STRATEGIC MASTERPLAN URBAN DESIGN STRATEGY · STRATEGIC MASTERPLAN + URBAN DESIGN STRATEGY MARTYR’S ROAD, NENAGH, COUNTY TIPPERARY ISSUE: 10.12.2014 Comhairle Contae Thiobraid Arann

MARTYR’S ROAD MASTERPLAN , NENAGH, COUNTY TIPPERARY

STRATEGICMASTERPLAN+URBAN DESIGNSTRATEGY

MARTYR’S ROAD,NENAGH,COUNTY TIPPERARY

ISSUE: 10.12.2014 Comhairle Contae Thiobraid ArannTipperary County Council



INTRODUCTION_

FIG1: Study Area Outlined

1

The Masterplan for Martyr’s Road sets outa vision for a redeveloped urban quarteron to the eastern edge of the town centre.

The site fronts onto the Dublin Road at theapproach to the town centre and has goodpedestrian access to the retail core. It is9.637Ha in area . Fig.1.

There are significant opportunities for highquality mixed-use commercial andresidential developments that cancomplement and strengthen the vibrancyof the existing retail and business core ofthe town.

The redevelopment will take place over anextended period of time . Hence the needfor a clear and ambitious plan to inspireand guide an outcome of the higheststandard or urban design and architecture.economically and socially successfuloutcome.

The process will be collaborative and willinvolve engagement between theCouncil, local community andstakeholders. This will help ensure thatthe new urban quarter fulfils its potentialto become a catalyst for greatly enhancingthesocial and commercial life of Nenagh, and

its physical environment, to the benefit ofall.


CONTENTS_

1 Preface Page 31.1 The role and status of the document.1.2 Why is the masterplan needed?1.3 Consultation1.4 The Study Area

2 Masterplan Objectives Page 72.1 Schedule of Objectives

3 Strategic Context Page 93.1 Strategic Location.3.2 Strategic Connections3.3 Planning Policy Context

4 Masterplan Page 134.1. Introduction4.1.1 Land Use Strategy4.1.2 Urban Design Strategy4.1.3 Public Realm Strategy4.1.4 Movement Strategy4.2 Masterplan Interim Stage

5 Land Use Strategy Page 195.1 Introduction5.2 Education and Enterprise5.3 Business & Commercial5.4 Residential5.5 Leisure5.6 Tourism

6 Urban Design Strategy Page 256.1 Introduction6.2 Historic Setting6.3 Urban Form6.4 Building Heights6.5 Mixed Use Development6.6 Residential Development6.7 Materials6.8 Roof Form6.9 Car Parking / Service Yard Areas6.10 Implementation & Delivery

7 Public Realm Strategy Page 317.1 Introduction7.2 Landscape Strategy7.3 Hard Landscape Elements7.4 Soft Landscape Elements7.5 Franciscan Friary Approach7.6 Former Brewery Approach7.7 Car Park Approach

8 Movement Strategy Page 418.1 Introduction8.2 Movement Objectives8.3 Vehicular Traffic/Roads8.4 Site & Local Traffic Generation8.5 Bypass Road8.6 Railway Road Proposal8.7 Railway Road Detail

8.8 Car-parking8.9 Deliveries8.10 Pedestrian Mobility8.11 Cyclists8.12 Public Transport

Appendix 1: Analysis Page 49A1.1 Historic DevelopmentA1.2 Map Based Comments: Study AreaA1.3 SMR / Protected StructuresA1.4 Access & MovementA1.5 LandscapeA1.6 Footprint, Quality & MaterialsA1.7 Land Use & Economic vitalityA1.8 FloodingA1.9 Constraints & Opportunities

Appendix 2: Consultation Page 63A2.1. IntroductionA2.2. IssuesA2.3. OpportunitiesA2.4. Conclusions


1 Preface

1.1 The role and status of the document.1.2 Why is the masterplan needed?1.3 Consultation1.4 The Study Area

3

Comhairle Contae Thiobraid ArannTipperary County Council


PREFACE_

1.2 Why is the masterplan needed?

The redevelopment will take place over anextended period of time . There is a needfor a clear and ambitious plan to inspireand guide an outcome of the higheststandard of urban design and architectureto achieve the objectives set out in Chapter2

1.3 Consultation

The Council and Project team met with thelocal property owners within the study areaprior to the drafting of the masterplan.The outcome of this very usefulcontribution to the masterplanning processis summarised in Appendix 2 .

A further meeting was held with the localproperty owners within the master planarea on 17/09/14 to discuss the draft plan.No significant issues arose from thesemeetings.

11.1 The role and status of the document.

Nenagh Town Council commissioned HealyPartners Architects, Punch ConsultingEngineers, CST Group (Traffic), Doyle &O’Troithigh Landscape Architects and AegisArchaeology to prepare this masterplan toguide development in the Martyrs Roaddefined study area and its edges. TheMasterplan builds on policies andobjectives set out in the Nenagh Town &Environs Development Plan 2013-2019.

The Nenagh Town & Environs DevelopmentPlan 2013 to 2019 envisages Nenagh asa vibrant, self-sustained town, with a highquality of life and educated workforce.

The policies and objectives of theDevelopment Plan and other planningpolicy guidelines have been taken fully intoaccount in the preparation of thismasterplan

Following a presentation of the Masterplanto the Councillors of the Nenagh MunicipalDistrict of Tipperary County Council at theirmeeting of 18/09/14 the Plan wasadvertised in the local press and on theCouncil’s website with comments invitedfrom the public during the period 06/10/14to 29/10/14. An open afternoon was heldon 09/10/14.

No significant issues arose out of the publicconsultation.

1.4 The Study Area

The extent of the study area is indicatedon the plan opposite. Fig. 2


Abbey Court Hotel

Railway Station

KenyonStreet

Pear

seSt

reet

Dublin Road

Thomas McDonagh Street

FIG2: Extent of Study Area Outlined

Friary

Nenagh Castle

Courthouse

5

Martyrs

’ Roa

d

Martyrs’ R

oad

Former Brewery

The ‘Spout’

Friary Street

Abbey Street



2 Masterplan Objectives

2.1 Schedule of Objectives

7



MASTERPLAN OBJECTIVES_

•To ensure that the car parking is providedto facilitate the development.

•To prioritise pedestrian access and afunctional and secure network of publicspaces.

•To ensure the re-development of the siteadopts high standards of urban design withthe creation of a network of streets ratherthat a road/traffic dominated environment,including a variety of functional andsupervised public spaces that interconnectwith movement across the site in the formof enclosed squares, new streets and urbangardens.

2

FIG3: Franciscan Friary

2.1 The Masterplan Objectives set out inthe Masterplan Brief in the Nenagh andEnvirons Development plan 2013 are:

•To enliven and rejuvenate this prime towncentre site and improve the quality ofexisting linkages between the MasterplanSite and the Town Centre.

•To ensure that the site is developed in acoordinated manner and integratesphysically and socially with the town centreand is sympathetic to the existing urbanform and streetscape within Nenagh Town.

•To facilitate the development of a range ofappropriate uses which will complementand not compete with the commercialactivitieswithin the town.

•To ensure the development potential ofthe site is maximised.

•To achieve a sustainable approach tomovement to reduce the impact ofvehicular congestion on the town centreenvironment.


3 Strategic Context

3.1 Strategic Location.3.2 Strategic Connections3.3 Planning Policy Context

9



STRATEGIC CONTEXT_

3.1 Strategic Location

The Martyrs Road opportunity site isadjacent to the retail and business core ofNenagh town. Nenagh is located in thenorthern half of County Tipperary.

The town is located 35 Km to the east ofLimerick City and 155km west of Dublin.

3.2 Strategic connections.

Nenagh is adjacent to the M7, served bythree junctions providing direct access to theEast, South & West of the town.

The N52 connects the town with routes toBirr, Tullamore and Athlone and also to theM7.

