NCR Design Report

NEIGHBOURHOOD CHARACTER STUDY

N O R T H C I R C U L A R R O A D , L I M E R I C K

Limerick City Council

October 2002

Limerick City Council City Hall

Merchants Quay Limerick

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK

October 2002

U r b a n D e s i g n

Nicholas de Jong Associates

CONTENTS: 1. INTRODUCTION 1.1 Purpose and Scope of the Study…………………… 1.2 General Description of Study Area…………………. 1.3 Population…………………………………………….. 1.4 Main Issues…………………………………………… 2. CHARACTER COMPONENTS 2.1 History of Development……………………………… 2.2 Physical Features…………………………………….. 2.3 Movement Characteristics…………………………... 2.4 Buildings of Historic Interest………………………… 3. CHARACTER AREA ASSESSMENT 3.1 Character Areas……………………………………… 3.2 Key Neighbourhood Characteristics……………….. 4. CONCLUSIONS 4.1 Residential Development Policy……………………. 4.2 Potential Development Sites………………………... 4.3 Development Framework……………………………. Figures: 1. Aerial View of the North Circular Road Neighbourhood 2. Location in relation to the City Centre 3. Development pattern 1840-1978 4. Evolution of development form 5. Physical characteristics 6. Movement characteristics 7. Location of buildings with historic interest 8. Character areas 9. Comparative analysis of NCR Character Areas

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Copyright of Limerick City Council. No part of this document may be copied, either by tracing, photocopy, fax or other means without the prior written consent of the City Council.

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK 1

1. INTRODUCTION 1.1 Purpose and Scope of the Study This Neighbourhood Character Study Area of the North Circular Road has been commissioned by Limerick City Council to help inform the preparation of a Local Area Plan linked to the Review of the Limerick City Development Plan, as per sections 18 and 19 of the Planning and Development Act 2001. The Local Area Plan will provide the strategic policy framework to guide development in the area. The Neighbourhood Character Study sets out the key characteristics of the area and identifies those features that contribute to its distinctiveness. It examines the area from a broad perspective, addressing social, environmental and physical characteristics. It is intended that the study will provide the basis of the community consultation process to be undertaken as an integral part of the Local Area Plan preparation. 1.2 General Description of Study Area The North Circular Road is a well established residential neighbourhood of Limerick, located around 1km north-west of the City Centre. The area extends to approximately 80ha and is bounded by Condell Road and the River Shannon to the south, Ashbrook to the west, Ennis Road to the north and Shelbourne Road Lower to the east. The area has developed incrementally over the past 150 years or so as an exclusive neighbourhood of desirable properties within a mature setting of trees. A wide range of development styles has resulted from the continued fragmentation of larger estates, such that the area now presents a collection of residential buildings that range from large detached villas surrounded by spacious informal gardens to semi-detached properties along uniform streets. The predominant land use of the area is residential, with a total number of properties of around 820 (and overall gross development density of 10 dwellings/ha). There are also three schools - Ard Scoil Ris, Villier’s, and JFK. A new sports hall is located within the grounds of Ard

