BLANCHARDSTOWN VILLAGE Urban Design Framework Plan
March 2010
2 | MARCH 2010
BLANCHARDSTOWN VILLAGE Urban Design Framework Plan
MARCH 2010
DAVID O’CONNOR GILBERT POWER COUNTY MANAGER DIRECTOR OF PLANNING
Joan Caffrey Louise Murphy Senior Planner Executive Planner
Stewart Logan Yolande McMahon Senior Executive Planner Assistant Planner
Matthew McAleese Senior Executive Planner
Fingal County Council Planning Department, Grove Road, Blanchardstown
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 3 4 | MARCH 2010 CONTENTS
1.0 INTRODUCTION 7 1.1 The Fingal Development Plan 2005-2011 8 1.2 The Blanchardstown Urban Structure Plan , BUSP 9
2.0 BLANCHARDSTOWN URBAN STRUCTURE PLAN & BLANCHARDSTOWN TOWN CENTRE DEVELOPMENT FRAMEWORK/MASTERPLAN 11 2.1 Design Objectives: - 11 2.2 Land Use Objectives: - 11 2.3 Transport Objectives: 12 2.4 Design Framework 12
3.0 THE STUDY AREA 13 3.1 Characteristics of Blanchardstown Village 13 3.1.1 Land Use 13 3.1.2 Ownership 14 3.1.3 Townscape 14 3.1.4 The Built Heritage 15 3.1.5 Natural Amenities 18 3.2 Relationship with the Blanchardstown Centre and the Wider Area 19 3.2.1 Town Centre & Village 19 3.2.2 Interaction between Town Centre & Village 19 3.2.3 The Wider Area 20
4.0 MOVEMENT 21 4.1 The Village 21 4.1.1 Rail 21 4.1.2 Car Movement 21 4.1.3 Pedestrian Movement 22 4.1.4 Cycle Movement 22 4.2 Movement in the Wider Area 23
5.0 STRENGTHS WEAKNESSES OPPORTUNITIES & THREATS 24 5.1 Village 24 5.1.1 Strengths 24 5.1.2 Weaknesses 24 5.1.3 Opportunities 24 5.1.4 Threats 25
6.0 STRATEGIC ACTIONS 26
7.0 OPPORTUNITY SITES 28 7.1 The Village 28 7.2 Opportunity Site No. 1 31 7.3 Site No. 2 35 7.4 Site No. 3 37 7.5 Site No.4 39 7.6 Site No. 5 41 7.7 Site No. 6 43 7.8 Site No. 7 45 7.9 Site Nos. 8 and 9 47 7.10 Site No. 10 49
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 5 7.11 Site No. 11 51 7.12 Site No 12 53 7.13 Site No 13 55 7.14 Rezoning 57 7.15 Social and Economic Benefits of Developing the Opportunity Sites 58
8.0 ON-STREET PARKING/BUS AND CYCLE LANES 59
9.0 THE TOLKA VALLEY 63 9.1 Fingal County Development Plan 2005-2011 Objectives 63 9.2 Current State 63
10.0 MOVEMENT BETWEEN VILLAGE AND SURROUNDING 65 10.1 Connecting the Village and the Town Centre 65 10.2 Other Routes 65
11.0 SHOP FRONT AND SIGNAGE GUIDELINES 68 11.1 The Village 68
12.0 PUBLIC REALM 73 12.1 Streetscape Manual 73
APPENDIX 1: OPPORTUNITY SITES CAPACITY 77
APPENDIX 2: MAP & ITINERARY OF STREET FURNITURE CLUTTER 78
APPENDIX3: LIST OF PERSONS OR BODIES THAT MADE SUBMISSIONS 82
6 | MARCH 2010 1.0 INTRODUCTION
Blanchardstown is a thriving community with a population of 93,000 people which is expected to increase over time to 120,000-150,000. The Myles Wright Plan for the Dublin Area published in 1966 selected Blanchardstown as one of the new towns to be developed west of Dublin City and the area owes much of its growth to the targeted development subsequently planned for the area. Although the town faces many challenges particularly arising from the current economic circumstances, it enjoys advantages in that it contains companies with high quality employment as well as a major retail centre and Connolly Hospital. The town is strategically well placed close to the M50 and it enjoys good access to the wider Dublin conurbation. It has a good rail connection to Dublin’s City Centre via the Connolly-Maynooth rail line. There are railway stations at Laurel Lodge, Coolmine and Clonsilla. In addition the planned development of Metro West will further enhance its accessibility.
Blanchardstown Village lies at the heart of the town and is an important part of the identity and character of the Town. It originated as a small typical crossroads rural village centred on the junction of Main Street and Church Avenue/Mill Road. It saw some early industrial development with the establishment of Blanchardstown Mills in the late 18TH Century, which took advantage of the development of the Royal Canal to transport goods and access markets. It later became a flour mill and was subsequently used for manufacturing margarine until a major fire in 1994. The Village also contained Rathborne’s Candle Factory and a cattle market. The development of what is now Connolly Hospital initially took place in 1955 when it was developed for the treatment of tuberculosis. This encouraged the development of housing in the Village. The most prominent building is St Bridgid’s Church, which was completed in 1863. Another prominent building is that now occupied by Brennan’s Kitchens which was formerly a Carmelite Seminary subsequently occupied by the Holy Ghost Fathers and then by the nuns of St Joseph of Cluny and dates back to 1828.
