthat

enhancestheeconomicprofileofKilcullentown.

ED3: Toengagewithexistingemployersand

potentialnewemployersincreatingand

fosteringenterpriseandresearchand

developmentinthetown.

ED4: Tofacilitatethesustainabledevelopmentof

commercial,office,incubatorunits,light

industrialandwarehousingdevelopmenton

appropriatelyzonedandservicedlandsin

co-operationwithrelevantdevelopment

agencies.

ED5: TopromotetheLinkBusinessPark(Hlands)

ontheNaasroadandtheKilcullenBusiness

Campus(H)southofthetowncentreas

appropriatelocationstodevelopemployment

usesappropriatetoitslandusezoning.


EDO1:Toensurethatsufficientandsuitablelandis

zonedforemploymentgeneratingusesin

Kilcullen.Suchlandwillnormallybe

protectedfrominappropriatedevelopment

thatwouldprejudiceitslongterm

developmentfortheseuses.

6.2.6 Tourism Development

Tourismhasanimportantroletoplayintheeconomic

developmentofKilcullen.Thetownislocatedina

picturesquesettingontheRiverLiffeywherethe

bridgeservesasafocalpointinthetown.Thebridge

wasoriginallyconstructedinthe14thcenturyandhas

beenrenovatedsignificantlysincethen.Thetownis

accessiblefromtheM9corridorandiswithinan

hoursdrivefromDublin.Itisservedbyanationalbus


network.DunAílinnelocatedsouthofthetown

boundaryisoneofIreland’sfourkeypre-christian

settlementsites.Thisceremonialhillfortlocatedon

thehillofCnocAilinnehasbeenselectedasoneofthe

RoyalSitesofIreland.Thetownhall/heritagecentre

inthetownexhibitshistoricaldisplaysofDunAilinne

andotherattractionsinthelocalarea.Thetownhasa

veryactiveheritagegroupandtidytown’sgroup.

TheRiverLiffeyisanaturalresourcewithsignificant

naturalbeautywhichcanbemaximisedforwater

sportsandfishing.TheLiffeyatKilcullenisknownfor

troutanglingandtheNorthKildareTroutandSalmon

AnglersAssociation(TSAA)managesfishingrights

fromHarristownthroughtothetowncentre.The

CanoeClubisveryactiveinthetownandopenedanew

clubhouseadjacenttotheRiverLiffeyintheMarket

Squarein2008.Inadditiontotheseattractions,

Kilcullenisknownforhavinganumberofpopularbars,

restaurantsandcafes.TheCamphillCommunityFarm,

caféandshopisanotableattractioninthetownandis

locatedbesidethebridgeinthecentreofthetown.

AnopportunityexistsforKilcullentocapitalise

furtheronitstourismstrengthsandtoseektodraw

additionalvisitornumberstothetownand

surroundingareas.Anyexpansionandfuture

provisionoftourismwithinKilcullenshould

complementtheoverallcharacterofthearea.


T1: Toimprovethevisitorexperiencetothetown

andtocooperatewithallstakeholdersand

appropriateagenciesinpromotingtourism

andsecuringtouristbasedenterprisesand

facilitiesinthetown.

T2: Tocapitaliseonpotentialtouristincomeby

seekingto:

•Promoteexistingaccommodationandnewaccommodationchoicesinthetown.

•ImprovethepromotionandmarketingofKilcullenasatourismdestination(in

particularattractionssuchasDunAilinne/

CamphillFarm/RiverLiffey).

T3: Toencourageandfacilitatethedevelopment

ofstronglinkagesbetweentourismand

communityfacilitieswithinthetown.

T4: Tosupporttheprovisionofappropriate

signagealongexistingheritageandtourism

walkingroutesinKilcullen.


TMO1: Tofacilitateandguidewhereappropriatethe

developmentofadditionalattractionsand

facilitieswithinthetowninordertoincrease

tourismgeneratedexpenditure.

TMO2: Toco-operatewithtourismandamenity

groupsinthetowntoimprovethe

environmentofthetown.