1. INTRODUCTION

Figure 1: Aerial photo of the North Circular Road neighbourhood


Figure 2: Neighbourhood location in relation to City Centre

INTRODUCTION

Scoil Ris (Brother John Casey Memorial Hall), and there is an all-weather sports ground attached to the Villier’s School. A Catholic Church lies adjacent to the JFK school. A small shopping precinct is located to the north-west edge of the area on Ennis Road (Northtown Shopping Centre), with the Limerick Ryan Hotel further to the east. Pairc na nGael, the principal playing pitch of Limerick’s Gaelic Athletic Association, lies on the opposite side of the road. A local newsagent shop on the North Circular Road (Jim’s) has recently closed. 1.3 Population The neighbourhood has traditionally been the favoured location for the nobility, gentry and clergy. It has more recently been the home of both bishops of Limerick. The Church of Ireland bishop (Dr. Edward Darling) resides in the Bishop’s House which was constructed in the grounds of Portland House, while the Roman Catholic bishop (Dr. Donal Murray) lives in Kilmoyle House which is an early 19th century building of classical style. The North Circular Road area falls within Castle D Ward, and partly within Castle C Ward, of the District Electoral Division. Based on 1996 Census figures, the population of Castle C Ward was 1,075 persons, and Castle D Ward 2,592 persons. The neighbourhood has continued to be the most favoured place of residence for the ‘employers and managers’, and ‘High Professional’ socio-economic groups (23-26% and 13-14% of the Ward population respectively, compared to an average 9% and 4% within the rest of the County). According to the preliminary 2002 Census figures, since 1996 the population of Castle C Ward has declined by 6.9% and Castle D by 4.1%. 1.4 Main Issues Due to its high amenity and desirable location in close proximity to the City Centre, the area is experiencing considerable development pressure for additional housing, often at higher densities and in a form that may not be characteristic of the surroundings. A number of schools reinforce the area as a favoured residential location, but contribute to traffic congestion on the limited road network. The development demands have led to concerns from local residents over the capacity of the infrastructure to support additional growth within the area.

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK 3 2. CHARACTER COMPONENTS

2. CHARACTER COMPONENTS 2.1 History of Development The North Circular Road is one of the City’s oldest and most desirable residential neighbourhoods. Situated on higher ground above the Spring Tide flood levels of the River Shannon, the area was zoned for development in 1837 - “in contemplation .. in consequence of the facilities of communication recently afforded by the erection of Wellesley Bridge” (1). The distinctive elongated loop of the Circular Road shaped the overall form of development from the outset. The first grand houses were constructed around Belle Vue Gardens by the Alexander brothers, three of which are still standing within the loop - Beechlawn, Bellevue and Evergreen (renamed Kilcornan). Other large residences of the time included Thorn Ville to the north of the loop; Kilrush Church, Kilrush Cottage, Lansdowne Cottage and Tivoli located at the south-western end of the loop, and linked to Barrington’s Pier; and Coolraine House located at the far north-west corner of the area. Shelbourne College was established to the north-east, between the Circular Loop and Ennis Road. Large open fields separated the detached groups of properties. The 1840 plan clearly shows the early development of the area as characterised by the large private residences set within spacious plots, with similar development and the Union Work House to the north and open agricultural land extending westwards. The beginnings of industrial development adjacent to the Shannon are evident to the east, while the land liable to flooding presents a natural development constraint to the south. By the early 20th century many of the intervening fields had been sub-divided into rectangular plots of various sizes. Infill development of substantial detached villas spread along the north sides of the Circular Road, as well as more modest rows of houses, such as Eden Terrace and Ardhu Terrace. A new road link was created to the eastern edge of the area (Shelbourne Road Lower), that more clearly defined the boundary between the exclusive residential neighbourhood and the developing city to the east.

1840 1900

1938 1978

Figure 3: Development Pattern 1840 -1978


The 1930s saw the introduction of smaller predominantly semi-detached dwellings along the south sides of the Circular Road at Westfields and Revington Park, as well as the first incursion into the internal space of the loop with the development of detached properties at Revington Circle. Slightly larger detached properties were also built to the north eastern corner of the area, between the Circular Road and Ennis Road and fronting Shelbourne Road Lower. Land to the north west remained as open fields. Considerable further development took place during the next 40 years, such that by 1978 semi-detached properties (mostly) had spread along the length of the southern and western sides of the loop. Whereas previous development had been inward-looking and related to the North Circular Road, new properties were introduced during this period at Westfield Park which faced out to the lower lying tidal mudflats of the Shannon. Further encroachment into the inner areas of the loop occurred with the continued sub-division of the grounds of the 19th century properties, such as Sunville Court, Iona Drive, Belle Vue Gardens, and around Bishop’s House. Most significantly, land to the north west of the area was comprehensively developed with semi-detached and detached properties around a new road structure linked to Ennis Road to the north and Ashbrook to the west. A school was also built at the eastern end of the loop within the grounds of Shelbourne House. The last 30 years has seen the continued infill of remaining land within the western part of the loop, most notably at Heron Court, The Cloister’s, and around the now derelict Kilrush Church, and further short cul-de-sacs of houses off the north side of the Circular Road at Elm Court and The Elms. Detached dwellings have also been developed off Iona Drive to the rear gardens of 1940s properties, and to the north of Bishop’s House. The Villier’s School was relocated from the City to the western end of the loop in the grounds of Tivoli. Most recently, an apartment block has been developed on the site of a disused quarry. Land to the north west of the area has been further infilled with terraced and detached houses at Bracken Gardens and Ashbrook Grove.

