Belmayne & Belcamp Lane Masterplan PDF

Belmayne & Belcamp Lane Masterplan Belmayne Town Centre Belcamp Oct 2020 1 Contents Foreword Section A - Introduction A1 Context and Background...

Belmayne & Belcamp Lane Masterplan Belmayne Town Centre Belcamp Oct 2020 1 Contents Foreword Section A - Introduction A1 Context and Background 4 A2 Clongriffin - Belmayne 7 Section B – Masterplan Strategy B1 Overall Concept 10 B2 LAP Application 10 B3 Access and Movement 11 B4 Land Use 15 B5 Built Form and Height 19 B6 Landscape and Urban Grain 23 Appendices Appendix A Planning Policy Context 28 Appendix B High Level Surface Management Strategy for Belmayne – Belcamp Lane Masterplan Lands 30 2 Foreword Dublin City Council is looking to facilitate the development of 24 ha of lands at 1. Belmayne and 2. Belcamp Lane, with the delivery of a new Town Centre and residential area focused on the Malahide Road junction (R139 / R107) in Dublin 13/17. This new town centre is to be developed with a strong urban form to reflect its key location based around high frequency and high quality access to public transport. The development framework and objectives for these land are set out in the Clongriffin - Belmayne Local Area Plan 2012 (the life of the plan was extended for a further 5 years in 2017). That Local Area Plan seeks the preparation of an integrated Masterplan for the lands. Development of the Masterplan lands is to supplement and underpin the growth of the new housing areas at Belmayne and Clongriffin in Dublin 13. The development of the wider area, known as Clongriffin – Belmayne (North Fringe), has been on-going since 2000 and the areas’ strategic importance for providing housing for the City is reflected in Regional and National planning policy. The development of 24 ha of mostly Council owned lands at Belmayne and Belcamp is an opportunity to create a focus for the Malahide Road junction and a hub for public transport and civic / cultural / community activity in the Belmayne / Belcamp area. It will complement and reinforce the existing District Centre at this junction at Clarehall Shopping Centre and Northern Cross. New health and other State and community facilities as well as a programme of investment in schools and public transport will underpin this new Town Centre Quarter as well as providing much needed housing. The development of the lands will provide an opportunity for: placemaking by providing a strong legible urban form; completing key linkages to integrate this area fully into the urban fabric of the City; completion of an attractive Town Centre with a range of key local services; and creating new public parks and spaces. 3 A Introduction A1 Context and Background A1.1 The Masterplan Dublin City Council has prepared this Masterplan to Fingal County Council lands guide the development of c. 24 ha of lands at Belmayne Dublin Airport and Belcamp Lane in order to secure the delivery of a M1 new Town Centre and residential area focused on the M50 Malahide Road junction (R139 / R107) in Dublin 13/17. Masterplan Lands Clongriffin Rail This new town centre will be based around high quality Darndale Station Baldoyle access to high frequency public transport infrastructure and will be developed to a strong urban form to reflect its Ballymun key role as a key new centre for the City. Coolock Howth A1.2 Location Malahide Road St Anne’s The lands lie approximately 9km to the north east of Park Bull Island Dublin City Centre adjacent the City Council’s boundary with Fingal County Council (see Figure A1.1 Location Plan). The lands lie between Dublin Airport and the Phoenix Park M1/M50 to the northwest / west and the coast in the east; more locally the lands lie near Clongriffin Railway Station and Baldoyle (east) and Darndale (west). City Centre The Masterplan lands are located at the Clarehall / Northern Cross Junction (R107/R139) along the Figure A1.1 - Location Plan Malahide Road. The lands comprise two distinct flat mostly undeveloped Greenfield land parcels (see Figure A1.2 Context Plan) surrounded by urban development. The Belmayne land parcel (c.15ha) is located to the north east of the Malahide Road Junction. A residential development is currently under construction on the northern part of these lands. There is also an allotment site on these lands. The Belcamp Lane landbank (c.9ha) lies to the south west of the junction (see Figure A1.2 Context Plan). There are one-off houses and Travellers Halting sites on these lands and the access road to Newtown Court, a residential development located to the north, traverses the lands. The Masterplan lands benefit from access to a high frequency bus service connecting the city centre to Clongriffin Railway Station (DART and Dublin/Belfast Rail Corridor), via the Malahide Road / Grange Road. A1.3 Dublin City Development Plan 2016 – 2022 The Dublin City Development Plan sets the city level planning policy context for the Masterplan lands. These lands form part of a wider development area located at the north fringe of the city called Clongriffin – Belmayne. The land use zoning objective, designations and a ‘Specific Objective’ pertaining to the Masterplan lands are referenced below and elaborated more fully in Appendix A - Planning Policy Context. Figure A1.2 - Context Plan 4 The lands at Clongriffin – Belmayne (including the A1.5 Clongriffin – Belmayne Economic & Retail Permission has been granted for 2 no. Schools Masterplan lands) are primarily subject to land