6.3 retail

Retailprovisionisakeyelementofeconomicself

sufficiencyandhasanimportantroletoplayinthe

futuredevelopmentofthesocialandeconomiclifeof

atown.Itisrecognisedthatthetowncentreneedsto

expanditsretailofferandexistingretailoutletsneed

toincreasetheirprofileinordertoretainretailspend

inthetown.

6.3.1 RetailProfileofKilcullen

TheDraftCountyRetailStrategypublishedin2010,

highlightsKilcullen’sretailfloorspaceaslimited.Itis

widelydistributedaroundthetowncentreandas

suchthetowndoesnothaveadefinedCoreRetail

Area.Kilcullenisthetwelfthlargestsettlementinthe

countywithitspopulationincreasingfrom2,985in

2006to3,473in2011andaccountingfor1.7%ofthe

county’spopulationin2011.Thesizeofthetownis

mirroredinitspositionintheretailhierarchyforthe

county.Kilcullen’stotalfloorspacein2009was

1803m²net,comprising1104m²convenience

floorspaceand699m²comparison.Thesefigures

excludevacantfloorspace.Thisisa53%increasein

totalfloorspacesincethe2001GreaterDublinArea

(GDA)RetailStrategy.



The2001GDAsurveystatedthatKilcullenhadno

vacantretailfloorspace.Howeverthishas

significantlychangedintheinterimwithmuchofthe

retailunitsbuiltinrecentyearsbeingvacant.The

2009healthcheckcarriedoutintheDraftCounty

KildareRetailStrategynotednineunitsvacantinthe

towncentre.Asurveyoflandusesandvacancylevels

inthetowncentrewascarriedoutaspartofthisplan

review.Thisidentifiedavacancylevelof15units

withinthetowncentrein2013.

Whilethetowncentreisidentifiedashavingalimited

retailandservicesoffer,itisabusyanddiversesmall

townwithamixofservicesincludingbusiness

services,restaurants,cafes,bars,communityfacilities

andalivestockmart.Theretailofferwasimproved

withtheconstructionoftheMarketSquare

developmentwhichisamixedusedevelopment

comprisingapartments,restaurants,officesandretail

unitsonthegroundfloor.Themainshopsinthetown

areEurosparandNolansbutchersinthesouthofthe

townandCentrainthenorthernareaofthetown.

6.3.2 Strategy for developing the Town’s Retail

Profile.

Thestrategyfordevelopingthetown’sretailprofileis

centredonencouragingandfacilitatingmixeduse

towncentredevelopmentthroughthedevelopment

andregenerationofsitesontheMainStreetandon

towncentrelands.Thehighlevelsofvacancyonthe

MainStreetshouldbeaddressedbypromotingthe

occupationofexistingvacantcommercialand

residentialunitsinthetowncentre.ThisPlan

identifiesadevelopmentopportunitysiteonthe

NewbridgeRoad.Itisenvisagedthatthiswillprovide

foramixofusesincludingretailing,commercialand

residentialwithlinksprovidedbackontotheMain

Street/establishedtowncentrearea.


R1: Toencouragethedevelopmentoftheretail

andserviceroleofKilcullenasaself

sustainingcentreinaccordancewiththe

policiescontainedintheCountyDevelopment

Plan,theRetailPlanningGuidelines2012,

DraftCountyRetailStrategy2010andany

futureRetailPlanningGuidelinesorstrategy

thatmaybeissuedduringthelifeofthisplan.

R2: Toencourageandfacilitatethedevelopment

ofacombinedanduniqueheritage,retailing

andtourismexperiencewithinthetownand

toencouragestronglinkagesbetweenthese

attractions.

R3: Toworkwithandencouragelandowners,

retailers,anddevelopmentintereststorealise

thepotentialofvacantsites/landsinKilcullen.

R4: Tofacilitatetheneedsofexistingandgrowing

residentialareasthroughanetworkofsmall

localandneighbourhoodcentres.Alllocaland

neighbourhoodcentresshallcomplement

ratherthandetractordisplaceretailorother

activitiesfromthetowncentre.Large-scale

convenienceformatcentreswillnotbe

permittedinneighbourhoodresidentialareas.