CHARACTER COMPONENTS

Mid-19th century Single Residences

Late-19th century Terraces

1930s Semi-detached

Early-1900s Detached

1950-80s Semi-detached

Post-1978 Detached

Figure 4: Evolution of development pattern

BUILDING TYPE MAIN FEATURES REPRESENTATIVE EXAMPLES

Grand 2-storey mansions located to the centre of large plots. Well-treed grounds. Distinctive boundary features, often with Lodge House. Very low density.

Only examples comprise elegant 2-storey townhouses at Eden Terrace, and more modest single-storey cottages as Ardhu Terrace. Long, thin plots with generous set-back from road. Medium net density (up to 12 dwellings/ha).

Imposing 2-storey (mostly) dwellings set-back a considerable distance from the road on large, sometimes narrow plots. Low net density (up to 5 dwellings/ha).

Domestic scale dwellings with curtilage car parking and variety of elevational treatments. Varying set-back from road of between 6-15m, often with long, narrow rear gardens. Medium-low net density (around 8 dwellings/ha).

Planned suburban estate of uniform dwellings and road pattern. Minimal set-backs of 5-6m sufficient for curtilage car parking. Medium net density (up to 20 dwellings/ha).

Infill development of up-market houses usually around ‘private’ cul-de-sacs. Variety of building styles. Minimal set-backs from road sufficient for curtilage or integral garage parking. Medium net density (around 13 dwellings/ha).

Typical

80x125m plots (1ha)


The importance of trees to the setting of the area


Tree Groups

Principal Open Spaces

Approx. Contours at 5.0m Interval

KEY Figure 5: Physical characteristics

Views out from Bracken Gardens

2.2 Physical Features Topography The land rises gradually from the River Shannon at around +3.0m AOD to a shallow ridge running north eastwards from Highfield at +15m AOD. To the west the land falls more steeply from Ashbrook towards a localised valley and floodplain of the river. The topography has contributed to the favoured residential location due to the elevated position above the River Shannon. There are few distinct topographic variations within the neighbourhood, apart from around Bracken Gardens where there are long distance views outwards to the surrounding hills. Natural Features Westfields is the only natural feature of note within the vicinity of the area, comprising one of a number of surviving fragments of a once extensive wetland complex that existed around the estuary of the River Shannon. These would have contained saltmarsh with tidal channels and mudflats that dried at low tide. Despite construction of extensive embankments along the north shore of the Shannon in the early 1830s, and the more recent construction of the link road and causeway to the new Shannon Bridge in 1984, the area remains subject to tidal influences with around 0.4m range in water levels. Westfields covers an area of around 26 hectares and is part of the Candidate Special Area of Conservation

known as the Lower River Shannon. The area contains a diverse range of wetland habitats and species and is especially important for its wintering population of water birds. A report commissioned by Limerick Corporation on Limerick Wetlands described Westfields as “probably one of the finest medium-sized urban nature reserves in Ireland” (2) as well as highlighting a number of concerns about its future conservation. The Corporation subsequently commissioned another study to look at appropriate management guidelines to ensure the conservation of the wetland for wildlife and for local people (3). The wetland area is bounded by the embankment of the Shannon to the south and by housing in Westfields Park to the north. A footpath links the housing to the embankment. The area is popular for informal leisure activities and contributes significantly to the amenity value of the neighbourhood. Vegetation The mature trees of the North Circular Road area are one of its most prominent features. Many of the main groups date back to at least 1900, and possibly earlier, when considerable planting of amenity trees would have been carried out within the spacious grounds of the residencies. The surviving blocks of trees around much of the loop form a distinctive setting for the neighbourhood, especially when viewed from the opposite bank of the Shannon where the well-wooded scene presents an attractive foreground to longer distance views of the surrounding hills. Dominant tree species include Horse Chestnut, Beech and Copper Beech, Sycamore, Evergreen Oak, Ash, Silver Birch, and various ornamental conifers. Together with mature hedges and garden shrubs, the trees absorb much of the built development into its landscape setting. Within the more recently developed areas of the neighbourhood, such as Highfield, Fort Mary Park and Ashbrook Park, the relative absence of trees presents a more stark environment that contrasts markedly with the more intimate wooded character of the Circular Road.