A railway line connects the town to Limerick(West) and Roscrea / Dublin (East).

Shannon Airport is 68Km from Nenaghwhilst Dublin Airport is 170Km. Both havedirect motorway access from Nenagh

3

FIG4: Strategic Location Map


FIG5: Strategic Connections Map

11


3.3 Planning Policy Context

3.3.1 LOCAL PLANNING CONTEXT

The National Spatial Strategy is due to berevised and re-drafted in 2015 withRegional Planning Guidelines preparedthereafter where Tipperary will becomepart of new region.

Under the existing Strategy, it is noted thatNenagh is located 20 minutes drive fromthe Limerick Shannon gateway.

3.3.2 LOCAL POLICY

The Nenagh Town & EnvironsDevelopment Plan 2013 to 2019envisages Nenagh as a vibrant, self-sustained town, driven by the high qualityof life and educated workforce.

The strategic objectives in the developmentplan support the development of theMasterplan area, noting the following

Strategic Objective 4:To promote the strategic advantages of

STRATEGIC CONTEXT_

Nenagh as a location for investment andemploymentgeneration and to identify appropriate landsfor industrial, enterprise, office and retailuses.

Strategic Objective 5:To regenerate the Town Centre of Nenagh,to ensure it is a centre which is viable andvibrant by enhancing and promoting retail,business and other service provision.

Strategic Objective 8:To conserve and enhance the built heritageof Nenagh Town and to adopt a positiveapproach towards development to enhance,preserve, re-use or increase the accessibilityof such features.

Strategic Objective 10:To protect and support strategicinfrastructure in the town including thenational road network and the RailwayStation and to promote sustainabletransport patterns in accordance withSmarter Travel – a Sustainable TransportFuture: a new Transport Policy for Ireland2009-2020.

3.3.4 GUIDELINES & POLICY

The Retail Planning Guidelines for PlanningAuthorities and Retail Design Manual (AGood Practice Guide were both publishedby DECLG during April 2012.

The Guidelines primarily seek to strengthenthe viability and vitality of town centres andin the absence of adequate justification seekto prevent major retail developments outsidetown centres.

The Design Manual gives good practiceguidance in respect of new retaildevelopment in the context of protecting,supporting and promoting the attractivenessand competiveness of town centres asplaces to live, work, shop and visit.The Master Plan has taken account of theabove documents in the formulation ofproposals for the redevelopment of the siteand acknowledges the need for proposals tocomplement the existing town centre ratherthan to compete with it.


4 Masterplan

4.1. Introduction4.1.1 Land Use Strategy4.1.2 Urban Design Strategy4.1.3 Public Realm Strategy4.1.4 Movement Strategy4.2 Masterplan Interim Stage

13



44.1. Introduction

In response to the consultation process, siteresearch and baseline analysis, a masterplanstrategy has been advanced to realise theobjective as set out in section 2 of the reportunder the following headings.

4.1.1 Land Use Strategy :

Strengthening and broadening the towncentre’s offer, incorporating uses thatencourage both day and evening time useswithin the study area.

4.1.2 Urban Design Strategy:

Ensuring the developments within the studyarea are seen to be a desirable extension ofthe existing town centre core, whilepromoting high quality architectural andurban design

MASTERPLAN_ Green Open Space

Development Blocks

Public Realm

Existing Building

Study Area BoundaryCA

TEG

OR

Y O

F U

SEFIG 6: General Masterplan Map


4.1.3 Public Realm Strategy:Ensuring high quality street design and clearhierarchy of distinct public spaces which areset out to strongly relate to profile historicstructures at the study area edge.

4.1.4 Movement Strategy:Providing a strategy that ties in with theoverall movement strategy for the town.Particular focus is on pedestrian and cyclistpermeability through the site area and trafficmovement around the site

4.2 Masterplan Interim StageThe interim stage takes account ofindications given during the publicconsultation process where certain premiseswere identified for continued use, futureexpansion or open for consideration forchange of use.

The interim stage of the plan retains theseselected building / properties The formershopping area should be demolished tofacilitate construction of a central car parkwith interim and future developmentsdesigned to overlook and enter off thiscentral area.

MASTERPLAN_

Interim Retained Building

Existing Building

Existing Open Area / Space

1. Abbey Machinery Manufacturing2. Abbey Machinery Showrooms3. Chadwicks Builders Providers4. Lidl Supermarket

1.

2.

3.

4.

FIG 7: Study Area: Interim / Alternative uses for large scale buildings in Study Area

15


4.3. The Abbey Machinery Manufacturingoccupies a substantial portion of the studyarea fronting Martyrs’ Road. The companyhas recently relocated a substantial portion ofits manufacturing business to a new purposebuilt facility in Toomevara. The southernsection of the premises could be utilised toaccommodate a number of uses appropriateto town centre such as indoor sports, fitnessand leisure uses and encourage a prolongedevening use of the area to complementevening uses in the town centre.

Desirable that the building is accessed fromthe proposed new car park area to the east.Attractive elevation to the car park areawould be required.

Landscaping and ground works should beproposed along Martyrs Road elevation ofthis building.

4.4 The Abbey Machinery showroomoccupies a prominent site at the south westcorner of the site. Design improvements tothe building would be desirable.Amendments to site to accommodate new‘Railway Road’ also desirable.

INTERIM STAGE APPROACH_

1.

2.

3.

1. Abbey Machinery Manufacturing2. Abbey Machinery Showrooms3. Chadwicks Builders Providers4. Lidl Supermarket

Friary


Former Brewery

Martyr’s

Road

4.

FIG 8: Aerial Image: Interim Buildings to be retained.

Car Park


4.5 Chadwick’s builders providers occupy akey portion of the study area as it presents toThomas McDonagh Street/ Dublin Road.

A new customer entrance to open onto a newcommercial public space to the west side ofthe existing building is desirable.

Existing street frontage could be developed toincorporate the Spout feature and give astrong urban edge to the street.

A new service access from the rear form anew inner relief road (‘Railway Road’). Thiswould allow for a larger open public space atthe ‘Spout’.

4.6 The discount supermarket facility is arelatively recent development and to a goodstandard of construction and of anappropriate finished floor level.

The proposed new ‘Railway Road’ improvesthe visibility of the supermarket to the publicroad.

It is understood that the supermarketoperators are seeking a new and more

prominent location in the town. If thesupermarket ceases to trade at this location,alternative ‘bulky retail uses could emerge atthis site including such uses as carShowrooms, Furniture stores etc.

4.7 Interim Stage Summary

The Masterplan strategy seeks to build inflexibility in relation to the developmenttimelines for various sites and allows for thedemolition of a large block of unattractiveredundant buildings to facilitatecommencement of a coherent overalldevelopment.

The interim strategy allows ongoingdevelopment of existing building stock tooccur but noting that the long termexpectation would be that new buildings areencouraged, that will contribute in a positivemanner to the built environment of NenaghTown Centre.

It would allow for pedestrian / cycle accessthrough the masterplan study area fromMartyrs’ Road towards the Leisure Centre,town park and river walk.

INTERIM STAGE APPROACH_

17



5 Land Use Strategy

5.1 Introduction5.2 Education & Enterprise5.3 Business & Commercial.5.4 Residential5.5 Leisure5.6 Tourism

19



55.1 Introduction :Uses that complement and enhance the towncentre and that encourages both day andevening time uses within the area are highlydesirable.

While the masterplan indicates specific useson particular sites, these should beconsidered as initial ideas. There is flexibilityand consideration for emerging alternativeproposals is also encouraged.

The site is identified in the Nenagh TownDevelopment Plan as Town Centre / Mixeduse.

5.2. Education and EnterpriseThe most significant junction between thestudy area and the town centre occursadjacent to the Friary.

Clustering of business incubation and postleaving certificate education presents aunique opportunity for employment growth inthe town centre.