ItisanobjectiveoftheCouncil

RO1: Toreinforcethetowncentreasthepriority

locationfornewretaildevelopment,with

qualityofdesignandintegration/linkage

withintheexistingurbanform/layoutbeing

fundamentalprerequisites.


RO2: Toencourageandfacilitatethere-useand

regenerationoftowncentrederelict/brown

fieldlandandbuildingsforretailandother

towncentreuses,havingregardtothe

SequentialApproachoutlinedintheRetail

PlanningGuidelines.

6.4 Town Centre

Kilcullenowesitsorigintobeingthefirstlocationto

haveabridgebuiltovertheRiverLiffeyinthe14th

century.Firstbuiltin1310,thesixarchbridgeover

theLiffeywaslastreconstructedc.1850and

renovatedandwidenedintheearly1970’s,the

upstreamfaceismodernwhileifviewingfromthe

downstreamthehistoricformisvisible.Thetown

comprisesoneMainStreetwithafewconnecting

roads.TheMainStreetslopesfromOldKilcullenand

theAthyRoaddowntotheRiverLiffeyandrisesback

upagainmoresteeplytoHillcrestinthenorthofthe

town.WhileKilcullentowncentreisacharmingarea,

regenerationandconservationofthetowncentrearea

areimportantobjectivesovertheperiodoftheplan.

Inordertomaintainthecharacterofthetowncentre,

developmentandgrowthwillbemanagedand

coordinatedwiththeemergingroleofthetown.In

thisregard,bestpracticeprinciplesascontainedin

theCountyDevelopmentPlan2011–2017(orasmaybe

amended)togetherwiththedetaileddesign

considerationsasoutlinedinthissectionwillinform

thefuturedevelopmentofthetown.

6.4.1 Townscape Analysis

Thefollowingsectionsconsiderthetowncentrein

termsof:

•Legibility,functionandimage

•Builtformandvisualappropriateness

•Publicopenspace

•Transportlinksandmovement

•Landuseandactivity

Thesecriteriaprovidethebackgroundtoinformthe

urbandesignguidanceforthefuturedevelopmentof

thetowncentre.

6.4.2 Legibility, Function and Image

Kilcullenisacompacttowndefinedbyonelongmain

streetrunningfromHillcrestinthenorthofthetown

centretothejunctionoftheR413Athgarvan/

BrannockstownroadandR448Athyroadinthesouth.

Thetowncentrehasextendedmarginallywestofthis

toincludelandsontheNewbridgeroadandlandseast

oftheMainStreetbutgenerallystillretainsits

historicallayoutdatingbacktotheearly19thcentury.



Thetowncentreitselfisanattractiveandvibrant

placewithawellmaintainedurbanfabricandamixof

uses.HistoricallytheMainStreetsouthofthebridge

wasthemainshoppingareainthetownandthisstill

remainsthesame.However,thereisalackofactive

frontagesalongstretchesofMainStreetwithsome

rundownandvacantpremises.Itisimportantthat

thesebuildings/sites,whichformakeyelementofthe

town’sstreetscapeandcharacter,arerestoredand

reinvigoratedwithappropriateusesthatsecuretheir

longtermintegrityandbeneficialuse.Underutilised

sitesandbuildingsaredetrimentaltotheoverall

imageofthetown.Theyalsorepresentanunrealised

opportunityforurbanrenewalandinvestmentthat

wouldassistincreatingacriticalmassofpopulation

andserviceswithinthetowncentreinordertosecure

itslongtermvitalityandviability.

Theimageofthetowncoreiscrucialtoitsvitalityand

thereforeplaysanimportantparttowardsthesuccess

ofthetowncentre.TheMainStreetsouthofthe

bridgepresentsapositiveimagewithadiverserange

ofretailunits.Howevertheareanorthofthetown

providesapoorqualitypublicrealmwhichdetracts

fromtheimageofthetown.Thisareaofthetownhas

thepotentialtostrengthentheimageofthetownand

increasefootfallinthisareaoftheMainStreet.