use Study 2018 – a temporary post primary and primary school at zoning objective Z14: Belmayne Avenue, Reg Ref. 3009/19. An application To inform the preparation of the Masterplan (specifically has been received by Dublin City Council for a “Land-Use Zoning Objective Z14: To seek the social, the quantum and mix of commercial uses that could be new permanent 1000 pupil secondary school at economic and physical development and/or rejuvenation provided in the new Town Centre), the ‘Economic and Belmayne Avenue (Reg. Ref. 2600/20). of an area with mixed use, of which residential and ‘Z6’ Retail Study, 2018 – Belmayne & Clongriffin’ was prepared would be the predominant uses.” by AECOM Ltd (Braniff Associates). This study provides an independent, evidence-based assessment of the The Dublin City Development Plan 2016 – 2022 identifies retail and economic potential for the new Town Centre Clongriffin-Belmayne (and the Masterplan lands) as a having regard to relevant planning policy, the extent and Strategic Development and Regeneration Area (SDRA1 nature of existing services, vacancy and likely market North Fringe Clongriffin-Belmayne). demand. The Report identifies how much economic and retail floorspace can be developed and where this The Development Plan designates lands around the should be located. The study recommendations have Malahide Road Junction (R107/139) as a Key District been incorporated into the Masterplan. Centre. The Masterplan lands form part of the Key District Centre. The study can be viewed at: https://www.dublincity.ie/sites/default/files/content/ A ‘Specific Objective’ for Road Schemes and Bridges Planning/OtherDevelopmentPlans/LocalAreaPlans/ (Malahide Road / R107 including North Fringe Documents/Economic%20and%20Retail%20Study%20 Improvements and ‘Main Street’) also pertain to the Belmayne%20Clongriffin.pdf masterplan lands. A1.6 Development Permitted To-Date The Dublin City Development Plan 2016-2022 can be viewed at: In accordance with the LAP’s Phasing and Implementation http://www.dublincity.ie/main-menu-services-planning- Strategy, the following development has been granted city-development-plan/dublin-city-development- permission/approved on these lands since 2012. plan-2016-2022 A proposal for a critical piece of road infrastructure – A1.4 Clongriffin – Belmayne Local Area Plan (LAP) Main Street – has been approved by Dublin City Council 2012 under the Part 8 planning process (Reg. Ref. 4214/18 refers). The construction of this road, which has A Local Area Plan (LAP) was made for Clongriffin – received funding under the LIHAF programme, is due Belmayne in 2012 and the life of that Plan was extended to commence in 2020. The provision of this road (along in 2017 for a further 5 years on the basis its objectives with cycle lanes, a number of junction upgrades and a have not been fully realised and that it is consistent with bus gate at the Malahide Road) opens up Belmayne the Dublin City Development Plan 2016. The Clongriffin for Town Centre and residential development. The Belmayne LAP 2012, identifies lands at Belmayne and approved scheme has been designed to incorporate the Belcamp Lane as ‘Key Sites’ - critical to the delivery Bus Connects-Core Bus Corridor No. 1 from the City of the overall place making of Clongriffin-Belmayne Centre to Clongriffin Railway Station. through the creation of a mixed use urban district centred on high quality transport. Section 8.0 of the LAP, ‘Key The Part 8 Application can be viewed at: Sites Development Strategy’, sets out a development https://consultation.dublincity.ie/planning/belmayne- framework(s) for the lands and seeks the preparation of main-street-and-belmayne-avenue-dublin-13/ a Master plan for the lands. In addition the following development have been The LAP sets out 12 no. Key Masterplan Objectives, approved at Belmayne: and these are shown in Box 1. These detail the urban development elements to be addressed as part of the 150 apartment units were approved under Part VIII Master planning exercise for the lands. Further detail procedures, on lands at Belmayne under Reg Ref. on the Clongriffin – Belmayne Local Area Plan and the 3238/17. As stated above, this development is Section 8.0 ‘Key Sites Development Strategy’ are set currently under construction. out in Section A2 below. 5 A1.7 The Purpose of the Masterplan The draft masterplan was subject to public consultation in July/August 2020. The Assistant Chief Executive’s The Masterplan functions to provide a detailed urban Report on submissions received was presented to the Box 1 LAP Section 8 Key Masterplan Objectives design framework for buildings, movement, space and North Central Area Committee (NCAC) at its meeting on 1. Establish relationship between development and wider urban context, illustrating the proposed ur- land use at Belmayne-Belcamp Lane, to ensure their 19th October 2022 and the NCAC noted the presentation ban structure and network of streets and urban spaces. coordinated build-out and their integrated development. on the report. This masterplan incorporates the 2. Describe the character, design and function of proposed urban spaces and demonstrate proposals It provides guidance on fixed and flexible elements recommended changes set out in the referenced report. to achieve variety and activity on street and public spaces. including the desirable quantum and range of uses, 3. Describe the mix of residential, commercial, community and other proposed uses. achievable height, massing and bulk of buildings, grid A1.9 Masterplan Phasing / Implementation 4. Illustrate the proposed built form and block structure and proposals for variety of built form and ar- and block detail, movement, patterns of development, chitectural expression. density and residential/ commercial yields – all as The development of the Masterplan lands will be in 5. Outline proposals for landscape elements, planting, water features and public art and indicate pro- required by the LAP’s Key Masterplan Objectives (Box accordance with the ‘Phasing & Implementation Strategy’ posed treatments of streetscape, materials and street furniture. 