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK 6 CHARACTER COMPONENTS

Main Road

Collector Road

Minor Access Lane/Track

KEY

Public Footpath

Figure 6: Movement characteristics

2.3 Movement Characteristics The North Circular Road provides the principal means of vehicle circulation for the neighbourhood. The loop is linked by two junctions on Shelbourne Road Lower, and with a further link northwards to Ennis Road along Rose’s Avenue. A second more recent link connects with Ennis Road via Fort Mary Park. Given the volume of traffic on the surrounding road network, the limited number of junctions are frequently congested during peak periods. The circular loop appears narrow along most of its length, but the carriageway is rarely less than 5.5m wide within a road corridor that varies between 7-10m in width. The meandering character of the road, defined by mature over-hanging trees and stone boundary walls, is a distinctive feature of the area. Roadside footpaths are often narrow, and discontinuous in parts, which in places is exacerbated by frontage access and parked vehicles. Trial speed humps have recently been introduced by the City Engineers to help reduce the potential conflict between pedestrians and vehicles. Minor roads and cul-de-sacs provide access off the loop to the various housing areas. There are no designated footpaths or cycle routes through or across the neighbourhood, reinforcing the need to travel by car. The area is well served by bus routes to/from the City centre, however, with stops on Ennis road and Shelbourne Road Lower.

Stone boundary walls and mature trees defining the main loop

Rear access lane (Iona Drive) Footpath restricted to one side of road by historic property boundary


Figure 7: Location of Buildings with Historic Interest


1

2

3

7

8

6

9 10

11

12 13 15

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19

20

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4 5

1. Shelbourne 2. Westfield

3. Bishops House 4. Kilcoran

14

2.4 Buildings of Historic Interest Numerous buildings of historical importance survive around the loop of the North Circular Road and, where visible, contribute significantly to the character of the neighbourhood. The grand mid-19th century examples are for the most part hidden to view by long setbacks and expansive private grounds, such as Shelbourne (now derelict within the grounds of Ard Scoil Ris), Belle View, Beechlawn and Thornville. Stone boundary walls, often with ornate gateways and entrance lodges, combined with mature vegetation, are the most evident and characteristic features of these oldest properties. The remains of Kilrush Church are located within a well-tended setting of grass and trees, surrounded by a select development of contemporary detached dwellings. The remaining early 19th century buildings are generally less grand and include a wider mix of building types that range from individual residences (such as Westfield and Derravoher) to 2-storey and single-storey terraces (Eden Terrace and Ardhu Terrace). The majority of detached dwellings are contained with reasonable-sized grounds, and only where new development has encroached on the curtilage of the buildings does the characteristic setting become compromised (such as at Sunville Court).