6.4.3 Built Form and Visual Appropriateness

Urbangraincanbedefinedasthepatternandformof

buildings,plotsandblockswithinurbanareas6.Afine

grainisprevalentinthehistoriccentreofKilcullen.Plots

withinthetowncentreparticularlyalongMainStreet

aredeepplotswithnarrowfrontagesontothestreet.

Kilcullenisfortunateinthatmostofthe

developmentsthathaveoccurredonMainStreethave

notalteredthetraditionalbuildingplotsandblocks.

6 Incaseswherethereisadensepatternwithmultipleplots/buildingsfrontingastreet,theurbangrainisdefinedasfine.Thetermloosegrainisappliedwherethebuildingplotislargerandthebuiltformsmaller.

Figure 6: 1837 Ordnance Survey Ireland


6.4.4 Public Open Space

Kilcullenhasareasonableprovisionofpublicopen

spaceforpassiveandactiverecreationalpurposes

includingtheValleyRiversideWalkeastofKilcullen

bridge,CamphillCommunityFarmwestofKilcullen

bridgeandthelandssurroundingtheKilcullen

communitycentrewestofthetowncentrewhich

providesforavarietyofsportsandactivities.The

CommunityCentrealsoprovidesforachildren’s

playground.Thereishowever,alackofconnectivity

betweenthepublicopenspacesandresidentialareas.

Connectivitybetweentheseopenspacesshouldbe

improvedtoenablegreaterpermeabilitythroughout

thetown.

6.4.5 Transport Links and Movement

Trafficcongestionhadbeenanissueinthetownuntil

thebypass(M9)wasopenedin2009.TheM9relieved

congestionslightly.However,trafficlevelsinthetown

continuetorise.Themorningandafternoonpeaks

arelargelyduetothetransportofchildrentoand

fromschool.Censusresultsindicatethatfew

children/studentsarewalkingtoschool.Thedesign

briefforthelandsontheNewbridgeRoadpresentsan

opportunitytoimprovepermeabilitywithinthetown

centreandcreatealinkagefromtheNewbridgeRoad

totheMainStreet.Thiswouldfacilitateimproved

connectivityfromtheresidentialareasinthenorthof

thetowntotheschoolsandcommunityfacilitieson

theNewbridgeRoad.

6.4.6 Land use and activity

Thepredominantusesinthetowncentreinclude

retailing,financialandprofessionalservices,cafes

andpublichouses.Therearealsoanumberof

residencesinthetowncentre,manyofwhicharepart

ofthetraditionalstreetscape.Itisimportantthatthe

towncentreremainsanattractiveplacetolivein

ordertomaintainbeneficialusesthroughouttheday

andnight.Anincreaseinretailprovisionwithinthe

towncentreinparticularMainStreetisnecessaryto

ensurethevitalityandviabilityofthetowncentre

andreinforcetheimportanceofMainStreetasa

retaildestination.Figure7identifiesusesalongMain

Street.Stretchesofthestreetaredominatedby

bookmakers,cafesandoffices,manyofthesehave

restrictedopeninghourswhichimpactsonthe

vitalityofthearea.

6.4.7 Strategy for the Town Centre

ThevisionforKilcullentowncentreistocreatea

vibrantandbustlingtownwithadiversemixof

activities.Thiscanbeachievedbydevelopingvacant

andunderutilisedsitesinthetowncentreand

enhancingthephysicalenvironmentandstreetscapeof

theexistingtowncore.Theoverallaimofthestrategy

willbetoachieveaflexibleandrealisticframeworkfor

growthwhilefacilitatingappropriatedevelopment,

regenerationandphysicalimprovementofthetown.

TheregenerationofKilcullentowncentreisacomplex

processofadaptationofexistingurbanareasand

preservationofareasofhistoricalsignificance,with

expansionareasforlongertermdevelopment.