1). (Section 16.0) of the Clongriffin - Belmayne LAP. The 6. Demonstrate the proposed approach to pedestrian and vehicular movement and access, circulation, Masterplan lands comprise Phase 5 development lands parking and traffic calming measures. The Masterplan builds on the LAP by providing a more (centred on the Key District Centre at the Malahide 7. Indicate an integrated relationship with public transport infrastructure. detailed integrated approach to the development of the Road) and part of the adjacent Phase 4 lands (residential 8. Indicate proposed building layout, orientation, massing, density and building height. lands. It illustrates how a mix of new, well designed lands) at Belmayne. 9. Outline indicative architectural treatments, variety of form, expression and principal architectural housing, commercial and community service buildings features, landmarks and gateways. alongside the introduction of new local amenities can The Phasing Strategy of the LAP seeks the build out 10. Indicate proposed public and private open spaces, permeability, enclosure and proposals to ensure ensure that the development of these lands contributes of the lands in accordance with its phasing sequence. security, safety and privacy. to the LAP and wider area, specifically by providing the In any event development proposals which can 11. Indicate proposals for environmentally responsible design and outlined sustainable energy, sustain- range and quantum of uses as shown in Table A1 below. demonstrate the orderly and sequential provision of able water drainage, waste and ecology proposals. future development and the development of connections 12. Indicate suggested community, social and cultural infrastructure and proposed sports, childcare and A1.8 Status of the Masterplan and links to support the development and existing play facilities. communities will be supported. The Masterplan is a non-statutory development framework which translates and implements the The lands at Belmayne and Belcamp Lane can be statutory policies and objectives of the City Development developed independently of each other. bring these forward through the planning process as Council has determined that the Masterplan does not Plan 2016 and the Clongriffin – Belmayne Local Area required. New opportunities for community gardens, require a full SEA or AA to be undertaken. The Strategic Plan, 2012. It is one of the planning mechanisms that At Belmayne it is envisaged that residential development allotments and/or biodiversity rich green spaces will Environmental Assessment (SEA) and Appropriate together with the LAP and Development Plan will help will come forward firstly to support the development of be examined as part of the detailed design process of Assessment (AA) screening reports accompany the to deliver a sustainable new community on the lands at the Town Centre. The necessary improved crossings the Council owned lands within the masterplan area, or Masterplan. Belmayne and Belcamp Lane. The higher level statutory and junction upgrades and site / supporting services close by. plans set out the planning policies and objectives for the to support development, as outlined in the Masterplan An updated Flood Risk Assessment with a high level development of the Belmayne-Belcamp Lane lands and Strategy in Section B, must be provided as appropriate. The build out of the Belcamp Lane lands requires the Surface Water Management Strategy accompanies the the Masterplan conforms with these while at the same completion of major infrastructure works - roads and Masterplan. time adding further detail. Together, the Development The development of the Belmayne lands will require the services. It is anticipated that development along the Plan, the Local Area Plan and the Masterplan will guide allotment site to be moved. As part of the first phase of Malahide Road side of the lands can potentially proceed the assessment of planning applications for prospective implementation of this masterplan Dublin City Council in advance of the full servicing of the lands, provided the development on the lands at Belmayne and Belcamp will identify new location(s) for allotments within or near to necessary local access and crossings and service Lane. the masterplan area that will allow for the continuation of infrastructure, as outlined in the Masterplan Strategy in this successful community initiative; and where suitable, Section B, are provided concurrently. Belmayne District Belcamp Lane Masterplan Total Centre To facilitate the delivery of enabling infrastructure to serve the Masterplan lands, the Council is working with Residential Units c. 1,400 - 1,600 units c. 800 - 1,000 units c. 2,200 - 2,600 units State Agencies and relevant stakeholders to secure / coordinate the provision of community infrastructure