Swords Masterplan - Fingal County Council
Swords Masterplan - Fingal County Council
Swords Masterplan - Fingal County Council
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8.3 Density and Mix<br />
LAND USE STRATEGY<br />
Objectives:<br />
● To develop a high density range of Town Centre uses, including a<br />
suitable mix of retail, retail services, residential, office, hotel, social<br />
and cultural uses.<br />
● To ensure the location and scale of retail development shall not<br />
negatively impact on the compact focus of the core retail area<br />
within <strong>Swords</strong> Town Centre.<br />
● To ensure the provision of active frontages onto the Metro Plaza<br />
and public spaces/nodes within the development area.<br />
● To ensure the protection of the amenity of adjoining residential areas.<br />
An appropriate mix of uses is to be accommodated to continue the multi-functional<br />
role of the Town Centre. Uses to be facilitated are as follows: retail, retail<br />
services, residential, office, hotel, social, community and cultural uses [see map<br />
Uses Diagram]. The mix of uses and the quantum of this mix is important in the<br />
overall vitality and viability of the Town Centre and is addressed here indicatively.<br />
The exact mix and quantum of uses will be assessed fully as part of a future LAP<br />
and associated Appropriate Assessment and Strategic Environmental Assessment.<br />
RETAIL DEVELOPMENT<br />
A component of the development at Barrysparks will be comparison retail, which<br />
will be arranged from the Metro Stop towards the Main Square. It is important to<br />
ensure the location and scale of retail development does not negatively impact on<br />
the compact focus of the core retail area within <strong>Swords</strong> Town Centre and Pavilions<br />
development area. To this end the proposed retail element will be located within<br />
400m of the Metro Stop and the scale of the development will be such as to<br />
ensure the balance is maintained toward Main Street.<br />
The retail at Barrysparks will have a direct link at the upper level with the Metro<br />
Stop which will be in the form of an elevated Plaza. At ground level a controlled<br />
crossing will allow a pedestrian link across the R132. This will be designed in<br />
conjunction with bus stops, a taxi rank and drop-off points. The 2 main retailing<br />
streets proposed are Upper Street and Lower Street, which are crossed by Bridge<br />
Street and Cross Street. The character of these will vary from pedestrian and cyclist<br />
only to restricted vehicle movement. Residential units will be proposed above<br />
ground level to ensure viability and vibrancy along these primarily pedestrian routes.<br />
The shops will generally be arranged on three floors with the upper floor<br />
occupying a reduced floor area. The gently sloping Upper Street allows a<br />
transition from the elevated Metro Plaza to Main Square and provides a series of<br />
retail units along its length. The shops at Lower Street are accessed directly<br />
from the lower street. Other shops will be accessed along open arcades at first<br />
floor level. These arcades will be open to the outside but will have roof<br />
protection. Bridges will link the upper streets and arcades at the first floor level<br />
maintaining pedestrian links and avoiding dead-ends. The second floor retailing<br />
will be accessed from within the individual shops. Each retail ‘block’ will have its<br />
own architectural character and identity to promote variety and interest.<br />
Currently, two anchor stores are included, one adjacent to the Metro Stop and<br />
the other near the Main Square. The positioning of these stores will encourage<br />
pedestrian movement along the streets. The Main Square will provide a focus of<br />
activity during shopping hours and in the evenings as a location of restaurants,<br />
bars and cafés – a place to linger and rest. Other opportunities for food and<br />
drink will be identified throughout the development.<br />
Retailing provision may be between 50,000 - 60,000 gross sqm with a range of unit<br />
sizes catering for a variety of retailers. Servicing for the majority of retail units will<br />
be discreetly organised at ground level in mews type streets or alternatively below<br />
ground level – this will be worked out at planning application stage. Of primary<br />
importance is the maintenance of a pedestrian friendly and active vibrant place.<br />
Retail services<br />
Retail services (including non-retail uses such as Cafés, Restaurants, Smoothie<br />
Bars, Sandwich Bars, Confectionery and Coffee Shops etc) are required<br />
particularly around key public spaces to act as focal points of attraction, with<br />
active frontages addressing the spaces. Such uses will in particular be<br />
supported at the Barrysparks Place, Main Square and onto the Metro Plaza to<br />
ensure day and evening activity.<br />
RESIDENTIAL<br />
Located within a transportation corridor, the subject lands are an appropriate<br />