Thestrategyforthetowncentreareaisto:

•Promotetheregenerationandappropriatereuseofvacant/underutilised/derelictstructuresandsites.

•Provideguidancetomanagechangeinthetownthatbalancesadaptation,preservationand

expansion.

•Encouragetheuseofupperfloorswithinthetowncentreforbothresidentialandcommercial

purposes.


TC1: ToreinforcetheMainStreetasavibranttown

centrewithadiversemixofusesandto

consolidatethetowncentreareaswhich

surroundMainStreet.

TC2: Toprovideforsustainableurbanexpansion

areasbyprioritisingthedevelopmentof

derelict/brownfieldandkeyinfill/gapsites.

TC3: Topromoteandencouragehighqualityurban

designandtoimprovetheimageofthetown

byenhancingthephysicalenvironmentand

streetscape.



Figure 7: Main Street Ground Floor Uses October 2013

Church(Cath)

Presbytery

HallTown

Credit

Livestock

Library

Union

Kilcullen

Residential

Vacant

Derelict

Bank-Bookmakers

Retail

Offices

Pub-Restaurants-Takeaway

Hairdressers / Barbers / Beauticians

Kilcullen Bridge

Legend


TC4: Torelievetrafficcongestionwithinthetown

centrebyimprovingpermeability.

TC5: Tostrengthenandformaliseexistingroutes

withinthetownaswellascreatingnewlinkages

alongwhichdevelopmentcantakeplace.

TC6: Toencourageandfacilitatethere-useand

regenerationofderelictlandandbuildings

withinandaroundthetowncentreandin

particularvacantfloorspaceontheMain

Street


TCO1:Toencourageandfacilitatethere-useand

regenerationofderelict/brownfieldlandand

buildingsforretailandothertowncentre

uses,havingregardtothesequentialapproach

outlinedintheRetailPlanningGuidelines.

TCO2:Tofacilitatethedevelopmentofappropriately

scaledretailandmixedusedevelopmentin

themartandadjoininglandsonthe

NewbridgeRoadidentifiedintheUrban

DesignBrief(Section6.5.4)

TCO3:Tosafeguardtheimportantarchitecturaland

streetscapeheritageoftheTownCentrearea.

6.5 UrbanDesignGuidance

Thissectionsetsoutthegeneralapproachtoguide

growthandmanagechangeinthetowncentreto

strengthentheMainStreetinordertocreatealively

urbancorewithadiversityofuses.

Inadditiontheurbandesignguidanceseekstosetout

guidingprinciplesforthedevelopmentoftwokey

areas,theMartAreaandadjoininglandsandareas

adjoiningtheMarketSquare.Thisisrequiredinorder

toprovideasustainableurbanexpansionarea

increasingpermeabilityandlinkagewiththetown

core.

6.5.1 Strengthen Main Street

Adiversityofshopsandbusinessesarerequiredto

ensurethevitalityofthetowncentre.Thegreaterthe

mixofshopsandservicesthegreatertheattractionof

thetowncentre.

Inordertoensurethevitalityandviabilityofthe

towncentreitisenvisagedthatanyadditionalnew

retailsunitsalongtheMainStreetofthetowncentre

beofafinegrainwithactivefrontages7.Apartfrom

restaurantsandbars,non-retailactivitiesshouldbe

locatedonupperfloorssothatretailfrontageis

maintainedatstreetlevel.Whereretailactivities

operateonlyduringofficehours(i.e9am-5pm

MondaytoFriday)suchasbanks,theirpresenceon

thestreetscapeshouldbelimitedwith3no.active

frontageunitswherefeasible,asdescribedabove

eitherside.

6.5.2 Shopfronts

MainStreethassomenoteworthyexamplesof

shopfronts.Howeverthemainstreethasexperienced

somedeteriorationandneglectresultinginvacancy

rateswithpoorshopfronts.