and Retail/café/commercial c. 10,000 sq. m c. 2,000 sq. m c. 12,000 sq. m transport infrastructure. Community/ Educational c. 21,500 sq. m c. 4,000 sq. m c. 25,500 sq. m A1.10 Environmental Assessment of the Masterplan The Masterplan has been screened as part of the Public Open Space/Civic c. 20,000 sq. m c. 6,000 sq. m c. 26,000 sq. m processes for Strategic Environmental Assessment Space (SEA) and Appropriate Assessment (AA). Dublin City Table A1: Breakdown of Masterplan development yield 6 A2 Clongriffin - Belmayne A2.1 Clongriffin – Belmayne Local Area Plan 2012 The Clongriffin – Belmayne Local Area Plan (LAP) sets out a development strategy for some c. 200 ha of lands u l evard at Clongriffin – Belmayne, which includes the Masterplan Bo lands. The LAP development strategy includes an River Mayne overall vision, approximate development capacity, a spatial framework, policies and objectives, key strategic infrastructure requirements and a phasing strategy. The LAP also sets out a complementary and detailed development strategy for the majority of the masterplan lands (Phase 5 lands), Section 8.0 ‘Key Sites KDC Development Strategy’ of the LAP refers. KDC Main Street Loca on The LAP development strategy and the Section 8.0 Loca on ‘Key Sites Development Strategy’ as it relates to the Masterplan lands are summarised below: 1. The LAP development strategy: Overall Vision: Due to its strategic location on intercity rail and on a dedicated bus route, the Council’s vision for Clongriffin – Belmayne is to facilitate the development of a highly sustainable, mixed use urban neighbourhood/ quarter with a distinct urban identity and a strong sense of place, based around high quality public transport nodes (rail/bus). The housing unit development capacity of the Clongriffin - Belmayne area has been identified Figure A2.1 - Clongriffin - Belmayne LAP Urban Structure Plan at c. 8,000 residential units under the LAP. Long term Clongriffin – Belmayne has the potential to achieve a Policies and Objectives: The LAP includes policies and future population of between 20,000 to 25,000 people. objectives that should be used to inform all development relating to a number of key themes including movement Urban Structure: The LAP identifies the following and transport, housing, green infrastructure, community urban structure elements: and social infrastructure, environmental sustainability. Policies and objectives prioritise sustainable movement Main Street Boulevard laid out on an east/west axis across the area, seeking the creation of walkable mixed- with a public transport emphasis; use neighbourhoods that are of the highest quality, 2 urban centres – Key District Centres (KDC’s)- permeable and centred around convenient attractive connected by ‘Main Street’; these are Clongriffin public transport options. Town Centre Square in the East and the Malahide Road Junction (R107/R139) in the west which Infrastructure: Significant infrastructure has been includes the Masterplan lands; provided at Clongriffin – Belmayne including water Residential / Community areas, parks and squares and drainage infrastructure, roads including sections linked by a network of interconnecting streets; of the new Main Street, schools, a railway station at Green Route connecting residential areas to the Clongriffin, a public square with a large park and ride at referred urban Centres; Clongriffin, sections of the Greenway and a redesigned River Mayne Corridor connecting the lands to the Father Collins Park. Outstanding elements include coast; the completion of Main Street which is required to Malahide Road By-Pass (a ‘C-Ring’ to the west of complete the Key District Centre at the Malahide Road Belcamp and Northern Cross). Junction in the west and to open up lands for housing and the Malahide Road By-Pass which will allow for the development of the Belcamp Lane lands and greater bus priority and a more pedestrian/cycle friendly redesign of the Malahide Road Junction. 7 Phasing Strategy: The phasing strategy for the LAP Lands provides for 6 phases of development (Figure A2.2 Clongriffin Belmayne LAP Phasing Priorities Map). The LAP identifies the development of medium density Fig 16.4 Long Term Strategy : Phasing Priorities Map development (residential) at the initial stages of build out Clongriffin with higher density development required at Clongriffin Belmayne 1 Next Phase Town Centre Square Key District Centre and at the Next Phase 2 N 3 Malahide Road Junction (Belmayne Town Centre) and along Main Street and the Malahide Road. 3 1 1 2 2 1 The masterplan lands comprise Phase 5 development lands (centred on the Key District Centre at the Malahide 2 2 Road) and part of the adjacent Phase 4 lands (residential 1 lands) at Belmayne). 