The Village faces challenges arising from the rapid development that has occurred in the recent past that has placed pressure on it in terms of changes to its character, traffic congestion, an expansion of business services and connectivity to the wider Blanchardstown area. The Fingal County Development Plan and the Blanchardstown Urban Structure Plan gave particular attention to these issues. This Blanchardstown Urban Design Framework Plan, document develops an appropriate urban design response to these challenges.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 7
1.1 The Fingal Development Plan 2005-2011 The Fingal Development Plan 2005-2011 set out a number of Development and Local Objectives for Blanchardstown. They included the following; Development Objectives Objective Blanchardstown 1 To prepare a Masterplan for the future development of the town Centre and Blanchardstown Village Objective Blanchardstown 7 To improve the Blanchardstown village streetscape and environment through appropriate high quality infill development Objective Blanchardstown 8 To protect and preserve the floodplain of the Tolka as an important element in the drainage infrastructure of the area Objective Blanchardstown 9 To upgrade the visual environment of Blanchardstown Village by: • The removal of unauthorised signs • The replacement of overhead cables and wires by underground services • The rationalisation of public car parking • The introduction of appropriate landscaping and paving Local Objectives No 362 To provide a high quality visual entrance to Blanchardstown Village in the redevelopment of buildings in the vicinity of the junction of Clonsilla Road and Main Street.
No.367 To encourage the redevelopment of this underutilised local centre for mixed-use including residential, office and retail development that provides a positive visual contribution to the streetscape.
No 372 To protect the flood plain of the Tolka.
No. 375 To facilitate the development of an extended mixed-use commercial area for the Village which augments local services, office, employment and community facilities and enhances the village streetscape.
In addition Local Objective No. 356 set out an objective “To prepare a masterplan setting out the future retail, leisure, other commercial and civic uses within an enhanced urban design and environmental framework, together with the transportation infrastructure needed to meet the short ,medium and long-term requirement of the town centre and locality”.
8 | MARCH 2010 As a consequence of these objectives the Blanchardstown Urban Structure Plan (Fingal County Council, Spring 2007) (BUSP) and the Blanchardstown Town Centre Development Framework/Masterplan Spring 2009 were produced.
1.2 Blanchardstown Urban Structure Plan (BUSP) and Blanchardstown Town Centre Development Framework/Masterplan
These policy documents identify Blanchardstown Village as a development opportunity area. Objectives are set out on design, land use and transportation for implementation in redevelopment sites that may come on stream in the future. A specific objective is also stated to produce an Urban Design Framework (UDFP) to guide this new development. This UDFP is a non-statutory document. The purpose is to provide guidance by means of a well-illustrated document demonstrating how the objectives might be formulated and designed. The Village has been the subject of a number of planning applications for re-development and/or the development of vacant sites. This UDFP will provide an appropriate template to test proposals in terms of their urban design, land use and transportation provisions. Although the UDFP primarily focuses on the Village, it also refers to the wider Blanchardstown area given the policy objective to integrate the Village with the new Town Centre set out in the Strategy Documents. Map No 1 sets out the primary study area, which is shown outlined in red and the wider Blanchardstown Town Centre Area is outlined in blue.
Map No.1A Primary Study Area & Wider Blanchardstown Area
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 9
Map No.1B Primary Study Area
10 | MARCH 2010 2.0 BLANCHARDSTOWN URBAN STRUCTURE PLAN AND BLANCHARDSTOWN TOWN CENTRE DEVELOPMENT FRAMEWORK/MASTERPLAN
The policy documents set out a number of design, land use and transport objectives that apply to Blanchardstown Village.
2.1 Design Objectives: - Integrate the Village as an axis with the Town Centre Remodel the built environment into mixed use development of a higher density and close- knit urban form Remodel and traffic manage the Main Street roadway into a streetscape, designed to be a place for living and enjoyment Maximise the utility of the Tolka Valley adjacent to the Main Street (rear of) An Urban Design Framework to guide development formats.
2.2 Land Use Objectives: - The Structure Plan states that: “as the scope for the densification of existing uses is limited in Blanchardstown Village backlands areas, the growth in residential floorspace will largely be made up of mixed use developments where residential development is located above retail and other commercial uses. This will apply to the Main Street area and some small areas with direct access to this area. Consequently the residential capacity will emanate from a range of management/development control instruments used to promote development to ensure delivery”
1. Provide (in general) three-storey apartment development over underground parking, commercial and retail uses (four-storey above ground level - five storey near Superquinn). (a) Apartments to be predominantly three-bedroom units and aimed at owner occupation to attract long stay residents. Commercial/residential package – live over shop integration to be the built form. (b) Apartments to be provided with adequate facilities for vehicles and bicycles. (c) Apartments to have integrated private open space provision to Development Plan standards.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 11 (d) Having regard to the scale of the development and the large quantity of commercial opportunities, residential will take precedence over commercial concerns i.e. this will largely be a residential quarter.
2. Provide civic passive open spaces, one of which will have 50% cover. 3. Introduce universal underground and flat parking throughout so that ultimately there will be no parking on Main Street. 4. Provide for customer and employee cycle parking in connection with commercial and retail uses. 5. Re-locate back street commercial uses to Main Street edges or more appropriate locations in the wider Blanchardstown area.
2.3 Transport Objectives: 1. Provide pedestrian access between the Town Centre west end and the Village at high level across the Snugborogh Road and Main Street. All pedestrian changes in level and long distance sections by under-cover land bridge. 2. Provide Bus priority measures. 3. Pedestrian and cyclist priority on re-designed Main Street. 4. Existing pedestrian/cyclist access to Corduff and JCMH open space to be improved. 5. Existing pedestrian/cyclist access to Hazel Lawn to be improved. 6. Existing pedestrian/cyclist access to Clonsilla Road to be improved.