Education is viewed as being formatted in away that allows both adult education courses

LAND USE STRATEGY_Education & Enterprise

Business & Commercial

Residential

CA

TEG

OR

Y O

F U

SEFIG 9: General Zoning Approach


as offered by Tipperary ETB, Intreo etc tooperate alongside specific third level moduletype programmes which can be deliveredthrough LIT, UL or private colleges.

The intention is to provide a facility that canaccommodate programmes, both lecture,practical and workshop based.

Those providing education services canoccupy as required.

The buildings should be operated as acommon resource and available to all serviceproviders in the adult education / third levelspace.

Enterprise is intended to allow businessincubation as well as business collaborationswith third level colleges take place. Thismodel can be developed with EnterpriseIreland, IDA, LIT/ UL, other educationpartners and the local authority.

Good incubation centres, particularly for startup enterprises, can offer a broad range ofshared services & facilities to newenterprises.

LAND USE STRATEGY_

CA

TEG

OR

Y O

F U

SE Commercial / BusinessEducation / EnterpriseConvenienceSheltered Housing with Commercial to GroundHousing2nd Phase Mixed UseMixed use / Commercial district

1.

1. Strong Commercial corner with Healthcare toupper levels.2. Café / Restaurant located to maximise use ofnew public spaces & Bus Stop.3. Education & Enterprise see ground floor givenover to exhibition, lecture and workshop spaceswith pedestrian route through. Education spaceson upper two levels.4. Housing to Martyrs Road establishes arelationship with the existing residential and openspace opposite.5 Supermarket location with car park adjacent

2.

3.

4.

FIG 10: Masterplan Zoning Mapping

21

5.


5.3 Business and Commercial

Adjacent to Education and Enterprise,addressing the Street elevation of the formerbrewery building is a Mixed use andcommercial district. It is proposed that asupermarket forms the main anchor to thedevelopment with adjacent commercial, retailand services accommodated in small tomedium sized units that address the streetand proposed public spaces.

Proposed supermarket location is organisedaround a public space which has goodvisibility to Martyrs’ Road and ThomasMcDonagh Street.

A health centre on floors overhead a groundfloor commercial / retail use is seen asdesirable. The scale of this development (3floors) should be of a height that would allowa strong urban corner to emerge and definethe entrance to Martyrs’ Road from ThomasMcDonagh Street.

Additional provision for cafes and restaurantoverlooking these new public spaces is alsoencouraged.

LAND USE STRATEGY_

5.4 Residential

Proposed residential accommodation isorientated to be adjacent to existingresidential developments located on Martyrs’Road and Thomas McDonagh Street.

The proposed residential development onMartyrs’ Road is set out to enhance theexisting residential on the western side of theroad, with the open space reflected in thenew development.

Residential development (Sheltered) onThomas McDonagh Street can reflect theexisting residential to the Northern side ofthis street. The masterplan area, in its northeastern corner, is at a location that hasfrontage to a busier street in terms of trafficand pedestrian activity.

Design development could consideraccommodating commercial activity atground floor level with residential overheadaccess through landscaped courtyards at firstfloor level.

FIG 11: Example of Residential over commercial & parking – access via first floor courtyard


LAND USE STRATEGY_

FIG 12: Delta Sportsdome, Limerick: Sports use within former industrial building

5.5 LeisureExisting industrial buildings in themasterplan study area are open forconsideration of alternative uses. Inlocations within the building, the height isappropriate for indoor field game sports onall-weather type surfaces and leisure usesgenerally.

Such uses have the advantage of growingactivity in the town centre core into theearly morning and late evening.

Fit out of a selected building couldaccommodate a series of exercise studios,sports treatment clinics, gymnasium andclub rooms.

The facility could be developed to operateas a facility where individual sports serviceproviders can lease space and offer a varietyof sports activity and treatment. Suchactivities can include

•Gymnasium & Fitness Studios•Sports Injury Clinics, Pilates & Massage•Bikram Yoga + Sports Yoga•Basketball / Badminton / All Weather

23

5.6 TourismThere are notable historic buildings andfeatures within the town centre core thathave been developed or could be developedto enhance the tourism industry in the towncentre. Buildings such as Nenagh Castleand the Friary tell the story of the origins ofNenagh with later buildings such as thecourthouse, railway station and churchestelling the storey of a more recent history.

The buildings at the railway station are notfully utilised. The old railway shed buildingin particular offers the potential to serve asthe location for heritage project such as arailway and / or industrial museum andsuch development is encouraged.

The current frequency of rail servicespassing through Nenagh is low. There iscapacity available which might allow for thedevelopment of a heritage rail experienceincluding the operation of a steam train onthe line.

Railway / Industrial Museum or Exhibition

MARTYR’S ROAD MASTERPLAN , NENAGH, COUNTY TIPPERARYFIG 13; Site Section Sketches.

SECTION THROUGH THE FRIARY: Scale to street edge to Martyrs Road to be 3 to 4 floors in scale.

SECTION THROUGH RESIDENTIAL AT MARTYRS’ ROAD: Open spaces set on both sides of road can be landscaped to achieve a sense of a coherent single open space.


6 Urban Design Strategy

6.16.26.36.46.56.66.76.86.96.10

25

IntroductionHistoric SettingUrban FormBuilding HeightsMixed Use DevelopmentResidential DevelopmentMaterialsRoof FormCar Parking /Service Yard AreasImplementation & Delivery



6.1 IntroductionThe urban design strategy provides designguidelines for the layout, infrastructure andbuilt form of the entire study area.

New developments on individual sites willconform with these guidelines . This will helpto ensure that each development contributesits share to the overall vision of an attractiveurban environment that reads as a thoughtfuland sensitive extension to the rich historicalfabric of the town. (The alternative, to beavoided , is a series of stand alonearchitectural episodes that contribute little tothe character of the town or the study area) .

6.2 Historic SettingThe protection and enhancement of the towncentres historic and architectural character isan important urban design objective.

The Franciscan Friary, the Water Spout (located on the site), and the Old Breweryoffer a strong historic industrial architecturaledge to the northern side of the study area.

With such buildings and featuresimmediately adjacent to the study area, new

URBAN DESIGN STRATEGY_

buildings will be required to achieve a highstandard of design, with appropriate scale,height, massing and materials that reflectand respect the palette of material uses inthe town centre core.

The organisation of buildings on the siteshould reference and contain vistas towardsthese identified site features and retainhistorically significant features on the site(such as the water spout) and enhance theirsetting.

Figure 31 identifies the location of the mainopportunities for engagement with thesehistorical elements of the town fabric.

6.3 Urban FormThe masterplan seeks to extend the densitypattern and scale of the Nenagh town centrecore. To achieve this, it proposes to developa strong and coherent street edge to thestudy area boundary and define a newbuilding line for the new quarter, engagingwith the historic buildings and spacesadjacent to the site.

Such a strategy …

•Achieves a defined street pattern•Clear distinction and engagement with thepublic realm•Maintains a flexible format for developmentand open mind as the development of mixeduses.•Strongly encourage active frontages tostreets and open spaces•Integrate service deliveries, car parking,routes with the built form.

6.4 Building HeightsBuilding Heights to Kenyon Street andParnell Street are 3 to 4 storeys in height.The lanes linking these main streets to thesite step down to two and single storeybuildings.Thomas McDonagh Street whichdefines the North Eastern edge of the Studyarea is twostoreys in height.

The masterplan intends to apply the scale ofParnell Street and Kenyon Street to thecommercial / education buildings which frontonto Martyr’s Road and the corner withThomas McDonagh Street. The balance ofthe site has the flexibility to achieve a scaleof two to three storeys in height.

6


1.

2.

3.4.

5.

6.

OPPORTUNITY FOR ENGAGEMENT WITH HISTORIC SETTING_ 1. Franciscan Friary2. Old Brewery3. Martyr’s Road / Thomas McDonagh St.4. Water Spout5. Existing Residential & Open Space6. Martyrs Road, Graveyard & Entrance to Railway Station.7. Railway Warehouse Buildings (Industrial / Heritage)

FIG 14: Engagement opportunities with Historic Settings.

