Swords Masterplan - Fingal County Council

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