2.4 Design Framework
1. Maximum four-storey development (possible five in front of Superquinn). 2. Vertical building design emphasis. 3. Unified design of buildings and civic spaces to a frontage rhythm. 4. Consistent pitched tiled roof and use of roof space. 5. Consistent branding of materials and detailing. 6. Insulation of passive space on buildings from Motorway noise on North side. 7. Avoid overlooking and overshadowing re housing to North on north side. 8. Avoid overlooking and visual obtrusion re housing to South on south side. 9. Design out commercial/residential conflicts in initial designs (noise, ventilation, signage etc) by identifying specialist uses in the scheme. 10. Rhythm and roof design at road curves and civic setbacks.
This UDFP addresses all the items set out above by a detailed analysis of the quality of the existing public realm and private development, the identification of Opportunity Sites and Urban Design Strategies for the public realm and those Opportunity Sites.
12 | MARCH 2010 3.0 THE STUDY AREA
The UDFP study area stretches from the traditional entrance to the Village on the eastern side at the “Bell” Public House to the approaches to the new Town Centre to the West. It is bounded on the North by the N3 and on the South by suburban housing developments. The adjoining locality includes the new Town Centre, Millennium Park, the Coolmine Schools complex and part of the Roselawn residential area.
3.1 Characteristics of Blanchardstown Village
3.1.1 Land Use Land use within the Village is mixed, with commercial premises having displaced a number of residential uses along Main Street and Clonsilla Road. The business uses include Public Houses, Cafes, Convenience and Comparison Retail, Service uses, Offices, Motor
Vehicles sales, as well as Community Services in the Main Street form of Doctors and Dentists Surgeries, Community Hall, Employment Services, Garda Station and the Catholic Church of St Brigid. Retail vacancy rates are low although there are some vacant premises. The Village appears to be under pressure to accommodate small service business use in particular.
There is a significant quantum of residential infill Commercial Use in Houses development to the rear of Main Street, which provides a strong local base for the retail uses. There are approximately 700 units in the Village with an estimated population of 1,800 persons. The development of the Town Centre with its large shopping units and free parking has inevitably put some pressure on the convenience and comparison goods sectors. However it is notable that there has been an expansion of services in the form of small offices providing a wide Infill Residential Development range of professional services. These are located in houses along the Main Street and this has led to visual disamenity arising from excessive and unsuitable signage, provision of front
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 13 garden parking and inappropriate alterations to the houses to accommodate the business uses.
The largest commercial premises are that of Superquinn which lies at the heart of the Village. It is critical to Blanchardstown’s retail function and vitality. The next largest commercial premises are those occupied by the two Motor Sales premises, Ryan’s Garage and Tractamotors.
The Superquinn Complex
3.1.2 Ownership Multiple lands/plot ownership is a characteristic of the Village and this gives it a lively atmosphere with considerable variation in the presentation of buildings onto the Main Street. The larger ownerships are identified further on in the Study where opportunity sites are also identified.
3.1.3 Townscape The Village retains its character as a linear Village. The space of the Main Street is created and enclosed by structures that are terraced in many cases whilst others are detached; all are single or two-storeys in height. The building lines are indicative of an organic development of the Village where plots were developed at different periods. Wide pavement on Main Street Main Street curves around the flood plain of the Tolka and dips at the centre of the Village. This assists in enclosing the space, creating urban design elements of surprise and anticipation (i.e. what is around the corner ?) and animates the area, as movement of people can be perceived in the vertical plane. The Village is highly legible with a very clear identity of beginning, middle and end. The “Bell” Public House acting as a landmark on the south-eastern side. The New Garda Station and adjoining Motor premises defining its north-western
Wirescape
14 | MARCH 2010 boundary. There is also a centre to the Village at Superquinn where the supermarket is a dominant use in terms of activity and three-dimensional size. The extensive vegetation of trees and shrubs on the south-eastern entrance provides definition to the Village and separates it from its suburban neighbourhood.
The main road and the pavements are of varying widths, some generous and others quite narrow. Mature trees are a feature of the south-western part of the Village and the Council has carried out extensive tree planting in the past and this lends a unified character to the Village in summer. However, in wintertime, many of the visually unattractive features of the Village are exposed. Wirescape is a feature of many parts of the Village. The Council have undertaken limited village improvement measures in the past. A set of lamp standards of traditional design was erected to one section of the Main Street, which assists in More Wirescape establishing a visual order to that section of the Village. However many streetlights are mounted on timber poles from which wires are also strung. The Council has also re-laid many of the pavements in the previous decade, using ‘Cobblelock’. Some of this has settled unevenly but generally it is in good condition. The pavements also feature an extensive use Bollards of bollards to prevent unauthorised parking. Although essential, they regretfully reinforce an impression of visual clutter in the public realm. There is extensive uncoordinated street furniture of varied quality and signs that add to the visual clutter.
3.1.4 The Built Heritage The Village contains a number of interesting structures that contribute to the townscape character.
St. Brigid’s Church
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 15 The Spire of St Brigid’s Church dominates its surroundings. It is an attractive design feature that signals the location of the Village. It can be seen from many surrounding viewpoints and has a landmark and orientating function. Consequent on the Councils’ improvement measures in the Village in the past, it is floodlit at night. The Church is the only building in the Village included in the Record of Protected Structures. Its curtilage consisting of the open space to the north which is attractive, forms one of the few civic spaces in the Village. Cottages on Main Street
There are a number of cottages in terraces that are important in determining the Village character of Main Street and Church Avenue. These are single storey and define the street space as well as having a simple vernacular charm. They are key to the identity of the village and should be afforded some measure of protection. There is also a series of individual buildings including the Cottages on Church Avenue former Garda Station and the former St Bridgid’s Seminary that are attractive in design and again contribute to the urban character of the village. These structures are shown on Map No. 2. The cluster of houses along River Road form an attractive enclave of mainly detached larger houses close to the Village centre. There is extensive bungalow development all of similar Artwork design with a central door and bay windows to either side throughout the Village. They are not particularly attractive but a number might be retained to conserve some of this 1950’s character. The newer commercial buildings on Main Street are generally not of notable design. Unfortunately the use of large pitched roofs over deep floor plates detracts from the overall appearance. Planters
16 | MARCH 2010
There are also artistic works in the form of a St Bridget’s Cross and an image of the St Bridgid’s Church set into the pavement. An historic water pump also features close to the Greyhound public house. An unusual feature is the set of planters set outside the front garden walls of a number of houses on the north-eastern side of Main Street that are well maintained and lend a particular character to the Village.