27

7.


6.5 Mixed Use DevelopmentThe masterplan study encourages a mixeduse strategy throughout the study area and inparticular in the Mixed Use / Retail District inthe core of the plan, where it edges theexisting street fabric of the town.

Evening and night time uses will beencouraged . Ground floor accommodationshould capable of future change andadaption.

6.6 Residential DevelopmentResidential development should be designedto positively engage with local surroundingsand being capable of overlooking the publicspace and minimise / eliminate areas whereoverlooking is not achieved with the potentialto lead and encourage anti social behaviour.Living accommodation within residentialdevelopment should be dual aspect andcapable of achieving natural ‘through’ventilation.

As noted previously, the policies of housingmix, density, social provision, sizes with therequirements towards the provision of carparking are contained within the Nenagh


Town & Environs Development Plan 2013 to2019. The planning authority are opentowards discussing proposal options withpotential developers and preliminary / earlyconsultations are encouraged.

6.7 MaterialsSelection of materials for new developmentrequires consideration of the materials thatdominate the historic town centre core.Traditionally these would be painted smoothplaster finish and use of stone (Limestone).

Materials should be applied to newdevelopments that have function and

substance. Use of materials being surfaceapplied / facadism should be resisted.Materials should be durable with a designlife appropriate to its location.

FIG 15: Parnell Street, Nenagh.


6.8 Roof FormNenagh town centre core typically has roofswhich are pitched with dark grey slate finish.This would be seen as traditional and typicalfor most town centres in Ireland.

The proposed developments in the study areaare encouraged to consider the existing scaleand character of the existing building stockwithin the town and reflect on the strongarchitectural heritage in the town centre core.Mechanical plant and suchlike located on theroof should be appropriately screened.

Developments are also encouraged toconsider sustainable solutions to roof designand in particular the use of sedum roofs tominimise surface water run off and the use ofrainwater harvesting for non potable useswithin buildings.

6.9 Car Parking and Service Yard Areas.The Masterplan identifies a large car parkarea at the centre of the study area. This carpark incorporates a series of landscapeproposals that visually breakdown the overallscale of the car park but which also offers thepossibility of the car park being temporarily


sub divided to accommodate special eventssuch as Farmers Market, outdoor cinema,funfairs and outdoor performances etc.

This central car park and all car park spaceswill incorporate SuDS strategies toappropriately attenuate surface waterdrainage. Service yard areas and surfaceswhich accommodate substantial turning andvehicular movements most like require a fullybound surface but the rainwater thereonshould be directed towards SuDS or localattenuation tanks before discharge towatercourse.

All service areas should be screened bybuildings from the main public spaces andstreets.

6.10 Implementation and DeliveryThe Planning Authority will actively workwith the stakeholders and other parties asnecessary in respect of realising theaspirations of the Masterplan for the area. Inthis regard it is recognised that this is likelyto occur on a phased basis and therefore themasterplan has inbuilt flexibility so as toallow for individual components to be

FIG 16: Sedum RoofFIG 17: Permeable Paving

29


implemented without adversely impactingupon existing uses which may remain in thearea over the short to medium term.Priorities are therefore considered to be:

(a) Short term/medium term

1) Interim use found for part of AbbeyMachinery buildings2) Demolition of O’Connors Shopping Centre3) Provision of a new supermarket (withoffice accommodation over), upgrade ofexisting access road from Dublin Road toserve this (and Chadwicks) and constructionof the central car park, enhancement ofpedestrian facilities, open space in front ofsupermarket, civic space to replace car parkopposite The Abbey).

(b) Long term

1) Reconfiguration of the Abbey MachineryRetail Showroom as necessary2) Provision of remaining section of link roadfrom Dublin Road to Martyr’s Road (beyondsupermarket car park)3) Traffic calming on martyr’s road


4) Pedestrian/cycle route to leisurecentre/town park completed5) Education/enterprise centre constructed(subject funding this could be constructedsooner).6) Medical centre constructed7) Seek to bring forward appropriatedevelopment proposals on remaining areas ofland taking account of prevailing conditions


7 Public Realm Strategy

7.1 Introduction7.2 Landscape Strategy7.3 Hard Landscape Elements7.4 Soft Landscape Elements7.5 Franciscan Friary Approach7.6 Former Brewery Approach7.7 Car Park Approach

31



PUBLIC REALM STRATEGY_

use and visual interest’. In terms of the‘opportunity sites’ outlined in theaforementioned document, it is consideredcritical that these new schemes display a‘distinct sense of place’ which notesignificant extensions to the town whilstharbouring a ‘separate identity’.

7.2 Landscape Strategy

The landscape treatment shall be viewed interms of existing and proposed streetscapesand spaces. Both shall be approached andaddressed collectively to ensure qualityplace-making is achieved.

The aim is to establish an overall landscapecharacter which is sympathetic to theNenagh townscape and one which reinforcesits sense of place and identity. The openspace strategy for the town will seek toprovide the following critical elements:

7.2.1: A pedestrian friendly environment(access for all) with public spaces of humanscaleHarnessing existing and proposed walkingroutes whilst enhancing amenities will result

in a positive and successful environment forall. A balanced and thoughtful approachwith regard to the ground plane and buildingfaçade treatments will be critical in linkingnarrow street ways with more open plazas.

The scale, orientation and aspect of spacesaffect the quality of open space for users andit is essential that spaces are deemedcomfortable and secure to frequent as well asproviding interest, colour and movement.

FIG 18: Concept SketchPedestrian Links to car park

77.1 Introduction

The provision and preservation of a qualitypublic realm is considered critical in enablingtowns to fully address their socio-economicpotential.

Where quality urban design is delivered,towns and villages are transformed to positiveplaces for living, visiting and investing. TheLandscape Institute (UK) notes that‘investment in the landscape makes soundeconomic sense – the evidence iscompelling. When landscape is placed atthe heart of the development process,developers profit while businesses andcommunities reap the economic benefits’

‘Nenagh Town and Environ DevelopmentPlan’ (2013-2019) notes the importance ofimproving the ‘Town Centre’; and iscognisant of the social, economic andenvironmental benefits of a qualitytownscape.

It further notes that the ‘Public Open Spaceshould incorporate high quality hard and softlandscaping which creates areas for active


7.2.3 Addresses the hierarchy of spaceswhilst retaining a uniformity and consistencyof materials and treatments.Some of the proposed ‘new’ spaces, notablyat the Friary and the former Brewery warranta exceptional quality treatment given theadjacent architectural heritage. Some of thelandscape elements proposed for thesespaces will be replicated in less significantlocations throughout the townscape. Thiswill offer continuity and a strong coherentdesign approach which will be critical indelivering it’s genius loci (‘spirit of place’).


7.2.4 Sympathetic and complementary tohistoric buildings which will form back-dropsto a number of public open spaces, includingthe Abbey and the Brewery.

These new open spaces in the town willprovide much needed civic/gathering spaceas well as potential for sensitive retail. Thecharacter of these spaces will be dominatedby the presiding architectural heritage whichwill create interest, cultural significance anda sense of uniqueness.

A sensitive approach to ‘landscape’ shouldbe considered in close proximity to thesearchitectural features. Careful considerationmust be given to framing views, screeningroutine elements and reinforcing boundarydefinition.

FIG 19: Concept SketchCirculation to car park FIG 20: Concept Sketch

Franciscan Friary

33

7.2.2 A landscape which compliments andreinforces the overall structure and layout ofthe Masterplan.Both hard and soft landscape elementsdefine and strengthen the masterplanproposals. Sufficient space has beenfactored into the proposals for planting whichwill both soften and complement the builtenvironment.