Shopfrontscanhaveasignificantimpactontheimage

ofthetownandthequalityofthepublicdomain.Itis

proposedto:

•Promoteandencouragehighqualityshopfrontdesign

•Encouragetheretention,sensitiverepairandre-useoftraditionalshopfronts

•Reducevisualclutterbyremovingandpreventingtheintroductionofpoorqualitysignage

ReferenceshouldbemadetotheKildareShopfront

Guidelinespublishedin2013.

7 ForthepurposeofthePlanactivefrontageunitsaredefinedashavingopeninghoursthatincludetheweekendtoencourageactivityoutsidebusinesshours.



Figure 8: Georgian Shopfront on Main Street

The above image is an example of a traditional shopfront on the Main Street which has been sensitively restored.

Figure 9: Macari Takeaway on Main Street

The above image illustrates a poor quality shopfront through the use of inappropriate materials and colours.



TCS1: TostrengthentheMainStreetbyencouraging

adiversityofshopsandbusinessestoimprove

thevitalityofthetowncentre.

TCS2: Toimprovethequalityofthetown’s

streetscapeby:

•Promotingandencouraginghighqualityshopfrontdesign.

•Encouragingtheretention,sensitiverepairandre-useoftraditionalshopfronts.

•Reducingvisualclutterbyremovingandpreventingtheintroductionofpoorquality

signage.

TCS3: Toencourageresidentialusesinthetown

centrethroughsuchinitiativesas‘Livingover

theShop’.

TC4: Tolimitthepresenceofnonactiveretail

frontagesontheMainStreet.

6.5.4 Urban Design Briefs

Indicativedesignbriefshavebeenpreparedforthe

MartSiteandadjoininglandsontheNewbridgeRoad

andlandsnorthoftheRiverLiffeyadjacentRiverside

Manor.Theseareindicativeandillustratehowthe

areascouldbedeveloped.Thedesignguidancesets

outbroaddesignparametersforthedevelopmentof

thesitesincludingmovement,thelocationandtypeof

developmentblocks,buildingfrontageandcivic

spaces.Theseplansshouldbeusedtoinformthemore

detailedlayoutanddesignproposalswithineachsite.

Whilealldrawingsindicatethattheproposalsare

indicativeonly,theyarenonethelessimportantin

settingabroadframeworkforfuturedevelopment.A

detaileddesignstatement,explaininghowany

Figure 10: Aerial Photo of Mart and Adjoining Lands



proposeddevelopmentaddressestherelevantdesign

briefandallrelevantdevelopmentmanagement

standards(assetoutinChapter19oftheKildare

CountyDevelopmentPlan2011–2017,orany

subsequentplan),shallbesubmittedaspartofany

planningapplicationonthesesites.

6.5.4.1 Expansion Area – The Mart and adjoining

lands

TheMartcharacterareaislocatedalongthe

NewbridgeRoadandcurrentlycomprisesthe

KilcullenCattleMartandgreenfieldlands.Thisarea

maywellbedevelopedbeyondtheperiodofthisplan.

Thisurbanblockiscirca6.6hainarea.Thecharacter

areacontainstheMartbuilding,Europsar

supermarketandcarparktotheeastofthesitearea,a

carrepairsunittotherearofthesiteandagricultural

landtothewestoftheMartbuilding.

Vision

Giventhelocationofthesiteinthetowncentreandon

anapproachroadtothetown,itiscriticalthatfuture

developmentfacilitatestheexpansionofthetown

centrewithinahighqualitybuiltenvironment.The

landholdingcomprisesanumberofdifferent

landownerssoitisrecognisedthatalllandsmaynotbe

developedtogether.Thedesignbriefthereforeprovides

anoverallstrategywithinwhichexistingusesare

recognisedandallowingindividuallandownerstoset

outproposalsforfuturedevelopmentwithinaclearly

definedcontext.