1 1 3 1 2. Section 8.0 ‘Key Sites Development Strategy’ of the LAP 1 1 2 1 The following Development Strategy is outlined for the Phase 5 lands: 4 4 5 4 New Connections: connecting new development 1 2 4 to existing communities and improving connections 4 between the 4 quandrants of the Malahide Road 5 Junction. Special Completion of Main Street: providing the connection Priority Area between Clongriffin Railway Station and the Malahide Priory Hall Road with a public transport emphasis and opening land up for development (Town Centre and Residential Key District 1 2 3 4 5 6 Development Phasing Area (Refer to Tables) neighbourhoods). Centre Lands 1 2 Street Completion in Phasing Sequence Provision of Belmayne Town Centre: (extending 1 2 3 Amenity Completion in Phasing Sequence across the junction to Belcamp Lane) at a sufficient Lands reserved for future school Linear Park Connection into Indicative alignment of R139/ R107 density to reflect the existing urban environment and needs subject to DES determination Baldoyle - Stapolin LAP Junction by pass to support commercial and community uses and public 6 Special Remediation Plan for Priory Improved Pedestrian & Cycle transport facilities while positively integrating with Hall access cross rail into Baldoyle - All Phasing boundaries are Stapolin LAP approximate for guidance purpose developments at Northern Cross and Clarehall centres. Indicative Alignment of greenway A local centre / community hub is also identified at the Long term completion of Main Street Green Route Completion of Hole in the Wall rd on Fingal side of Rail line junction of Main St / Belmayne Avenue. Re-alignment (Indicative alignment) Department of Education site for new Schools New Town Squares: to front onto the Malahide Road NF 90 and to act as the focus for vibrant retail and commercial activity. At Belmayne, the bus route (City Centre to Figure A2.2 - Clongriffin - Belmayne LAP Phasing Priorities Map Clongriffin Railway Station) is to be integrated into the Urban Form and Block Layout: will provide a permeable A Rich Mix of Uses: to include retail, commercial, Town Square setting. network of attractive streets and urban spaces which community, employment and residential uses will be encourage pedestrian and cyclist movement. These are sought on these lands. At Belcamp the development Provision of Relief Road: (Malahide Road Junction by- to be framed by perimeter commercial, residential and will be primarily residential with a mix of typologies pass) to the south west / west of Belcamp Lane Lands. community blocks. and tenures supported by community and social Locally, this new road would facilitate the development infrastructure. Commercial uses will be located along of the lands and allow for improvements to be made to Variety in Building Height: with higher buildings to the Malahide Road and around the Town Squares at the the Malahide Road Junction for pedestrians, cyclists and frame the main movement corridors and landmark / Malahide Road junction. bus movements while also allowing for public realm / gateway buildings in the Town Centre and along the environmental enhancements along the Malahide Road. Malahide Road. Building height will reduce where they Architectural Treatment: will be of the highest quality meet existing lower buildings. and allow for a range of building types and designs. 8 Section B - Masterplan Strategy 9 SECTION B - MASTERPLAN STRATEGY B1. Overall Concept One of the key objectives of the LAP is the integration Figure B1.1 - Concept Plan of existing and future communities. To achieve this Masterplan Area strong connections are needed and this is central to the design of the Masterplan. A strategic link is formed when Darndale Park is linked to Father Collins Park, Park through Belcamp and via the Main Street/Greenway. Central to this link is the Town Centre. A series of open spaces and complementary lands uses are added to the Square link, like ‘beads’ along a ‘necklace’, to which all parts of the masterplan and surrounding areas can be linked. This will further generate movement and promote the formation of active streets and spaces (see Figure B1.1). Community Facility/School B2. LAP Application Retail/Commercial The Concept Plan is applied to the LAP Framework, and adapted to integrate with the existing urban structure (see Figure B2.1). Key elements of this Concept Plan are: Figure B2.1 - LAP Application Towards River Northern Towards River Mayne Walkway The formation of a strategic Belmayne-Belcamp Link Cross Mayne Walkway through the Masterplan Area which will prioritise movement for sustainable modes of transport Cross Link subject to (pedestrians, cyclists and public transport). agreement of landowners Belmayne Align Main Street to meet Father Collins existing junction Park The Belmayne-Belcamp Link will also serve a major nk School Site l Li green link between areas of open space and will choo Community spaces along rk-S contain significant planting and SUDs features. Position Square at end of Sustainable movement nP a sustainable movement Colli Main Street Cro corridor via Main Street her corridor ss L ink Fat A series of Local Links (following key desire lines), Darndale Park connecting to the Belmayne-Belcamp Link, to Darndale Park Link Main Street Cross Link promote integration with surrounding areas. Main S treet ink To Clongriffin L Station all Alignment of Main Street with Mayne River Avenue New Post-Primary re H Belcamp Avenue Axis k Lin Cla (Northern Cross) to facilitate bus movements into Neighbourhood School le da Parks Cl rn Belmayne. ar Da High density/mixed eH all use town centre L Sustainable movement ink Locating the Town Square at the end of the Main Corridor via Belcamp Axis Street away from the busy Malahide/Grange Road Darndale junction, opposite existing shops and to align with Clare Hall Shopping Centre public transport services. New parkside Locating services and community facilities along the Clarehall boulevard Strategic Link to maximise accessibility. A new park-side link road (beside Darndale Park) that Square will provide an alternative route for traffic accessing Belmayne-Belcamp Link Belcamp. Park Mixed Use