The preservation and continuedmaintenance of hard landscape elementswill be essential for the success of theMasterplan. The chosen palette of hardlandscape materials from the outset should

7.3 Hard Landscape ElementsThe principles outlined in the ‘Nenagh Townand Environs Development Plan’, require theuse of a high standard of hard landscapematerials.

Hard landscape materials largely includepaving and street furniture elements (such asseating, signage, bins, etc). A selection ofhard landscape elements have been

identified and chosen on the basis ofdurability, aesthetic quality and its suitabilityto the existing townscape and the masterplanarea.

Whilst the materials put forward are largelycontemporary, they will be complimentary tothe fabric of the town and will bolster thelink between the ‘old’ and new’ aidingsuccessful ‘place-making’.

Limestone, which has historically been usedwidely throughout the town will be proposedfor feature paving in key public spaces suchas the new public spaces at the formerBrewery and the Abbey. Natural stone isvery durable in the long term and is visuallycompatible with historic built features.


be applied consistently throughout the life ofthe Masterplan if the landscape strategy isto succeed..

FIG 21: Palette of Hard Landscape Elements


The softscape materials have been selectedon the basis of their suitability, robustness,seasonal variation and form. Theintroduction of planting as part of newschemes, civic spaces and roadside plantingwill be essential to ‘soften’ the urban formand introduce seasonal variation and anoverall visual appeal.Ongoing maintenance and reinstatement asnecessary is key in the success of the softlandscape elements at Nenagh.

7.4 Soft Landscape ElementsPlanting in urban centres, and in particulartrees, generally improves the quality of life forurban dwellers and visitors.

Softscape materials include trees, shrubs,hedging, herbaceous planting, bulb plantingand grass.

Trees in the urban landscape make a positivecontribution to society. Establishing healthyurban trees is now becoming a central

element in plans to deliver a range of positiveoutcomes including the management of

urban micro-climates, the reduction of thecarbon footprint, the creation of SustainableUrban Drainage Systems (SUDS) and the

improvement of air quality.

Properties in areas with healthy treepopulations are generally deemed moreattractive and result in higher real estatevalue – studies have shown somewhere inthe region of between 5-15% higher value.

It is notable that trees and softscapeelements in general are deemed important increating a sustainable future for towns.


FIG 22: Palette of Soft Landscape Elements

35


7.5 FRANCISCAN FRIARY_

FIG 23: Concept and Finishes: Franciscans Friary


FIG 24: Franciscans FriaryDevelopment of urban space to create urban activities and establish strong visual relationship with Friary.

Shared Surface Link from urban space to Master Plan Site.

Market Area

Friary

Shared SurfacePedestrian & Cars)

Martyrs Road

37


7.6 FORMER BREWERY_

+

FIG 25: Concept and Finishes: Former Brewery

Supermarket

Bus St

op

Martyrs

’ Roa

d

Future PedestrianLinks throughformer brewery

Public openspace with highquality publicrealm / urbanspace

Good visibility of publicspace & development fromThomas McDonagh Street


Building EdgeRoad EdgePublic Realm Edge

Circulation RouteBuilding EdgeDefenceable Space / Spill OutPriimary Flexible Area(Car Park / Market)

Reference Project

Meeting HouseSquare

Temple Bar,Dublin

Outdoor Cinema Performance Market

7.7 CAR PARK AREA__

FIG 26: Concepts and Approaches: Car Park Area

39

Pedestrian Links to Car Park Area


The ‘Spout’, in its current setting is poorly considered. As the onlyprotected structure within the Master Plan Site, the shaping ofthe urban elements has placed the ‘Spout’ at a main pedestrianjunction with Thomas McDonagh Street, with specificlandscaping designed to enhance its location and significance tothe history of the town

7.8 THE SPOUT’__

FIG 27: The ‘Spout’ Placement in Public Realm


8 Movement Strategy

8.1 Introduction8.2 Movement Objectives8.3 Vehicular Traffic/Roads8.4 Site & Local Traffic Generation8.5 Bypass Road8.6 Railway Road Proposal8.7 Railway Road Detail8.8 Car-parking8.9 Deliveries8.10 Pedestrian Mobility8.11 Cyclists8.12 Public Transport

41



8.1 IntroductionProviding a strategy that ties in with theoverall movement strategy for the town.Particular focus is on pedestrian andcyclist permeability through the site areaand traffic movement around the site.

8.2 Movement ObjectivesThe Masterplan objectives in the NenaghDevelopment Plan that relate particularlyto vehicular traffic, parking and pedestrianmovement are:

• To achieve a sustainable approach tomovement to reduce the impact ofvehicular congestion on the town centreenvironment.

• To ensure that the car parking isprovide to facilitate the development,while giving priority to the movement ofpeople and residents through the site.

• To prioritise pedestrian access and afunctional and secure network of publicspaces.

MOVEMENT STRATEGY_

8.3 Vehicular Traffic/RoadsThe recently published Design Manual forUrban Roads and Streets (DMURS) relatesto all roads and streets with a speed limit of60km/h or less and is thus applicable to theMartyrs’ Road Masterplan.

8.4 Site & Local Traffic GenerationThe suggested proposals for development ofthe site should result in significant additionalvehicular traffic as…

1) the proposed uses are mixed includingresidential with a large area for open/publicspace and surface parking and surfaceparking.

2) it is a “brown-field” site which has beendeveloped previously to a density that isnotably lower to what is envisaged in theMasterplan proposals.

bridge over the railway, partly along theexisting road bounding the Abbey Courthotel. This should reduce the traffic volumeusing the town centre.

8.6 Future of Martyrs Road

Martyr’s Road physically separates theMaster plan area from the town centre and itis an objective of the master plan to reducetraffic movements on this route.

Facilitating a better environment forpedestrians crossing between the Masterplanzone and the town centre is a primeobjective.

8

8.5 Bypass RoadIt is an objective in the NenaghDevelopment Plan to provide a road linkbetween the Dublin Road and Thurles Roadvia a new

Martyr’s Road is naturally traffic calmed bythe existing right angle bends on the road.This will be further calmed by theintroduction of table-top areas, and areaswhere the road ramps up to footpath level,where prominent pedestrian crossing will befocussed. A tree lined avenue will be createdalong part of the straight section of the routeand the vertical scale of the trees will give asense of enclosure and further reduce speeds.


8.7 Link Road from Dublin Road to MartyrsRoad.

A new traffic route is proposed, “RailwayRoad” from the Dublin Road to MartyrsRoad. This will become an alternative routeto Martyr’s Road and traffic will beencouraged to use it and by traffic calmingon Martyr’s Road.

MOVEMENT STRATEGY_

StudyArea

Proposed newbypass trafficroute

Main routesMartyrs Road One WayTable Top ZonesPedestrian NetworkBus Stop Area

FIG 28: Inner Relief road connecting Thurles & Dublin RoadsFIG 29: Proposed Road network & Connections

New Roundabout

Existing Roundabout(Kenyon Street)

Prop

osed

New

Road

(Rai

lway

Road

)

43


8.8.1 Railway Road DetailThe junction at the bottom of the north ofthe proposed railway crossing bridge, isproposed as a roundabout ( Fig. 50 ) toprovide a traffic calming feature for motoristsarriving from the Thurles Road approach.

A fourth arm would serve the lands behindthe hotel. A T-junction is also proposedwhere Martyrs’ Road would yield to“Railway Road”. The provision of a Tjunction at this location, should encouragetraffic to use “Railway Road” to travelbetween the Dublin Road and Keynon St(the R498) rather than Martyr’s Road.Possible design of this junction could be:

(a) the carriageway width reduced therebyincreasing the footpath width to givesufficient visibility.

or (b) , tabletop junction to slowapproaching traffic

MOVEMENT STRATEGY_

The Dublin Road-Thurles Road link beyondthe railway is likely to have a carriagewaywidth of 7 metres with verges on both sidesseparating it from uni-directional cycletracks and further verges separating cyclistsfrom footpaths. However, over the railwayto minimise the bridge width the verges maybe omitted.