location for higher densities subject to qualitative standards.<br />
Residential provision within the Barrysparks area will be located:<br />
(a) Within the Major Town Centre Zone proximate to the Metro Stop and<br />
overlooking key 24 hour routes<br />
(b) On the eastern edge adjoining the housing off Malahide Road<br />
On the eastern edge development shall be consistent with the established<br />
character of the adjoining housing will be provided and with its own separate<br />
open space area designated. Development adjoining existing residential<br />
development will be assessed at planning application stage in terms of massing,<br />
height, visual impact, overlooking, sunlight/daylight, private and public open<br />
space provisions, parking arrangements, and landscaping, to ensure protection<br />
of adjoining residential amenity.<br />
The form of housing will vary across the site to provide a broad range of housing<br />
‘types’ to suit single occupiers and families. Approx 600-800 units will be<br />
accommodated.<br />
An appropriate range of retail and community facilities will be provided within<br />
the Barrysparks area including childcare and healthcare in consultation with the<br />
Planning Authority. This will be assessed as part of the LAP for the area. It is<br />
anticipated that a primary school will be required for the area.<br />
OFFICE DEVELOPMENT<br />
S W O R D S M A S T E R P L A N<br />
Barrysparks has the potential to provide a significant quantum of office<br />
development of approx 20,000 - 30,000 sqm offering local employment. Office<br />
development will be located adjoining the R132 at the Metro Stop location and<br />
toward the northwestern boundary adjacent existing commercial development<br />
within the Airside Business Park. The buildings adjoining Airside Business Park<br />
will generally be five to seven storeys with parking arranged underground.<br />
The total area for office development is approximately 20,000 - 30,000 sqm.<br />
8 9<br />
PARKING PROVISIONS<br />
Parking shall be primarily located underground within the scheme, facilitating<br />
the development of a pedestrian friendly environment. The level of parking<br />
provided shall meet development plan standards. Given the location of this site<br />
beside Metro North, which is a high-quality public transport facility, deviation<br />
from the county development plan standards will be considered.<br />
A Traffic Impact Assessment and Mobility Management Plan will be required to<br />
be to be submitted as a part of a planning application for this area. This Plan will<br />
consider the proximity of development to the Metro Stop, interlinking of trips for<br />
those visiting the area and the potential catchment area. The <strong>Swords</strong> traffic<br />
model undertaken by FCC shall be used to assess the implications of the<br />
proposed development.<br />
Detailed design and development standards will be adopted within the<br />
LAP, however the following specific local objectives should be considered:<br />
Specific local objectives:<br />
Retail<br />
● Active frontages shall be provided along retail streets within the<br />
scheme and shall be dominant in particular fronting all urban spaces.<br />
● Shopfront signage shall integrate with the character of the streetscape<br />
and promote the formation of a legible urban environment.<br />
Residential<br />
● A range of 600-800 residential units shall be provided within the<br />
scheme to ensure vibrancy and activity along the network of 24<br />
hour streets.<br />
● Residential units shall be provided along Upper Street, Lower<br />
Street and Eastern Avenue.<br />
● All residential units shall be assessed at planning application stage<br />
in terms of height, massing, sunlight and daylight impacts, visual<br />
impact, overlooking, wind impact, acoustic privacy, and provision for<br />
private and public open space.<br />
● Development adjoining Eastern Avenue shall ensure the protection<br />
of the residential amenity of existing adjoining dwellings.<br />
Office<br />
● Office Development shall be facilitated along the R132 and adjoining<br />
the Airside Business Park.<br />
● Office development shall be assessed at planning application stage<br />
in terms of height, massing, sunlight and daylight impacts, visual<br />
impact and wind impact.<br />
Traffic, Mobility and Parking Management<br />
● Parking provisions shall be assessed within the context of the<br />
Development Plan provisions, proximity to <strong>Swords</strong> Metro Stop, and<br />
in accordance with the proposed LAP for the area.<br />
● A Traffic Impact Assessment shall be submitted at planning<br />
application stage.<br />
● A Mobility Management Framework, including Mobility Management<br />
Plan and a Car Parking Management Strategy, shall be submitted<br />
at planning application stage.<br />
● Innovative approaches, such as the development of car clubs and<br />
car sharing will be considered by the Planning Authority.