Structures that are not on the Record of Protected Structures are critical to the character and legibility of the Village and should be afforded some form of conservation protection (in policy terms). They are clustered at the south-eastern end of the Village and protection could be afforded by requiring the retention of residential use, together with front Former Garda Station gardens, plot sizes and three-dimensional expression
Blanchardstown contains no civic space that can act as a public focal point for the Village. Some of the areas to the front of the Superquinn complex provide a space for informal civic engagement as does the wider pavement areas directly across the road, which receives good sunlight. The Church grounds and its immediate area provide space for New Garda Station informal congregation before and after Church services, although the parking area on Church Avenue creates potential hazardous conditions for pedestrians when parking movements take place.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 17
Map No.2 showing Protected Structures and Structures of Character.
3.1.5 Natural Amenities Although there are no natural amenities of significance within the Village itself part of the Tolka Valley lies to the North East of the Village between the Main Street and the N3. The Village however turns its back on it. The Valley has poor access from the centre of the village and is largely unsupervised. It contains the water body of the Tolka River as well as significant tree Former St Bridgid’s Seminary groupings. The area is an important amenity resource that is under-utilised and which poses a challenge in terms of increasing its public use without impacting adversely on its natural characteristics and function as part of the floodplain of the Tolka.
18 | MARCH 2010 3.2 Relationship with the Blanchardstown Town Centre and the Wider Area
3.2.1 Town Centre and Village The Town Centre and the Village have little in common in terms of their three dimensional expression. The Town Centre is characterised by a campus style layout associated with Out-of Town centres with low-rise buildings with many blank elevations facing the public realm. Surface Car parking dominates the ground plane. There is little sense of civic quality in townscape terms and BUSP and Blanchardstown Town Centre Development Framework/Masterplan recognises the necessity to restructure the Town Centre into a city style destination with the development of the surface parking areas into a denser urban form.
The Village by contrast has an organic urban structure where development took place over a longer period on smaller plot sizes with a greater intensity of mixed-use. It is traditional in form and has townscape qualities in terms the containment of space on Main Street and Church Street, mature street tree planting and framed views of St Brigid’s Church. Surface and Multistorey Parking
3.2.2 Interaction between Town Centre and Village There is an opportunity to create a stronger relationship between the main town centre and the adjoining Village. The creation of an attractive and functioning interface between the two areas at the north-western end of the Village is critical. The opportunity to provide for a transitional linking urban design should be taken in the redevelopment of this part of the Village
The two areas are disconnected with little pedestrian movement between them. There are no direct desire line links. The public realm in both areas is treated in a different manner. There is really no sense that the two areas form part of one town.
The formation of a strong streetscape and viable pedestrian/cyclist link need to be prioritised for this area. The future location of a stop in the vicinity of Blanchardstown Village on the Metro West light rail line will further enhance the connectivity between the two areas.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 19 3.2.3 The Wider Area The Tolka River and the N3 act as barriers between the Village and the area to the north-east which includes Connolly Hospital and Waterville Park and the extensive Housing further North yet there are pedestrian routes or potential routes that could improve the connectivity between the two sides of the river. This is further discussed in the Chapter on Movement. The Tolka Valley could be improved in terms of its presentation on the northeastern side to integrate it more with the Park to the north-east.
20 | MARCH 2010 4.0 MOVEMENT
4.1 The Village The Blanchardstown Urban Structure Plan and Blanchardstown Town Centre Development Framework/Masterplan acknowledge a mismatch in the phasing of transport facilities to meet demand in the general Blanchardstown area. At present, the Village is served principally by the No. 39A, B and C Buses which are routed along a Quality Bus Corridor. However the bus journey takes at least one hour from Dublin City Centre to the Village because of congestion problems at the access to the Navan Road, the crossing of the M50 and in the City Centre along Aughrim Street/Prussia Street and the Quays. Other services include the No.70, 70A and the numbers 237 and 239, which also service the town centre. The Village does however enjoy easy access to the M50 with consequent easy access to the wider Dublin area and the economic benefits deriving from access to a large market.
4.1.1 Rail Although the existing Rail service from the City Centre to the general Blanchardstown area and Maynooth has been significantly improved with high quality rolling stock and increased service frequencies, the nearest Railway Station at Laurel Lodge on Castleknock Road is somewhat detached from the Village, despite the Village being largely within a 1km walking distance. The development of the Metro West would assist in the provision of high quality public transport to the North West of the Village.
4.1.2 Car Movement The Village is saturated with car traffic throughout most of the day. Some of this traffic is destination traffic, accessing the Supermarket and the other business premises in the Village, but much is through-traffic originating from the Castleknock Road and from the roundabout South of the Connolly
Hospital. The Clonsilla Road also features high Heavy Traffic on Main Street traffic levels. There is extensive surface parking within the Village at the Superquinn Shopping complex, the ”Bell” Public House and a series of backlands behind premises on the Main Street with private car parking services. There is also limited on-street parking. Illegal parking, particularly by service vehicles serving the business premises can also be observed on weekdays. The access road in and out of the Superquinn Shopping Centre carries significant traffic volumes and conflict with pedestrians can be
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 21 frequently observed both at the junction and within the circulation area to the front of the Supermarket complex. Sight lines are poor in this area. Some of the car parking is free i.e. that associated with Superquinn and the “Bell” Public House, however the car parking to the rear of a number of the Main Street business premises is on a charged basis by private operators. The Superquinn car park was not observed to be full on site inspections with the exception of peak shopping days.