The 7-metre carriageway should continuefrom the roundabout junction with ”RailwayRoad” to the Dublin Road but to beconsistent with the Dublin Road on-roadcycle lanes should be provided.

FIG 30: Bicycle Reference Image


R498

R445

Main routesMartyrs Road One WayTable Top ZonesPedestrian NetworkBus Stop Area

Roundabout Location

Revised junction atKenyon Streetcurrently beingdeveloped by others

8.9 Car-parkingThe uses of the site will dictate the amountof car-parking required. The site is largerelative to its position adjacent to Nenaghtown centre and surface parking isconsidered appropriate.

Most of the car-parking for the masterplanarea should be accommodated centrally inone large car-park - accessed off “RailwayRoad”. This would reduce the traffic volumeon Martyr’s Road.

Car-parking associated with the proposedsupermarket could be dual use. The numberof spaces to be provided will depend on thisand mix of uses. Proposed residential areaswill have on-site plot parking and visitorparking.

10.10 DeliveriesHGV’s should be accommodated withsuitable access from the main traffic routes.Access to existing businesses on MartyrsRoad is retained but delivery access to anyfuture developments off Martyr’s Roadshould be avoided.

MOVEMENT STRATEGY_

FIG 31: Movement Strategy Plan

45


MOVEMENT STRATEGY_

8.11 Pedestrian Mobility

Pedestrian mobility is a vital element to theMasterplan, particularly given the location ofthe area near to the town core. TheMasterplan layout has been developed tofacilitate pedestrian permeability withexisting desire lines in mind and focussingthese desire lines to appropriate crossingpoints at intersections with roads, etc.A pedestrian route to the Leisure Centre andTown Park from the town centre through themaster plan is proposed which will drawpeople / activity into the master plan area.In order to facilitate movement atappropriate locations on the main roadssuitable pedestrian crossing facilities will benecessary possibly including traffic lightcontrolled pedestrian crossings. Sharedspaces can also function to reduce trafficspeeds.

The use of physical furniture/railings, etc tocoral pedestrians is discouraged.

Existing links to the town centre from thesite utilise Friar Street and lanes as shownon the attached map which link to Kenyon

FIG 33: Friars Court Lane

and Pearse Street.

Traffic calming of Martyr’s Road atappropriate locations would improvepedestrian safety. The provision of a sharedsurface / pedestrian priority area at thejunction of Martyrs Road Friar Street willenhance permeability.

A pedestrian route through the formerbrewery complex to Thomas McDonaghStreet, may in the longer term, bedesirable.

8.12 CyclistsThe DMURS document encourages theprovision of cycle infrastructure along trafficroutes and in new developments. The 2011National Cycling manual contains specificguidelines on facility provision includingdimensions etc.

There are existing cycle-lanes along theDublin Road which terminate at theMartyr’s Road junction. Dedicated cycletracks are proposed for the new DublinRoad–Thurles Road link.

Cyclists would share the carriageway of theproposed new street and Martyrs Road.Furthermore the on-carriageway cyclists willfurther assist in the control of vehiclespeeds in these areas.

FIG 32: Pedestrian Movement


MOVEMENT STRATEGY_

8.12 Public Transport

The Railway Station at present is not wellused due to lack of frequency of trainservices.

The Masterplan facilitates its continued useand development should there be futureinvestment in rail services. The reportidentifies under tourism that the existingwarehouse building could be considered forRailway / Heritage Museum type use withthe existing railway line infrastructureconsidered for historic railway journeyexperiences.

A signalised pedestrian crossing of “RailwayRoad” could be incorporated close to thestation should the need arise.

A bus set-down bay is proposed on Martyr’sRoad, near to the proposed supermarketand main car park within the development.The bay should be ideally located in closeproximity to the road interface with thecentral car park, thus enabling patrons todisembark the bus and cross to the carquickly in periods of inclement weather, etc.

FIG 34: Nenagh Railway Station

47

The bus set-down should be in the form ofan off-road bay, thereby not hindering theprogress of following vehicles.



Appendix 1: Analysis

A1.1 Historic Overview: NenaghA1.2 Map Based Comments: Study AreaA1.3 SMR / Protected StructuresA1.3.1 Protected StructuresA1.3.2 The Spout.A1.4 Access & MovementA1.5 LandscapeA1.6 Footprint, Quality & MaterialsA1.7 Land use & economic vitalityA1.8 FloodingA1.9 Constraints & Opportunities

49



ANALYSIS_

A1.1 Historic Development

Nenagh Overview•Nenagh was one of the seven importanttowns in medieval County Tipperary, alongwith a further twenty-five boroughs(smaller settlements).

•Suggested from the historical evidencethat there was habitation activity atNenagh before the walled town.

•Nenagh was originally an assembly siteas its name derives from ‘aonach’ meaninggathering place/market place.

•Medieval town of Nenagh wasestablished circa 1200 by the Anglo-Norman Theobald Butler, as a base toexploit and develop extensive lands inNorth Tipperary.

•The historic town dates to this period.Nenagh was a walled town, like Limerick,and one of about fifty such towns inIreland.

•The walling of the town is known mainly

from historical sources. Little is knownarchaeologically of the wall’s circuit anddetail of defences. For the most part theline of the wall’s circuit is still postulated(see Thomas’ 1992 map).

Appendix 1A1.2 Map Based Comments on Study Area

•The first edition six inch OS map (c.1840s) shows the master plan area as anopen space with some field boundaries andtracks crossing it. The townland boundarybetween Nenagh North and Nenagh Southis shown.

•A brewery complex complete with gardensis shown immediately to the north.

•The later twenty-five-inch OS map showsthe Old Brewery and a new road, the line ofwhich now forms the northern edge of thesubject site.

•No structures are shown within the masterplan site .

•The twenty-five inch OS map notes thatthe subject site was liable to flooding.

FIG35: Sketch Map of Nenagh Town Wall


ANALYSIS_

A1.3. Sites and Monuments Record andRecord of Protected Structures

•The archaeological sites and monumentsrecord (SMR) constraint map indicates anumber of known archaeological monumentsin the vicinity of the subject site (they areindicated on maps by red dots).

•These are also marked on the Record ofMonuments and Places and are protectedunder the law. None is within the subjectsite.

•Two archaeological investigations wereundertaken within the bounds of the subjectsite. In both cases no archaeologicalremains were present.

•The western portion of the site, by virtue ofits proximity to the Friary and old town wall,has a higher potential for archaeology thanthe rest of the site. This area may containarchaeology relating to the Town Defences(possibly along Martyr’s Rd), the FranciscanFriary, the medieval parish church and thelater RC chapel.

•In order to proactively facilitate re-development, a desk-based ArchaeologicalImpact Statement Assessment has alreadybeen undertaken.

A1.3.1 Protected Structures

A ‘Protected Structure’ is a structure that aplanning authority considers to be ofspecial interest from an architectural,historical, archaeological, artistic, cultural,scientific, social, or technical point of viewand is included in its Record of ProtectedStructures (RPS). It may be a building, orelement in the landscape or part of abuilding which is of significance because ofits architectural or artistic quality, or itssetting, or because of its association withcommercial, cultural, economic, industrial,military, political, social or religious history.

Every planning authority is obliged to havean RPS that includes structures of specialinterest in its area. The RPS forms part ofthe Development Plan. The legislation forprotected structures is contained in thePlanning & Development Act 2000. Part IVof the Act deals with architectural heritage.

FIG36: Water Spout, Thomas McDonagh Street

A1.3.2 The ‘Spout’There are several protected structures inthe vicinity of the master plan site and onewhich is within its boundaries. This is afountain know as the Water Spout built in1822. The Water Spout is also listed in theNational Inventory of Architectural Heritage(NIAH).