7. Belle View

5. The Coach House 6. Ardhu Terrace

10. Sunville 11. Kyleglass House 12. Kilrush Church (ruins)

20. Eden Terrace

9. Shannon Lawn 13. Derravoher 15. Hawthorn

16. Lodge to Villiers School 17. Bracken Brae 18. Cragfield 19. Orelands

14. Adrley

21. Thornville

8. Beechlawn


3. CHARACTER AREA ASSESSMENT 3.1 Character Areas Although the North Circular Road area has buildings of varying types, ages, significance and forms, there is the appearance of a certain degree of homogeneity due to the physically contained character of the neighbourhood and the presence of dominating common features such as mature vegetation and stone boundary walls. There are variations within the neighbourhood, however, which result in different character areas with particular characteristics that may influence future development considerations. A. Eastern Area The Eastern Area is the least developed part of the neighbourhood. Its character is strongly influenced by the extensive private estate of Westfield and the grounds of Ard Scoil Ris, as well as Bishops House and, to the north, by Thornville and the JFK School and Church. Together these properties occupy over 50% of the eastern area, resulting in a very low gross residential density. Within the area considerable infill development has occurred along the northern and western sections of North Circular Road, comprising mostly post-1940 detached dwellings and with elegant early-20th century red brick detached properties either side of JFK School. The building frontages are typically set-back a generous distance from the road (between 10-20m). In comparison, the southern section of the area is relatively undeveloped and retains much of the original character of the neighbourhood. Whereas it is unlikely that the Ard Scoil Ris grounds will be developed in the foreseeable future, it is clear that the grounds of Westfield could become subject to increased development pressure, as has already occurred with the addition of two exclusive properties to the immediate east of Bishops House.

B. Western Area The western section of the North Circular Road has been substantially developed over the past 150 years, firstly with large detached late-19th century residences (such as Shannon Lawn, Sunville and Kyleglass House within the inner part of the loop, and Bracken Brae, Cragfield and Orelands to its northern edge), and the distinctive Eden Terrace. Detached and semi-detached early-20th century properties at Revington Park characterise the northern side of the area. Much of the intervening land has also been infilled with properties arranged around cul-de-sacs, such as Iona Drive, Sunville, The Cloisters and Heron Court within the loop, and Eden Court and The Elms to the north of the area. The Villier’s School occupies a large site at the eastern end of the area, together with the adjoining house and grounds of Shamrock Ville. The buildings of the western area are overwhelmingly two-storey (with one-storey dwellings at Ardhu Terrace) and arranged with generous set-backs from the North Circular Road, resulting in a generally uniform scale of domestic architecture. Where this pattern is interrupted, such as by the 4-storey apartment block at Greenwood and the most recent 2-storey apartments on the former quarry site, the buildings appear intrusive and incongruous to the surroundings. Other characteristic features of the area include stone boundary walls, often with decorative gates, and several entrance lodges signifying the driveways of the former estates, particularly along the southern side of the North Circular Road . Surviving artefacts of historic interest also include the former stone-framed gateway to Kyleglass House, and a late-19th century memorial plaque and letter box. Whereas much of the area has already been the subject of infill building, several other potential sites remain for continued development, such as the grounds of Kilcoran, Belle View, Beechlawn, Shannon Lawn, and Shamrock Ville, as well as to the long rear gardens of properties at Revington Park.

Pre-1840 1840-1900 1900-1938 1938-1978 Post-1978

KEY

Figure 8: Character Areas

CHARACTER AREA ASSESSMENT

A

B C

C

D

Western Area: Features of historic interest


C. Southern Area The Southern Area is characterised by the residential developments of Westfield’s, New Westfield and Westfield Park that extend uninterrupted around the southern edge of the North Circular Road as far as Bracken Gardens to the north west, and either back-onto or over-look the Westfields Wetlands to the south. The predominantly 1930-1950s semi-detached dwellings, with set-backs of around 10m, are readily visible from the North Circular Road. More recent redevelopment to the corner plot of Westfield Park and the North Circular Road (Westfield Apartments), together with two late-19th century properties at the western end of the area (Ardley and Hawthorn), present interesting additions to the otherwise uniform street scene. Opportunities for further infill development are limited to the long rear gardens of properties at Westfields, at the eastern end of the area, and to the immediate grounds of the two older properties (a new building is currently under construction in the grounds of Hawthorn for example). D. Northern Area This character area comprises the most recent developments of Bracken Gardens, Ashbrook Grove, Fort Mary Park, Saint James’s and Highfield, as well as the Limerick Ryan Hotel. It is located on higher ground, offering occasional views outwards to the surrounding hills, and sloping sometimes steeply towards similar development at Ashbrook Crescent. As a planned suburban estate of the 1960-1980s, arranged around a functional street pattern, the area does not possess any of the characteristics of the more historic areas of the North Circular Road. The properties are set-back a minimum distance from the road (around 5m) and present a mixture of front boundary treatments with small scale planting and often dominated by parked vehicles. The opportunities for further infill development are very limited.