4.1.4 Pedestrian Movement Pedestrian movement is fairly dense, given the wide variety of retail and service premises located on the Main Street. Provision for pedestrians is mixed with wide pavements at some sections and narrow even hazardous pavements in other sections. There is a pedestrian link to the rear of the Superquinn Wide Pavement Supermarket, which adjoins the housing areas to the South West and lies between the existing tennis courts. Another pedestrian only route lies to the North of the Village just South of the Garda Station (Old Corduff Road) where it leads towards the underpass under the N3 and provides access to the Tolka Valley open space. There is also good access
from the Roselawn estate onto Church Road. There is Narrow Pavement some movement via Mill Road from The Hospital and the former Horology Institute and the residential areas beyond and the potential for developing a fine network of routes from here through the Tolka Valley Park to the Village could be exploited
4.1.5 Cycle Movement Pedestrian Link to Rear of Superquinn Little or no cycling was observed at any of the site inspections. The density of traffic on the Main Street, together with the road widths, gives an impression of danger. There are no cycle tracks that would facilitate safe cycling.
Pedestrian Link South of Garda Station
22 | MARCH 2010 4.2 Movement in the Wider Area The Village and the Town Centre are cut off from each other by reason of heavily trafficked routes, no direct pedestrian access following desire lines and visual barriers in the form of long continuous walls. Car movements as the principal means of transport dominate the wider area. There are however good pedestrian routes to the Village from the surrounding housing as outlined above as well as good route from Coolmine into the Town Centre.
The Town Centre is served by bus numbers 76A, 236, 237, 238 and 239 and 270 which services the surrounding area. The Town Centre will be reliant on the provision of Metro West to achieve a real improvement in the modal split between public and private car transport. Stops are proposed at Millennium Park, Blanchardstown Town Centre and Tolka Valley. The line will provide a good basis for an integrated development of the Town Centre with an increased residential population.
The Tolka Valley Stop will be the nearest to the Village however it involves pedestrians crossing the N3 as well as slip roads or taking the existing underpass and then doubling back. An opportunity could be taken to link the Village, Town Centre and the Stop by a feature bridge that could symbolise Blanchardstown as a whole.
Other connections could be made from the Springlawn area into the Town Centre area by breaking through an entrance in the unrelieved wall along the Snugborough Road. This would provide easy walking access to the Centre for a very substantial residential population and encourage a healthier walking lifestyle. It would also provide links to the Village and the existing Possible Connection Point pedestrian network in the Roselawn area and facilitate the emergence of a fine network of pedestrian routes throughout the Town. However many of the residents object to this proposal, which renders it non-viable.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 23 5.0 STRENGTHS, WEAKNESSES, OPPORTUNITIES & THREATS
5.1 Overall state of Blanchardstown Village can be summarised as follows:
5.1.1 Strengths o Strong sense of place o Lively mixed use at village scale o Good range of retail and services o Mature street planting
5.1.2 Weaknesses o Saturated with traffic o Poor pedestrian and cyclist environment in places o Visually degraded by conversions of houses to business use and excessive and unsightly signage o Wirescape o No core civic space o Tolka Valley cut off from Village o Variable quality of the public realm o Poor connectivity to the Town Centre
5.1.3 Opportunities o Availability of Opportunity Sites to consolidate the Village o Large central site that could be redeveloped to provide more services in a denser urban development and a public civic space o New purpose built own-door and other offices would relieve pressure on residential buildings that could revert to original use and be visually improved. o New connections to Tolka Valley
24 | MARCH 2010 5.1.4 Threats o Further degradation of the environment from Traffic o Further conversion of houses to business use with degradation of the appearance of the Village o Loss of retail vitality o Haphazard and unsympathetic infill development on a piecemeal basis
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 25 6.0 STRATEGIC ACTIONS
The following strategic actions are proposed as part of the Urban Design Framework Plan. These are based on a consideration of the SWOT analysis as well as proposals contained in the Fingal Development Plan 2005-2011and the BUSP.
1. The development of all opportunity sites with designated land uses most appropriate for each individual site to ensure an overall mixed-use character. The development of modern purpose built service office accommodation as a more suitable alternative to house conversions within the village. 2. Introduce a more targeted zoning of the village, in terms of land use to avoid further erosion of important residential use and unsuitable conversions of buildings not designed for business use. Also introduce a new local objective in the Development Plan to ensure that any development within the terraces of single storey cottages respects the simplicity of their character as well as their height and form. 3. Ensure that new housing is developed at a scale appropriate to the Village 4. Develop a central public civic space. 5. Develop a public realm strategy to enhance the pedestrian experience by providing design guidelines for the future provision of hard surfaces and street furniture. 6. Provide protection through policy statements to existing buildings and terraces of character within the village (e.g. Main Street, Church Avenue, St. Brigids). 7. Develop the Tolka Valley open space by providing better access between it and the village centre and by appropriate landscaping measures and management. 8. Adopt a strong development control policy on signage in accordance with guidelines set out in this document. 9. Provide for better physical connectivity between the Village and the Town Centre by creating a strong pedestrian link at the north-western end of the village. This can include a major pedestrian bridge linking the village to the town centre and a new stop for the Metro. Develop connections via the Tolka Valley to Waterville. 10. Implement a traffic management scheme for the Village to include a bus lane, a cycle lane and widened pavements.