Thelandsareboundedtotheeastbytheproposed

boulevard,tothewestbytherearofthebuildings

whichfrontMainStreetandtothenorthbya

proposednewstreet(forminganinterfacebetween

MainStreetandtheproposedboulevard).Itis

envisagedthatthelandscanaccommodateamixof

usesincludingcommercialemploymentuses,

communityaswellasresidentialuses,whichmay

includeanelementoflive/workunits.Usespermitted

inthisareainclude:

•Commercial/Retail

•Officesandsmallbusinessunits

•Residential/Live/workunits

•CommunityFacilities

Built Form

Developmentshouldbeprovidedintheformofclearly

definedblockswithsemi-privateenclosedcourtyard

typeopenspaces,carparking,rearaccessand

communalspaces.Wherecarparkingisrequiredit

shouldbeplacedtotherearofbuildingsorinprivate

courtyardsprovidedthroughoutthecharacterarea.

Thestreetsinthischaracterareawillbefrontedby

buildingsgenerally2–3storeysinheight.Amixof

housingandofficeswilloverlooktheadjacentstreets

andlandscapedcourtyards.Dwellingswithinthis

characterareashallcontainanappropriatemixof

typologies,unitsizesandtenancies,inaccordance

withnationalguidanceandChapter19Development

ManagementStandardsKildareCountyDevelopment

Plan2011–2017(orasamended).

Flexiblefrontageswillbeincorporatedintobuildings

atgroundfloorleveltoallowconversionfrom

residential,retail,office,workspaceorcommunity

usestomeetfutureneedsandrespondtomarket

opportunities.

Connectivity and Movement

Increasingpermeabilitythroughtothisareaiscritical

totowncentreexpansion.Aboulevardstreetwith

vehicularandsharedsurfacesshallconnectthe

NewbridgeRoadtotheMainStreet.Pedestrianlinks

willincreasepermeabilityandenhancetheopen

spacenetwork.Anumberofneighbourhoodstreets

willalsofacilitatepedestrianmovementthroughout

thecharacterarea.


Figure 11: View of Mart Site to the South

Figure 12:MartOffices



Figure 13: Mart Character Area – Indicative Layout

The MartArea 6.6ha

Dwellings per ha/acre c.30 units per hectare

Residential development 40%

Commercial development 50%

Community development 10%

Courtyard Building Height 2–3 Storeys

Perimeter Building Height 2 -3 Storeys

Landmark Building Height 3 Storeys

Plot Ratio Maximum 1.5

Site Coverage Maximum 66%


The Mart Character Area: Key Issues•Residentialandcommercialbuildingswilltypifythebuiltformcomprisingofbuildings2–3storeysin

heightfollowingaperimeterblock/courtyardform.

•Qualitypublicrealmisachievedusingahighstandardofqualityfinishesandtreatments.

•Allpublicspacesaretobelinkedbyaclearfullypermeablepedestrianandcyclistnetwork.

•Designandlayoutofthecharacterareawillincorporateprinciplesofpassivesurveillancetoencourageacommunityatmosphereandtodiscourageanti-socialbehaviour,byoverlookedopenspace/cycleway/

pedestrianroutes.

•Privateandpublicareaswillbeclearlydelineated.Privateareasaretobeprotectedfromdirectoverlookingandpublicareaswillbeeasilyaccessibleandoverlooked.

•Buildingswillbepositionedtoprovidetransparencyandglimpsesofthepublicandsemi-publicspacesdefinedbythem.

•Developmentonboundaryedgesshallbesimilarinscaleandnaturetoexistingdevelopmentandprovidefortheprotectionofexistingresidentialamenitiesminimisingoverlookingandvisualintrusion.

•DevelopmenttotherearoradjacenttoexistingbuiltformwillhaveregardtotherelevantstandardsoutlinedintheCountyDevelopmentPlan.



6.5.4.2 Neighbourhood Edge – Lands east of the

Main Street

Thischaracterareaislocatedtotheeastofthemain

streetandcomprisesanareaof2.5ha.Thecharacter

areacompriseslandszonedA:TownCentreandC:

NewResidentialinthisPlan.Theareacomprisestwo

separateblocks,BlockAconsistsofamixofusesand

iszonedTowncentrewhileBlockBisgreenfieldin

naturewithnodevelopmentonsiteandiszonednew

residential.