3.2 Summary of Neighbourhood Characteristics Land Uses ♦ The neighbourhood is overwhelmingly residential,

with mostly high quality detached and semi-detached houses.

♦ There is an estimated 820 dwellings within an area

of approximately 80ha, giving a gross development density of around 10 dwellings/ha.

♦ The most recent additions of apartment buildings

appear incongruous within the low density residential setting.

♦ There is very little local retail activity, apart from the

Northtown Shopping Centre, nor industrial uses. There is one pub an a hotel located on Ennis Road.

♦ There is no public housing. ♦ The presence of 3 schools adds to the area’s

popularity as a favoured residential neighbourhood. ♦ There is a sports hall in the grounds of Ard Scoil Ris,

and a church associated with the JFK School. Issues ♦ Although retaining the generally low gross

development density is important to the character of the neighbourhood, there are further opportunities for well-designed infill development within character areas that are presently below the average density.

♦ The lack of mixed uses, particularly retail,

encourages the need to travel by car for essential services.

Pattern of Development ♦ Development of the area increased substantially

between the 1930-1950s, and again from the 1970-1990s.

♦ The incremental form of development has resulted in a wide variety of plot sizes and building types.

♦ Most of the recent developments are arranged as

small cells around short cul-de-sacs, each with an individual identity, which increases their private character but limits permeability between the different cells.

♦ The area has retained a sense of exclusivity due to

its generally low density, a predominance of high quality dwellings, and its physically contained character.

♦ The remaining mansions of the original estates, with

their well-treed grounds, stone boundary walls, entrance lodges and ornate gateways, are the most distinctive features of the neighbourhood.

♦ The meandering loop of the North Circular Road

contributes to the informal character of the area. Issues: ♦ There is no over-riding pattern of building on which

to base future forms of development. Future building applications should therefore be considered in terms of ensuring high quality design that is appropriate to the characteristics of the immediate setting.

♦ The vegetation structure of mature trees should be

protected and enhanced as an integral part of future development proposals, together with the retention of other distinctive features such as boundary walls and gateways.

♦ Character Area A (East) is likely to be subject to

most change in the future due to the presence of the largest undeveloped site in the neighbourhood (Westfield).

♦ Character Area B (West) will continue to be subject

to pressure for infill development on remaining under-utilised plots.



♦ The further development of Character Area C (South) is limited to the rear gardens of properties at Westfields and to the sub-division of the two remaining older properties.

♦ There are very limited opportunities for further

development of Character Area D (North). People ♦ The neighbourhood remains the favoured place of

residence for the ‘employer and managers’ and ‘high professional’ socio-economic groups.

♦ The traditionally stable population has marginally

decreased since 1996. Issues: ♦ An appropriate mix of dwelling types and sizes is

desirable to ensure that the area continues to meet a range of housing needs.

Physical Characteristics ♦ The gently rising topography contributes to the

favoured residential location. ♦ There are limited views out from the neighbourhood,

apart from glimpses to surrounding hills in the vicinity of Highfield.

♦ The Westfield Wetlands are an internationally

significant resource and further contribute to the amenity value of the area.

♦ The mature tree groups provide a distinctive setting,

particularly when viewed from the opposite bank of the Shannon.

Issues: ♦ The existing tree groups require statutory protection

and continued replenishment through future management initiatives.

♦ New development should safeguard and supplement

the existing vegetation structure. Movement ♦ There are limited links to the surrounding road

network, resulting in considerable congestion at junctions during peak periods.