Centre Local Pedestrian/Cycle Links Bus Gate Landscape Buffer The design elements are further developed and detailed Community Facility in the urban design frameworks contained within Main Vehicle Access/Circulation Landmark/Gateway building Sections B3-B6 below. Local Vehicle Access/Circulation 10 B3 Access and Movement Key connections have been identified and integrated 4. Belcamp Parkway and Belcamp (via Newtown Court). Newtown car parking provision. Residential Travel Plans with the existing street network. A grid like structure has Court is a private development and as such this would contain measures and initiatives designed to A new link street between Malahide Road and the emerged that will ensure the street network is permeable link will only be provided with the agreement of encourage a sustainable approach to travel. R139 (to west of Malahide Road Junction) will reduce (i.e allowing for direct journeys via multiple routes), legible the landowner. the volume of traffic through the Town Centre, will (i.e easy to navigate) and developed in accordance with relieve stress on and facilitate the redesign of the the Design Manual for Urban Roads and Streets (2013). R139/R107 junction to cater more effectively for The principle objective of the Access and Movement Grange Road (East of Malahide Road Junction) cyclists, pedestrians and public transport. It will also Framework (See Figure B3.1) is to prioritise mobility for provide additional access to the Belcamp Lane lands New junction to facilitate direct pedestrian sustainable modes (i.e pedestrians, cyclist and public and lands to the north. The final function/design of movement to bus stops, from Belmayne/Clarehall transport) and reduce car dependency. this street may be altered, subject to future studies of and provide vehicle access to the Town Centre. the strategic road network. Reconfiguration of junction with Belmayne 1. Belmayne-Belcamp Link Avenue to provide crossing facilities for pedestrians and cyclists. The Link will provide a direct connection between 5. Improved Crossings and Junction Access the Town Centre, major areas of open space To facilitate the development of the Key District (connecting Darndale Park and onto Father Collins Belmayne Avenue Centre and Masterplan Area and enable pedestrian/ Park), schools and other services and amenities. cyclist movement and vehicular access a number Signalisation of existing junction with Main Street The Link will include Belmayne Main Street (to the of new junctions and crossings will be required. A to provide safe crossing facilities for pedestrian/ east) and Belcamp Avenue (to the west). It will be number of existing junctions will also need to be cyclist and safely manage vehicular movement. designed to prioritise the movement of sustainable upgraded (i.e from three to four arm junctions). modes (pedestrians, cyclists and public transport - The new/upgraded crossings are provided along see Figure B3.2). All strategic cycling and walking key pedestrian/cycle routes to promote safe and 6. Pedestrian/Cycle Friendly Street Network routes throughout the area (including those from sustainable travel (i.e reducing car dependency). surrounding neighbourhoods) will connect to the A street hierarchy has been developed in accordance All alterations to the existing network will be subject Link to maximise access throughout by sustainable with the Design Manual for Urban Roads and Streets to a detailed Traffic and Transport Assessment and modes. (DMURS). This will establish a self regulating should include: network that prioritises the safety of vulnerable users and the movement of sustainable modes. Individual 2. Completion/Upgrade of Belmayne Main Street streets will be designed in accordance with DMURS, Malahide Road The partially constructed Belmayne Main Street will and the principle of universal design and ‘access for Junction upgrade with Belcamp Lane to facilitate all’, and will incorporate a range of passive design be extended west and aligned with Mayne River new Belcamp Parkway. measures that not only calm traffic, but will also Avenue (Northern Cross) so that bus access can be provided to Belmayne from the Malahide Road (see Upgrade from three arm to four arm junction at enhance the amenities of the area and its ‘place’ Planning Approval Reg. Ref. 4214/18). The Main Clare Hall to enable access to Belcamp. value (see also Section B3.3-B3.4). Street will also be extended west to New Priory. New pedestrian crossing opposite Clare Hall; The layout seeks to retain as much of the existing to provide direct access from Belcamp (and structure as possible. However as the street was 7. Bus Priority Measures Newtown Court) to bus stops and the shopping designed prior to the implementation of DMURS centre. A Bus Gate on the northern side of the Town Square and the National Cycle Manual, substantial abortive to prioritise bus movements to/from the Town works will be required to enable ‘best practice’ Upgrade of the R139/R107 junction to prioritise Centre. The bus gate will also reduce traffic through design, particularly to the west of Belmayne Avenue sustainable modes, including a reduction in the the Town Centre, and the Town Square, enabling where the number of vulnerable users will be highest number of individual crossings that pedestrians greater levels of mobility for pedestrians. (i.e between the Town Centre and Greenway). This are required to make. The addition of Belcamp includes the narrowing of the carriageway (traffic Parkway will further improve the management of calming), increasing the width of footpaths and the vehicular movements in this regard. 