26 | MARCH 2010
Map No.3 Strategic Actions Map
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 27 7.0 OPPORTUNITY SITES
7.1 The Village
Thirteen Opportunity sites have been identified in the Village area and these are shown on Map No. 4. They are located mainly to either side of Main Street and are sites that are underutilised or in one case vacant. Each site is dealt with in detail in urban design terms in the following sections.
Site 1 This consists of the main commercial complex at the Superquinn Supermarket. It contains a large surface car parking area as well as a number of shopping units and a pub/restaurant. It also includes an area of designated open space. It is suitable for a more consolidated development with five storeys of development fronting the Supermarket and the conversion of the forecourt area to a civic open space. The site comprises circa 1.86 hectares (4.6 acres) and is zoned SC ‘To protect and enhance the special physical and social character of major suburban centres and to provide and/or improve urban facilities’
Site 2 This consists of the rear garden areas to a number of the cottages facing Main Street just to the South of the Supermarket. Landowners have expressed interest in developing this section of the Village and it would be suitable for residential use. The site comprises circa 0.38 hectares (0.9 acres) and is zoned SC.
Site 3 This consists of a Motor Sales premises. Car Sales Outlets have come under pressure by the major car brands to locate in purpose built modern showrooms and it is therefore possible that this site will become available for development. It will be suitable for a mixed-use development containing retail and offices on the Main Street frontage with residential to the rear. The site comprises circa 0.31 hectares (0.77 acres) and carries the zoning objective SC.
Site 4 This is an open area of privately owned land set out as a publicly available car park (subject to charges and privately administered) at the rear and vacant to the front. The site to the front has been the subject of a development interest. It has an area of circa 0.15 hectares in total (0.37 acres) and carries the zoning objective SC. It is suitable for retail at ground floor with offices above and would fill an obvious gap in the streetscape.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 28 Site 5 This site contains some mixed workshop type uses to the rear of two houses now in business use. The land use is at odds with the neighbouring residential use and a more appropriate residential redevelopment should be encouraged. The site measures circa 0.37 hectares (0.91 acres) in area and is zoned SC.
Site 6 This is a small area used for car parking to the rear of newly developed retail. It fronts onto open space associated with the Parochial House. It is suitable for a small development which would front onto and contain the space of the Church grounds. Residential would be the most suitable use. The site measures circa 0.12 hectares in area (0.30 acres) and is zoned SC.
Site 7 This site consists of the “Bell” Public House and Restaurant, together with its extensive surface parking area. The building is single storey in height and is located at a very prominent corner site that has potential landmark qualities. The site has been the subject of development interest. It is suitable for a mixed-use development containing pub, restaurant, retail and residential use in the form of apartments. The site comprises circa 0.52 hectares (1.30 acres) and is zoned SC.
Site 8 This site consists of lands to the rear of the cottages along Church Avenue that contain very long rear gardens, a number of which are under-utilised. It provides an opportunity for infill development of residential units that would reinforce the population of the Village. The site is circa 0.51hectares (1.26 acres) in area. It is zoned RS ‘ to provide for residential development and to protect and improve residential amenity’.
Site 9 This site has similar characteristics to 8 above and again provision could be made for infill residential use. The site is circa 0.25 hectares (0.62 acres) in area and carries the zoning objective RS.
Site 10 This is an important site which is used for retail and storage but which has frontage to the River Tolka and overlooks the Tolka Valley. It is likely to come under pressure to re-develop for a higher order use in the future. The opportunity should be taken to provide a link from the village to the Tolka Valley and provide for residential use and supervision over this section of the Valley. The site measures circa 0.51 hectares in area (1.26 acres) and is zoned SC.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 29 Site 11 This consists of a series of individual plots that contain low-density development. An opportunity exists to provide for small own-door office developments on the Main Street frontage responding to the scale of the Garda Station across the road and residential development to the rear. This would also facilitate a connection from the Clonsilla Road to the housing estate behind and onto the Snugborough Road. Extension. The site comprises circa 1.41 hectares ( 3.48 acres) and is zoned SC.
Site 12 This contains the Garda Station, the newly constructed Women’s Refuge and a Motor Sales premises. It is an extremely prominent site at the junction of major roads and provides the opportunity for a landmark building, as well as infill residential development. It could provide for an appropriate transition between the scale of the Village and that of the Town Centre. It measures circa 1.67 hectares (4.12 acres ) in area and is zoned SC.
Site 13 This contains a number of houses on large plot sizes, many of which have been converted to business use. An opportunity to develop proper business accommodation together with high density houses exists. The site area measures circa 0.37 hectares (0.91 acres ) in area and is zoned SC.
Map No.4 Opportunity Sites
30 | MARCH 2010 7.2 Opportunity Site No. 1 This site contains the Superquinn Supermarket complex and Public House at the heart of the Village. It is a visually cluttered area with poles, varying lamppost designs, extensive access roads, piecemeal extensions to the Public House, service areas fronting the public road and a poor pedestrian environment. The site is largely in the one ownership.