♦ Vehicle drop-off/pick-up at schools causes some

conflict on narrow roads. ♦ Buses pass along the Ennis Road and Shelbourne

Road Lower. ♦ There is mostly off-street parking within building

curtilages. ♦ There are no through footpaths or cycle routes,

resulting in poor permeability. Issues: ♦ Ability of neighbourhood’s roads to accommodate

additional vehicle-based development. ♦ Lack of alternative movement options other than by

car. Buildings ♦ The surviving buildings of historic interest are either

visually isolated by spacious grounds or subsumed by newer development.

♦ The buildings of note predominantly date from the

1840s to the early 19th century. ♦ There is considerable variety in building types, with

exclusive mansions, detached villas, semi-detached houses, terraces, two apartment buildings, schools and a church.

♦ Most buildings within the neighbourhood are 2-storey

in height.

♦ New development is in a variety of styles according

to the preferences of individual developers. ♦ Later developments have for the most part respected

the necessary set-back from the road edge in order to retain the informal character of the North Circular Road.

Issues: ♦ The neighbourhood is not homogenous in terms of

age and style of building, presenting difficulties when considering designation as an Architectural Conservation Area.

♦ All surviving buildings of historic interest should be

appraised as to whether they have one or more of the characteristics of special interest prescribed under the 2000 Act. If identified, the planning authority should include such buildings in its Record of Protected Structures.

♦ Where 2-storey building heights are exceeded, such

as the Greenwood flats, the buildings appear intrusive.

♦ Where minimum set-backs are not followed, such as

the new flats in the former quarry on North Circular Road, the buildings appear incongruous with the surroundings.

♦ The current absence of an overall plan to co-ordinate

or influence the form or location of future building has led to uncertainty with potential developers and insecurity for many residents.



4. CONCLUSIONS 4.1 Residential Development Policy The purpose of this study is to set out the key characteristics of the North Circular Road neighbourhood and to identify those features that contribute to its distinctiveness. Understanding the existing character is a crucial first step in assessing the suitability of the area for continued development and for ensuring the successful integration of any such development with the surroundings. In recent years, central government policy has been aimed at providing for more sustainable patterns of development by ensuring that as far as possible new housing is designed and located so as to make full use of public transport and with easy access to education, employment, health and other services. Such policies are intended to: ♦ Reduce the need for the development of ‘greenfield’

sites; ♦ Limit urban sprawl and ribbon development; ♦ Ensure more economic use of existing infrastructure; ♦ Enhance access to existing services and facilities;

and ♦ Create more sustainable commuting patterns. These principles have been set out in the policy documents - Sustainable Development: A Strategy for Ireland(4), and Guidelines for Planning Authorities on Residential Density(5). One of the key means of achieving the objectives of sustainable development is the promotion of higher residential densities, especially in proximity to town centres, public transport nodes and access points. Planning authorities are expected to vary their Development Plans, where necessary, to give effect to the recommendations and policies contained in the Guidelines and, in the exercise of their development control functions, to promote increased residential density where appropriate. The guidelines also indicate that higher densities must not be achieved at an unacceptable amenity cost to the surrounding dwellings and the residents of existing and proposed development. A high quality of design and

layout and a good quality living environment, including the availability of access to adequate shopping, social, transport and leisure infrastructure, are essential if increased residential densities are to be acceptable. It is clear that the North Circular Road neighbourhood has been and will continue to be one of the most desirable residential locations in Limerick. Its close proximity to the City Centre and the ease of access to a range of existing services and facilities (including schools, churches, shops, sports venues and pubs), reinforces its role as a significant residential area. Whereas considerable infill housing has already occurred, there is potential for further development provided that it is well-designed and carefully integrated with the immediate surroundings. In meeting national policy guidelines on increased density, however, a balance has to be struck between the reasonable protection of the amenities and privacy of adjoining dwellings, the protection and enhancement of established character and the need to provide further residential infill. 4.2 Potential Development Sites As described in Section 3.1 of this report, there are distinct variations in the character of the North Circular Road neighbourhood arising from building morphology (form, style and density of development) and landscape influences (vegetation, views and physical features). Figure 9 summarises the key differences in terms of gross development density between the four character areas. Area D (Northern Area) is effectively fully developed, at a gross density of around 14 dwellings per hectare. Area C (Southern Area) is similarly constrained at a gross density of 13 dwellings/ha., but with the possibility for further infill to rear gardens at Westfields and the immediate grounds of the two older properties to the west of the area. Area B (Western Area) presents certain opportunities for increasing the currently low gross density of 9.5 dwellings/ha, through sub-division of the remaining larger properties and infill to the long rear gardens of Revington Park. Area A (Eastern Area) is the least developed at a current gross density of around 4 dwellings/ha.