Thelandsrisesfromsouthtonorthandareaccessed

fromtheMainStreetandtheroadleadingfromthe

MarketSquare.Thecharacterarealandsarebounded

tothenorthbytheNaasroad,tothesouthbythe

accessroadservingtheadjacenthousingestateof

RiversideManor,totheeastbyRiversideManor

housingdevelopmentwhichconsistsoflargedetached

andsemi-detachedhousingandtothewestbythe

MainStreetanddevelopedtowncentrelands.

Vision

Thevisionforthisareaistoexpandtheresidential

areaintheeasternquarterofthetownandtoopenup

backlandareastofacilitateimprovedpermeability

andconnectivitytotheMainStreet.Thecharacter

areaincludingbothBlockAandBlockBcomprisesa

numberofdifferentlandownerssoitisrecognised

thatalllandsmaynotbedevelopedtogether.The

designbriefthereforeoutlinesanoverallstrategy

withinwhichexistingusesarerecognisedandallows

individuallandownerstosetoutproposalswithina

clearlydefinedcontext.Theselandswillcomprise

residentialandmixedusedevelopment.

Figure 14: Aerial Photo of Neighbourhood Edge Lands


Built Form

BlockA

Developmentinthetowncentreareashallbe

perimeterblock/courtyardinformwithaquality

publicrealm.Thedevelopmentblockswithinthis

areashallcompriseactivefrontagesatgroundfloor

withresidentialunitsonupperlevelsprovidingmixed

usedevelopments/schemesincludingcommunity

uses.Pocketparksshallbeincorporatedintothe

layouttoprovideamenityforresidents.Development

totherearoforadjacenttotheexistingbuiltform

shallhaveregardtotheamenityofthesebuildings.

BlockB

Developmentintheresidentialareashouldbeofthe

perimeterblockstructureandshouldcompriseof

semi-detachedanddetachedhousingwithanelement

oftownhousesfacingtheMarketSquareapartment

development.Theareaofthesitefrontingthelinear

parkalongtheRiverLiffeywillhavethecapacityto

absorblargerhousetypes.Developmentproposals

shallcontainamixofunittypeswithdirectvehicular

accesstodwellings.

Alldevelopmentinthischaracterarea,bothBlocksA

andB,shallbebetween2and2.5storey’sinheightin

ordertocontributetothelessintensecharacterofthe

area.Smallpocketparksormorelocalareasofpublic

openspaceshouldbecreativelyincorporatedintothe

housinglayoutandshouldbeoverlookedinorderto

promotenaturalsurveillance.Thelandscapedesignof

thesespacesshouldrespondtothevariousneedsof

thecommunitybyprovidingforactiveandsupervised

playinoverlookedareaswhilstensuringrelaxation

andrecreationalspacesinquieterareas.

Connectivity and Movement

InordertofacilitatethedevelopmentofBlockB,the

predominantlyresidentialelement,anadditionallink

fromtheMainStreetwillberequiredforthisbriefto

beachievable.Aboulevardstreetwithvehicularand

sharedsurfacesshallconnecttheMainStreettoBlock

B.AccessandpermeabilitythroughbothblocksAand

Bshouldbevianeighbourhoodstreets.Anumberof

neighbourhoodstreetsshallfacilitatepedestrian

movementthroughouttheentirecharacterarea.

Figure 15: View to the North of the Neighbourhood Character Area



Figure 16: Neighbourhood Edge Character Area – Indicative Layout

Block AArea 1.2 ha

Dwellings per ha/acre 25 – 30 units per hectare


Site Coverage Maximum 66%

Mixed use development 100%

Perimeter building Height

2–2.5 storeys

Block BArea 1.3 ha

Dwellings per ha/acre 25 – 30 units per hectare


Date post:	08-Jul-2020
Category:	Documents
Upload:	others
View:	2 times
Download:	0 times

Kilcullen Local Area Plan - County Kildarekildare.ie/CountyCouncil/Planning/DevelopmentPlans... ·...

Documents