8. Sustainable Transport provision of cycle lanes (see also Figure B3.3 Street Upgrade of the three arm junction at Mayne The Masterplan has been developed to encourage Layouts). River Avenue to facilitate the extension of Main residents and workers to walk and cycle to their Street, enabling turning movements for buses destinations (schools, local facilities, parks) and and including pedestrian crossings. to easily access public transport. To support a 3. Belcamp Avenue sustainable approach to travel, proactive integrated The western section of the Belmayne-Belcamp Link Mobility Strategies and Residential Travel Plans will is referred to as Belcamp Avenue. The street will be R139 (west of Malahide Road Junction) be required to be developed and implemented for designed as a traffic calmed space with segregated New junction to facilitate new Belcamp Parkway. residential and mixed use development. Mobility cycle tracks and high quality pedestrian facilities Strategies would include car and bike share, high (see also Figure B3.3 Street Layouts). Upgrade of existing junction to provides quality bike parking, mobility management and pedestrian crossing between Northern Cross 11 Figure B3.1 - Access and Movement To Father Collins Park ad Neighbourhood ide Ro Belmayne Ave Park Mayne Rive r Avenue Malah School y 7 enwa Gre Ma in S tree t Newtown Main Street Court 6 2 1 To Clongriffin 2 Main S treet Station 4 Belcamp Avenue 1 3 6 5 Grange Road Extension Pa rks ide Bo Grattan ule va Lodge rd (B elc Darndale am Clarehall pP ark wa y) 0 100 200 Belmayne-Belcamp Link Junction Upgrade Arterial Street (30-50 km/h) Link Street (30*-50 km/h) Major Pedestrian and Cycle Links New Junction Link Street/Bus Only (30 km/h) Bus Connects Route Local Street (10-30 km/h) Other Bus Route New Signalised Crossing Pedestrian/Cycle Access Only Bus Gate City Development Plan Roads Objective Malahide Road/R107 (including North Fringe Improvements) 12  Main Street (West of Belmayne Ave) 31.8m-35.8m Change in Raised Level Platform 0.75m 0.75m 1-2m 3-4m 1.75m Verge 2.4m 3m 3m 2m 3m 3m 2.4m Verge 1.75m 3-4m 1-2m Strip Footpath Cycle Lane Parking Space/ Bus Lane Vehicle Median Vehicle Bus Lane Parking Space/ Cycle Lane Footpath Strip Buildout Carriageway Carriageway Buildout Continuous footpath/cycle track treatment over minor junction with side street Main Street (East of Belmayne Ave) 31.5m-34.5 Own Door Access 2m 2m 3-4m 1.75m 3m 3m 2-3m 3m 3m 1.75m 3-4m 2m 2m Parking Protected/ Strip Verge Footpath Cycle Track Bus Lane Vehicle Median Vehicle Bus Lane Cycle Lane Footpath Verge Strip Segregated Cycle Track Carriageway Carriageway Bus Lane Belcamp Parkway 30.8m-32.8m Generous Footpath On Street Parking Privacy/ Landscape Strip Vehicle Carriageway 0.75m 0.75m 3m 1.75m Verge 2.4m 6m 2-3m 6m 2.4m Verge 1.75m 3m 1-2m Footpath Cycle Lane Parking Space/ Vehicle Carriageway Median Vehicle Carriageway Parking Space/ Cycle Lane Footpath Strip Buildout Buildout Figure B3.2. Priority of movement for sustainable modes. Layout of footpaths and cycle paths along the Main Street. Figure B3.3. Illustrative Street Layouts. These layouts balance movement priorities and ensure that vehicles move at appropriate speeds and that mobility is maximised for vulnerable users. The layouts also enable the use of materials that will enable the implementation of attractive streets, with further place-based or ‘soft’ traffic calming benefits (eg street trees that enclose streets) 13  Belcmap Avenue 17.2-21.2 1-2m 2.4m 4.8m 2-3m 3-4m 3m 1-2m A continuous edge of development, street trees, narrow A tree planted median along the Main Street will create an Strip Parking Space/ Shared Carriageway Landscape Cycle Lane Footpath Strip carriageways, on-street parking and other design measures attractive boulevard like environment, promote a greater sense Verge Strip/SUDs outlined within DMURS will promote a safe (traffic calmed and of enclosure (traffic calming) and provide an area of pedestrian overlooked) and attractive street environment. refuge. Local Street (30 kph) 19-21.7 Parking or kerb protected cycle lanes will cater for cyclists of all Strips will clearly delineate private and public spaces to the front 0.5m 0.3m 1-2m 2m 2.4m 5-5.5m Verge 4.8-5m* Verge 2m 1-2m ages and abilities. A verge between parked cars and the cycle of buildings, as well as providing opportunities for seating outside Strip Footpath Parking Space/ Vehicle Carriageway Parking Space/ Footpath Strip track eliminates ‘door zone’ conflict and provides a space for cafes and restaurants. Buildout Buildout people entering/existing vehicles and cyclists to gain clear sight of each other. Local Street (10 kph) 14.5-17.2m Shared carriageways on lightly trafficked streets will ensure Raised entries and/or continuous material treatments at side 4.8-5m* 0.5-1m vehicle speeds are significantly reduced and increase the space street junctions will slow turning traffic vehicles and prioritise 1-2m Verge 4.8m 2.4m 1-2m Parking Space/ available to pedestrians and cyclists. Consideration should also movement for cyclists and pedestrians. Strip Shared Carriageway Parking Space/ Strip be given to the movement of visually impaired users (ie verges, Buildout Verge distinct edges, tactile paving). * Perpendicular spaces may be implemented where is a greater concentration of parking on-street, however should be limited to one side Figure B3.4. Examples of individual design elements that should be implemented throughout the Masterplan area in order to provide a of the street only to prevent any visual saturation of car parking. traffic calmed, safe and comfortable street environment for all users. 