Ideally, the entire site would be re-developed with underground car parking to achieve a mixed use development of retail, Public House/restaurant, small offices and perhaps some residential. A more immediate improvement could be achieved by the re-development of the front section of the Shopping Centre, (which is currently a two-storey pitched roof building) to a four-storey building with fifth floor setback that would signal the importance of the area at the heart of the Village. Ideally, the single storey extensions to the Public House would be demolished and compensatory space offered in the re-developed block, together with a revised access arrangement. This would free up the forecourt area to perform a civic function as the main public space in the Village and provide a better retail presentation. The space would have a passive function of providing some much-needed pedestrian amenity space during most of the week but be used for markets on specified days and for public events. It is critical that it be designed to a high quality to include first class ground materials and landscaping, seating and street furniture. There are a number of good examples to be seen around the country including the refurbished public Square in Tralee, those in Castlebar, Kilorglin, Dundrum Town Centre, as well as many foreign examples. In terms of dimension it would be similar to Wolfe Tone Square and Temple Bar Square in Dublin’s City Centre. To the rear of the Superquinn site (south) tennis courts are laid out (on this private property) in the vicinity of the pedestrian way connecting to Roselawn. This is an important local recreational amenity. The Council will seek to ensure that this amenity resource is retained.
Provision should also be made for the closure of Main Street during important events that would attract large crowds and the ground surface treatment on the opposite side of the street should reflect that of the improved main public space. The road surface should be treated as a raised platform to emphasise its role as a pedestrian area at selected times. A good example of which can be found at the section of O’Connell street fronting the GPO. The space should also include the public open space to the northwest, which at present is a grassed and landscaped passive amenity area that is little used. The traffic management detail of implementing a temporary closure of Main Street, and the redirection of through traffic will form part of the considerations to be included in a Traffic Management Strategy which will be prepared by Fingal County Council in the near future.
Aside from the design excellence of the public space, it is critical that the new building fronting on to the space is of high architectural quality. It needs to set a new standard and make a statement about the renewal of Blanchardstown. Multiple entrances at ground floor level to individual units are required to assist in animating the public space. Retail use would be located at ground floor level with offices overhead. The building is shown based on a 1.5 metre grid with an office depth overhead of 15 metres. The front building line is shown set back by 43 metres from back of pavement. A plot ratio of 1.5:1.0 would be appropriate for the site defined by the new square and new frontage building.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 31 The photographs and sketches illustrate the nature of the space.
Existing Site Photos, View 1 View 2
Proposed Plan, Site No.1
32 | MARCH 2010
Castlebar Killorglin
Section of Proposed Plan, Site No.1
Building Heights Map, Site No.1
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 33
Sketch of Proposed Complex, Site No.1
34 | MARCH 2010 7.3 Site No. 2 This site is located to the rear of houses fronting Main Street and is made up of a car park, together with parts of extensive rear garden areas. It is suitable for residential development of one to two-storeys in height that should respond in scale and design to the new Council housing close by. Provision should be made for a pedestrian link into the Superquinn Shopping Complex to expand the pedestrian network and make the area more permeable. The area could accommodate circa 15 no. small houses ranging between 80 to 100 sq metres at a density of 55 units per hectare (22 per acre). Care will need to be taken in the design of the houses by placing and sizing windows to avoid overlooking of neighbouring property. Although some houses could accommodate parking within their curtilage a number must be served by on-street parking. Restricted garden areas to the front of the houses would be acceptable given the village context and design of neighbouring houses. The area would be suitable for a small ‘home zone’ scheme with shared vehicle and pedestrian surfaces.
Proposed Plan, Site No.2
Existing Site Photos, View 3 View 4
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 35
Building Heights Map, Site No. 2
Sketch of Proposed Development, Site No.2
36 | MARCH 2010 7.4 Site No. 3 This site consists of Ryan’s Garage. It is an appropriate site for denser village style development and should be re-developed for retail use at the ground floor with a small office development overhead. It could accommodate courtyard style housing at the rear, at single storey level where it is proximate to existing houses but at two-storeys where there is an aspect onto the existing residential open space to the north. The frontage along Main Street has excellent orientation in terms of sunshine and the front pavements should be kept reasonably wide in order to accommodate outdoor eating. It can range from two –four storeys in height and should adopt simple “hole in the wall” architecture above facia level with pitched roofs on relatively narrow width. This is in order to relate successfully with the buildings of character across the road, as well as the former Garda Station. The building line could vary in order to re-emphasise the organic nature of the Village. It should match that of the former Garda Station to the south and that of the neighbouring commercial building to the North with an intermediate transitional building line in between. A plot ratio of 1.5:1.0 would be appropriate.
Proposed Plan, Site No.3 Existing Site Photo, View 5
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 37
Building Heights Map, Site No.3
Sketch of Proposed Development, Site No.3
38 | MARCH 2010 7.5 Site No.4 This is a relatively small site but is important in that it is currently vacant with the exception of surface car parking to the rear and requires redevelopment quickly in order to consolidate the Village and counteract any image of vacancy or dereliction. It should match the scale of the buildings on either side i.e. two-three storeys and preferably with narrow pitched roofs. It is suitable for retail at ground floor with office or similar business services overhead. The building line and pavement on Main Street need consideration because there is a narrow pedestrian pinch point at the north of the site. A minimum pavement width of 3.6 metres is recommended at the northern end of the site with a building line to the south matching that of the building to the south. The building design will need to accommodate this transition in building lines. A plot ratio of a maximum of 2.0:1.0 should apply to the front area of the site. The rear of the site could continue as a parking area.
Existing Site Photos, View 6 View 7
Proposed Plan, Site No.4
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 39
Building Heights Map, Site No.4
Sketch of Proposed Development, Site No.4
40 | MARCH 2010 7.6 Site No. 5 This site consists of large open vehicle and storage areas with a number of outbuildings but is fronted by a house and former library in business use. The use of the site creates some disamenity for some residents and ideally it would be redeveloped for a residential use. It forms a poor entrance to what is an attractive enclave of housing in River Road. The house and former library have some character and these should be conserved as part of the re- development process. Access should be taken from the small cul-de-sac road to the rear and the scale of the houses should be two-storeys to match the scale of neighbouring houses but in terraced format. The site could accommodate 11 no. units of circa 120 sq metres each plus the two existing buildings converted to single family houses. The density would be 36 units per hectare (14.6 per acre).