Gross Density Location Size Main Uses Dwellings/ha Area A Eastern Area 16.2 ha 68 dwellings 4.2 2 schools 1 church Area B Western Area 28.2 ha 270 dwellings 9.6 1 school + sports centre Area C Southern Area 12.7 ha 165 dwellings 13.0 Area D Northern Area 23.5 ha 320 dwellings 13.6 local shops hotel pub/hotel Totals 80.6 ha 823 dwellings 10.2 Figure 9: Comparative Analysis of NCR Character Areas


It is proposed that these areas could accommodate further development without undue loss of existing character provided that the amenities of directly adjoining neighbours and the general character of the area and its amenities are protected. As described elsewhere in this report, the main features that contribute to the character of the neighbourhood are: ♦ The informal appearance of the road loop; ♦ Predominantly 2-storey buildings set-back a

considerable distance from the road; ♦ Stone boundary walls, often with decorative gates; ♦ Several entrance lodges; ♦ Surviving artefacts of historic interest; ♦ Mature trees and garden vegetation. All such elements could be successfully retained and incorporated within new, well-designed development proposals. 4.3 Development Framework Given the wide range of building forms within the North Circular Road neighbourhood, and the pattern of incremental development that has resulted in a variety of residential densities and styles, it would not be appropriate to simply apply the tool of density multipliers for assessing capacity of the remaining potential sites. Future development should instead be guided by a design-led approach, either on a site-by-site basis or as part of an overall Action Plan for the neighbourhood. This has several advantages as it is possible with the design-led method to explore different policy and density scenarios with regard to parking provision and innovative layout. It also allows a much more realistic assessment to be made of a site’s development potential, e.g. it allows densities to be increased by showing how these can be accommodated while producing attractive homes in keeping with the character of the surroundings. Part V of the Planning and Development Act(6), which provides guidance to planning authorities and others involved with housing supply, supports the approach by stressing that planning approval should only be given for applications which have a sound design basis that contribute to a good quality living environment.

Similarly the Guidelines on Residential Development(5) set out controls and safeguards that should be considered when assessing applications incorporating higher densities. Based on the current policy guidance and the key characteristics of the area identified in this report, it is therefore recommended that the following criteria should be included to guide future design-led development options within the North Circular Road neighbourhood: ♦ Compliance with the policies and standards of public

and private open space adopted by the Development Plan;

♦ Recognition of the desirability of preserving listed or protected buildings and their settings;

♦ The need to protect and supplement the existing vegetation pattern;

♦ The submission of detailed landscape proposals, including specifications, as an integral part of the development strategy;

♦ The provision of safe pedestrian and cycle links to enable convenient access as far as possible to open spaces and local facilities;

♦ High levels of privacy and amenity as an integral part of the quality of the residential environment;

♦ The need to ensure an appropriate mix of dwelling types and sizes to cater for a range of housing needs;

♦ Traffic provision that does not dictate the housing layout, with pedestrian safety and priority preferred; and

♦ The design quality of the residential development should be paramount in the acceptability of planning applications.

References: (1) The History of Limerick, Sean Spellissy (1998) (2) Environmental Survey of the Limerick Wetlands, CAAS

(environmental Services) Ltd. (1999) (3) Westfields Management Plan, Natura Environmental

Consultants (2001) (4) Sustainable Development - A Strategy for Ireland,

DoELG (1997) (5) Residential Density, Guidelines for Planning

Authorities, Government of Ireland (1999) (6) Part V of the Planning and Development Act, 2000 -

Housing Supply, DoELG (2000)

Documents

NCR Design Report