14 B4 Land Use The distribution of uses within the Masterplan area is 2. Town Centre Extension to Belcamp 6. Malahide Road/Grange Road Flexible Frontages spatially arranged with regard to movement pattens Part of the Town Centre will also extend across the A flexible approach may be taken to frontages along and proximity to amenities and services. The principle Malahide/Grange Road Junction into Belcamp (see the Malahide Road and Grange Road Extensions objective of the Access and Movement Framework is Figure B4.3) and will include: outside of the Town Centre. Retail, social services to facilitate the creation of a number of areas with a and commercial uses, that would not normally be distinct character that are defined in part by the type of Retail c. 500 sqm found in the Town Centre, such as retail warehousing development and levels of activity therein. These are Commercial2 c. 250 sqm and showrooms, may be located along these illustrated in Figure B4.1 and discussed further below. Leisure Services c. 1000 sqm frontages providing further animation to these major It should be noted that some overlapping may occur moment corridors (and benefit from potential passing between those uses illustrated in Figure B4.1. The trade). These uses will also provide a vertical buffer quantum of retail, commercial and leisure uses are 3. Belmayne Local Centre to residential uses above. An opportunity may exist derived from the Belmayne Economic and Retail Study for the provision of a Garda Station and/or a Primary 2018. A local centre will be located at the junction of Main Care Centre at this location. Street and Belmayne Avenue and will contain a 1. Belmayne Town Centre number of small scale shops and other services, The Town Centre is located at the convergence to serve the immediately surrounding community, 7. Belmayne and Belcamp Residential Areas point of several major strategic links. The Centre including3: Residential densities will increase towards the Town is framed around a Town Square at the end of Main Centre, and along major movement corridors to Street, extending into adjacent blocks. A range of Retail c. 200 sqm maximise access to services and amenities. This uses will be located within these blocks to service creates four distinct areas of residential density as the KDC area, including: Commercial4 c. 100 sqm follows: Retail c. 2500 sqm Leisure Services c. 300 sqm Commercial1 c. 1500 sqm Area A c. 225-250 dph Leisure Services c. 5000 sqm 4. Belmayne Main Street Area B c. 150 dph Office Development will also be permissible The Main Street will shift in character between mixed use and residential development. Whilst retail/ Area C c. 100 dph and will be encouraged within the KDC, in accordance with the Development Standards of commercial uses at ground floor will be predominately Area D c. 50 dph the City Development Plan 2016 – 2022. located within the Belmayne Town and Local Centre, all ground floor residential dwellings west See also Table B4.1 for further definitions. of Belmayne Avenue should be designed to enable As noted above, densities of 225-250 dph will also Retail uses, leisure and commercial services future conversion to retail/commercial units (i.e. be integrated within the Town Centre. (including office uses) will be concentrated on the higher floor to ceiling heights and readily adaptable Depending on the volume of development taken up edges of the Town Square, Malahide Road (opposite facades). by other uses such as schools, Primary Care Centre the existing shops) and along the Main Street to etc, the lands could have a capacity to provide the the junction with Churchwell Avenue. Commercial/ following number of dwellings within each of the leisure/office uses will be concentrated in those 5. Belcamp Avenue Masterplan areas: blocks to the south, adjacent to the Malahide Road Belcamp Avenue will be predominately residential and Grange Road Extension where they will benefit in character with mixed use development located from exposure to passers by and provide a buffer to at its eastern end. A number of community facilities Belmayne 1,400-1,600 no. of dwellings residential uses from traffic (see also Figure B4.2). will also be located along the route. Corner units Belcamp 800-1,000 no. of dwellings Major community facilities will also be located within opposite parks may however contain small cafes, or the Town Centre, including a library and potential similar, or be constructed to allow future conversion Primary Care Centre. to retail uses (as above). 8. Post-Primary School Site The Town Centre will be mixed use, integrated with A c. 2ha site for a Secondary School. Located at the higher density residential development c. 225-250 end of the Greenway and at the corner of Belmayne dph. Avenue and the Main Street to maximise access from within the masterplan area, and adjacent suburbs. 2 Financial and professional services.. 3 In addition to existing facilities fronting the Main Street and Belmayne Avenue.. 1 Financial and professional services.. 4 Financial and professional services. 15 Figure B4.1 - Land Use To Father Collins