The ‘Spout’ is a nineteenth century fountainthat once provided the town water supply.It was erected in 1822 in a relief scheme.It is constructed of grey limestone , with apediment and an arch over the wateroutlet. In 2007 Nenagh Town Council &Heritage Council paid for the repair andrestoration of the Spout.

51


ANALYSIS_

Red dots Archaeological Monuments within Historic Town

FIG37: Archaeological Monuments

Map circa 1900:Note: Apart from Water Spout, no

development within the study area

The ‘Spout’


A1.4. Access and Movement

A1.4.1 Pedestrian Connection to TownCentreThere are strong connections from PearseStreet and Kenyon Street via Abbey Streetand Friary Streets and adjacent lanes whichpass by the Franciscan Abbey and adjacentcar park to the North West Edge to the studyarea.

Possible future links through the OldBrewery (Identified as an opportunity site inNenagh & Environs Development Plan /Appendix 2) might connect the site directlyto Pearse Street and the western end ofThomas McDonagh Street.

4.4.2 Traffic MovementThe site has the advantage of being adjacentto the Dublin Road (R445) and MartyrsRoad with good access to the M7.Current constraints in the existing streetpattern are the sharp corner where MartyrsRoad passes the railway station leading tothe Kenyon Street / Thurles Roadroundabout and the junction of MartyrsRoad and Dublin Road. The Master Planseeks to address these issues.

A1.4.3 Public TransportThere are bus stops in the town centre areaon Kickham Street. Consideration is given inthe master plan study to the provision ofnew stops.

The railway station is located at thesouthern corner of the master plan site, butdue to poor frequency of services is not wellused. However with the ongoingencouragement to use sustainable modes oftransport, subject to investment, future useof the rail network by commuters mayincrease. Therefore the Masterplan allowsfor continued use.

4.4.5 Pedestrian/ Smarter Travel MovementNenagh is well advanced in the provision ofa co-ordinated Smarter Travel Plan asdetailed in ‘Proposals for Implementation ofWalking and Cycling Measures in Nenagh(May 2012), including cycle lanes along theDublin Road from the east which terminateat the junction with Martyrs Road.The Masterplan study area is strategicallylocated between the town centre and thetown leisure centre with the adjacent newtown park at the eastern edge of the town.

ANALYSIS_

There is substantial walk and cycleinfrastructure completed on the town edgeand the opportunity of integrating the studyarea into this network is strongly desirable.

The provision of new pedestrian / cycleroute from the centre via the master planarea to the leisure centre and park is highlydesirable and would enhance and extendthe existing network within the town.

13kmWalking Route

FIG 38: Pedestrian & Cycle Movement

53


Abbey Court Hotel

Railway Station

KenyonStreet

Pear

seSt

reet

Dublin Road


Friary

Nenagh Castle

Courthouse

Pedestrian

Traffic

FormerBrewery

Abbey Street

Friary Street

FIG 39: Traffic & Pedestrian Movement


ANALYSIS_

A1.4.6 Car Parking.

The adjoining map indicates where carparking spaces, both public and private, arelocated (including business premises spaces/ Blue). Surface car parks as managed bythe Council operate a Pay & Display system.

There is currently a large surface car parkwithin the master plan area which wouldhave formerly operated for O’Connor’sSupermarket and adjoining businesses.

It is acknowledged that proposals in theMaster Plan should not impede access toexisting public car parks and service yards inthe town centre to the west of Martyr’s Road

FIG 40: Existing Car Parking & associated access

55


ANALYSIS_

A1.5 Character of Site and Surroundings

The Footprint of the existing site issubstantially developed with small portionsof undeveloped lands adjacent to the railwayline. Most of the buildings are of portalframe / metal clad construction with some inpoor condition.

Throughout the site there are large hardsurfaced parking / outdoor storage areas aswell as undefined throughways.

There are no particular features on the siteof note apart from the ‘Spout’ on the DublinRoad. Adjacent to the site on Martyrs Roadare the Friary ruins and the former brewerybuildings. Existing residential developmentson Thomas McDonagh Street and MartyrsRoad also overlook the site. These elementshave distinctive urban and historicalcharacteristics and are considered to beimportant in the development of themasterplan strategy

FIG 41: Study Area from South East aspect


ANALYSIS_

Within the consultation process, discussionswith stakeholders reviewed opportunities inthe short / medium term for continued oralternative uses. These opportunities havebeen considered in the masterplan phasing.

A1.6 Observations

•Typical building height is circa 7mtrs.

•The buildings are organised on site withinprivate owners plots and do not relate totown space layout or contribute to any vistas/ streetscape.

•Buildings for the most part were built fortheir intended use and are not easilyadaptable for alternative uses.

FIG 42, 43, 44 : General photographs of existing building in study area.

The architectural character and scale of the buildings within thestudy area is predominantly industrial in scale and finish. Buidings

and developments which are located on the opposite side ofMartyrs’ Road offer the opportunity of establishing a relationship

with historic buildings and root proposed developments in thecentre core

Former Brewery

The Spout

57


ANALYSIS_ Comparison

Convenience

Food / Drink / Hospitality

Service / Office

ResidentialCA

TEG

OR

Y O

F U

SEFIG 45: Town Centre Use Map

A1.7 Land use & economic vitality

Nenagh town centre has a strong andhealthy mix of uses focused on local retail,cafes, public houses and services. Many ofthe shops in the town centre are soletraders, each achieving a sense of personalidentity with shopfronts mainly of traditionaldesign.

Large scale supermarkets serving Nenaghtown are located on the Limerick Road(Dunnes Stores) and the Borrisokane Road(Tesco). Neither location operate as ashopping centre with smaller tenant units,thereby limiting the drift from the towncentre core. The proposed future usesidentified for the study area shouldcomplement rather than compete with thetown centre.

The study area has a discount supermarketand the former ‘O’Connors’ Supermarket.The discount supermarket has poor visibilityfrom the Dublin Road. The master plan sitealso contains a car showroom, fillingstation, builders providers and a number ofsmall retail premises.


ANALYSIS_

A1. 8 Flooding

The site has been identified as beingpredominantly within Flood Risk A category.

A strategic flood risk assessment has beencompleted for the masterplan site and areasof flood risk within the masterplan site havebeen established.

Any significant developments within themasterplan site will be required to satisfythe development management justificationtest as outlined in The Planning System andFlood Risk Management – Guidelines forPlanning Authorities, 2009.

All new large scale developments within themasterplan area will need to provide“Sustainable Urban Drainage Systems‘(SuDS) and rainwater harvesting as part oftheir proposals.

FIG 46: Flood Extents

Extent of levels that define Flood Risk A

59


ANALYSIS_

A1.9 Constraints & Opportunities

The following section identifies opportunitiesand constraints for the development of theMartyrs Road Study Area.

A1.9.1 Constraints

•Poor design quality building stock whichfails to define the site area. Study area hasno ‘hard edges’ or buildings of scale.

•The study areas is not permeable topedestrian or cycle movement.

•Site dominated by free surface car parking– all in private ownership.

•Site is categorised as Flood Risk A: TownCentre.

•Existing road infrastructure has pinchpoints, sight line challenges and poorjunctions to existing road infrastructure.

•Lands within the master plan site area arein multiple ownerships

A1.9.2 Opportunities

•Relationship of the study area to elementsthat define Nenagh and its history (Friary /Old Brewery / Water Spout)

•Adjacent buildings and developments withstrong architectural character and form.

•Proximity to town centre core and thepedestrian lanes that can form directpedestrian links to the centre.

•Ability and capacity to accommodate newuses to town centre that can complementexisting commercial activity in town centreand significantly increase the commercialand social asset base of the town.

•Creation of public open space thatenhances the urban experience and can beused for casual leisure and outdoor events

•Ability to introduce routes through thestudy area for pedestrians and cyclist withlinkages to existing smarter travel routes andthe town street patterns in general.

FIG 47: Housing to Thomas McDonagh Street

Existing residential developments along Dublin Road and Martyrs’Road provide an opportunity to develop designs for similar uses that

can relate to these houses and reinforce the development of localneighbourhoods


Elements that can define character

Elements that can define or contribute to qualityof an urban space

Proximity of Town Centre core

Challenging Road infrastructure

CONSTRAINTS

No coherent permeability through study area.

OPPORTUNITIES

Flood Risk Area. .

ANALYSIS_

FIG 48: Opportunities and Constraints Mapping

Existing residential schemes toThomas McDonagh Street / DublinRoad that form a strong urban edge.

Existing residential scheme toMartyrs’ Road forms a strong urbanspace

Pedestrian Route through site notdefined

Form

erBrew

ery

Friary

The Spout

TOWN CENTRE CORE

61

RailwayWarehouse

Railway Station



Appendix 2: Consultation

A2.1. IntroductionA2.2. IssuesA2.3. OpportunitiesA2.4. Conclusions

63



A2.1. Introduction

Nenagh Town Council advertised a PublicConsultation process through Public Noticein the local media as well as direct contactwith known property owners.

The consultation meetings on themasterplan study commenced with a ‘BlankSheet’ meeting with the substantive portionof existing property owners, owners ofproperties adjacent to the study area as wellas meeting with interested members of thepublic.

A2.2 Issues

The key issues that emerged from theworkshops process are noted as follows.

A2.2.1 Town Centre

•Town centre has a strong identity as amarket to and needs to build on this andstrengthen niche and local produceshopping.

CONSULTATION_

Proposed masterplan should work toreinforce and strengthen the existing towncentre core.

A2.2.2 Pedestrian Links

•The town centre core is well served bylocal shops and services. The series of smallstreets and lanes that provide links betweenKenyon Street and Pearse Street have goodoccupancy and variety.

•Abbey Street and Friary Street offer directlinks from the masterplan study area to theretail core of the town.

•The study area was seen as not beingpedestrian friendly – dominated by cars, andthat new design developments should workto address this issue.

•Existing footpath along the ThomasMcDonagh Street edge of the site wasviewed as being of poor quality and did notpresent a positive aspect when approachingthe town centre from the local hotel

•The development of a pedestrian routealong the southern edge of the study wasseen as desireable, possibly linking Kenyonstreet and new town park and existing /refurbished town leisure centre.

A2.2.3 Urban Design Quality

•Existing buildings within the study areawas considered to be poor design quality20th and not respectful of the character ofNenagh town centre.

•Study Area considered disconnected fromtown centre. New development should be ofa high quality and integrate functionally withtown centre activity.

•Appropriate scale, form and materials withactive frontages. The pattern of developmentshould be organised to integrate with thetown centre core.

A2.2.4 Relief Road

•The Nenagh & Environs Development Plan2013-2019 indicates a relief road linkingthe Dublin Road to the Thurles Road. This

Appendix 2


was seen generally as essential to bothreducing traffic in town centre and providinga more prominent access to the backlands ofthe masterplan study area.

•Link between this proposed relief road andKenyon Street seen as desirable.

A2.2.5 Car Parking

•The proximity of the site to town centrewas seen as ideal for the provision of towncentre car parking.

•Scale of parking in town centre not seen tobe of a scale to support multi storey carparking.

A2.2.6 Public Transport

•Railway station and levels of serviceavailable seen as being under threat andexisting levels of service are poor.

•Bus services operate from a series of stopson Kenyon Street with local services, & intercity services (Dublin/ Limerick) operatingfrom this location and the railway station.

CONSULTATION_

A2.2.7 Existing Uses•The stakeholders consultations developedan understanding as future intentions oftheir respective properties (both mediumand long term).

•General acceptance that the masterplanstudy area required substantialredevelopment

•Redevelopment needed to be of a suitablyhigh quality and of a scale suitable for atown centre.

•Existing buildings were seen as elementsthat would need to be replaced in order toallow for a vibrant and considered urbandesign to emerge. .

•Direction given on certain existingbusinesses and a short to medium termintention to maintain or extend existingbuildings / properties within the study area.

A2.3. Opportunities•Suggestions and comments were made asto opportunities / uses to be considered forthe study area.

65

A2.3.1 HealthcareProvision of a town local health care toaccommodate doctor surgeries and servicesthat provide facilities for minor treatmentsand procedures as well as treating minorillnesses and injuries.

A2.3.2 Residential•General view from the public consultationprocess was that housing provision withinthe town was generally well served.

•Consultation process noted an identifiedneed coming out of the process related tothe provision of housing for the elderly in atown centre location that was close to towncentre based services and facilities.

•The proximity of sheltered housing close toa healthcare clinic / services was seen asdesirable.


CONSULTATION_

A2.3.3 Education & Enterprise

•Existing primary and secondary schoolsseen to be well served.

•Noted that the town had limited adulteducation services and no delivery of Thirdlevel courses.

•Access further education by adults wouldbe well received with the application ofevening courses and courses linked to localindustry seen as particularly relevant.

•Noted that business start-up andincubation could be considered for inclusionin the study area.

•Development of links of education toenterprise was seen as opportunity tostrengthen local ideas, business andemployment.

5.3.5 Leisure

Opportunity providing a public walk / cyclelanes linking the town centre to the townleisure centre, swimming pool and park

would be desirable.

•Open space created by the car park shouldbe considered for alternative uses outsidepeak demand periods

A2.4. Conclusions

The outcomes from the ‘Blank Sheet’consultation process are noted as follows andhas influenced the design approach for themasterplan study area.

A2.4.1(a) Existing BuildingsSome existing facilities within the Masterplanstudy area will continue on an interim basis.The masterplan should therefore havephasing to allow for this.

A2.4.1(b) Uses(i) Residential

Consider provision of sheltered housingserving the needs of the elderly to beconsidered. Locate close to any futurehealthcare use.

Consider development of private residentialat end of Martyrs Road, tying in with theexisting residential development opposite.

A2.4.1 (c) Retail

Future uses for the masterplan study shouldnot compete, but complement and expandthe town centre retail core.

Provision of a convenience shop /supermarket was seen as desirable tocounterbalance the existing supermarketprovision at the edge of town centre.

A2.4.1 (d) Other UsesConsider healthcare centre, leisure andeducation/ enterprise uses.

A2.4.1 (e) Car Parking

Long term (all day) parking for thoseworking in town centre core desirable.

Consider temporary uses in car park areasduring off peak period.

Consider bus stop facilities.


CONSULTATION_

A2.4.1 (g) Relief Road

Noting the proposed relief road linking theDublin Road to the Thurles Road, a linkfrom this new road over to Kenyon Streetwould reduce traffic to Martyrs’ Road andpermit better pedestrian linkages to thetown centre core.

A2.4.1 (h) Public Space

Public space provision should complementwith the existing historic buildings adjacentto the site area – notably the Abbey and theformer Brewery and the ‘Spout’ structure.

A2.4.1 (i) Pedestrian & Cycle Routes

Provision of strong pedestrian / cycle withtown centre and town park and leisurecentre to the east links through the siteshould be developed.

A2.4.1 (j) Urban Fabric of Study Area

Proposal to be guided to be of high qualityand of appropriate scale with carefulconsideration of selection of materials

67

appropriate to the architectural character ofthe town centre.

Proposed urban form needs to have strongurban edges that define the site boundariesand contribute and extend the streetfrontages.

High quality public realm provision of qualityfootpaths, street furniture and landscape.

A2.4.1(k) Profile

The masterplan objective should beprimarily to facilitate provision of a thrivingand vibrant urban quarter that complementsthe town centre and enhances Nenagh aswhole.

Documents

STRATEGIC MASTERPLAN URBAN DESIGN STRATEGY · STRATEGIC MASTERPLAN + URBAN DESIGN STRATEGY MARTYR’S ROAD, NENAGH, COUNTY TIPPERARY ISSUE: 10.12.2014 Comhairle Contae Thiobraid Arann