Existing Site Photos, View 8 View 9
Proposed Plan, Site No.5
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 41
Existing Site Photos, View 11
Sketch of Proposed Development, Site No.5
Building Heights Map, Site No.5
42 | MARCH 2010 7.7 Site No. 6 This site is a small area of car parking behind commercial development on Main Street. It is accessed via a covered way. It is recognised that development would be very modest in scale, It does afford the opportunity to front onto and define the enclosure of the open space associated with the Church and Parochial House with a better elevational frontage. The rear of the premises facing Main Street is unsightly and detracts from its Church environs. It is both an aesthetic and planning challenge in that there is a very fine stone building to its West, the former St. Bridgid’s Seminary as well as the Protected Structure of the Church and its curtilage to its South. It is bounded by a fine stone wall. Because of its orientation and the necessity to provide some light to the rear of the buildings fronting Main Street, a three-storey with possible attic storey would be an appropriate scale response. It could accommodate 12 no. apartments, 6 no. one bedroom and 6 no. two bedroom units
Existing Site Photos, View 12 View 13
Proposed Plan, Site No.6
Existing Site Photos, View 10
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 43
Building Heights Map, Site No.6
Sketch of Proposed Development, Site No.6
44 | MARCH 2010 7.8 Site No. 7 This site contains the “Bell” Public House and eating facilities. It contains a large surface car park, which is largely vacant at most times of the week. It offers an opportunity to develop a landmark building because of its location at the junction of Castleknock Road and Navan Road. The car parking would be placed at an underground level and a mixed use project of public house/restaurant, retail and apartments developed overhead. The development could be transitional in scale from the existing housing to the South East to quite a prominent building at the corner possibly five-six storeys high, provided it is modest in terms of its floor plan in order to achieve an attractive slenderness ratio. Development interest has been expressed on a phased basis. The building lines should match those of the neighbouring housing on Castleknock Road and Navan Road and an appropriate indicative plot ratio would be .75:1.0.
Proposed Plan, Site No.7
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 45
Existing Site Photos, View 14
Building Heights Map Site No.7
Elevation of Proposed Development, Site No.7
46 | MARCH 2010 7.9 Site Nos. 8 and 9 These two sites are very similar in that they consist of very large rear gardens to the back of cottages on Church Avenue. They provide an opportunity to consolidate the residential population in the Village itself. Access can be provided via existing routes given the modest nature of the development proposed. The scale that would be appropriate would be a one-two storey in order to protect existing residential amenities. The formulation of land assembly proposals would be encouraged to prevent piecemeal development. Site No. 8 is dimensionally more constrained and will require the use of narrow linear house plan forms to achieve adequate private amenity space. Shallow front gardens as well as on-street grouped parking will also be required. The units would be relatively small and similar to the Council housing in size and design. Density would be circa 42 units per hectare (17 per acre). Shared roads and pavements using ‘Homezone’ principles would be appropriate given the small scale of the proposed development.
Proposed Plan, Site No.8 and Site No.9
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 47
Existing Site Photos, View 15 View 16
View 17 View 18
Sketch of Proposed Development, Site Nos. 8&9
Building Heights Map, Site No.8 & Site No.9
48 | MARCH 2010 7.10 Site No. 10 This is an important site in that it is the only one that provides the possibility of good central access to the Tolka Valley from the centre of the village. It is currently used for storage and retail business use, however it is relatively under-utilised and development pressure is unlikely to occur for its re-development. It contains at its core an attractive house, set with its gable end to the Main Street and this could be incorporated into any re-development. It is critical that access be achieved for the public through the site to the Tolka Valley. The most suitable development would be residential and there is an opportunity to step the scale up to four/five - storey in part, if suitably designed at the rear of the site. It is critical too that the new development overlooks the open space/park to provide for passive supervision. A mixed development of houses and apartments would be appropriate. A density of 78 units per hectare would be suitable (31 units per acre). Shared surfaces based on ‘Homezone’ principles could be considered.
Proposed Plan, Site No.10
Existing Site Photos, View 19
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 49
Building Heights Map, Site No.10
Sketch of Proposed Development, Site No. 10
50 | MARCH 2010 7.11 Site No. 11 This site is made up of a number of houses on large plots fronting Main Street, which are generally in business and residential use. It also includes a large site to the rear containing one house and a smaller house further south containing a childminding facility. The site has the potential to improve pedestrian access towards the Snugborough Road and the Town Centre. To the South lie existing businesses on the Clonsilla Road. The site should be developed for small own-door office units on Main Street at a scale that responds to the Garda Station directly opposite. A higher building of five stories should mark the junction with Clonsilla Road. The rear area of the site should be developed for residential development at two-storey in terraced format. The childminding facility should remain as is. An overall plot ratio of .33:1.0 is proposed. An office development of circa 6,300 sq metres is envisaged and a setback to allow for a bus/cycle lane will be required on the Main Street frontage..
Proposed Plan, Site No.11
Existing Site Photos, View 20
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 51
Sketch of Proposed Development, Site No.11
Building Heights Map, Site No.11
52 | MARCH 2010 7.12 Site No 12 This site is a very prominent site located at the junction of the Snugborough Road and Main Street, as well as slipway from the N3. It has the potential to accommodate a signature building at the junction with residential development close to the Tolka Valley area, the signature building could be quite tall but it is important that a slenderness ratio is maintained to achieve an elegance of design. The residential development should overlook the Tolka Valley and buildings of three or four-storeys would be appropriate. A plot ratio of 2.0:1.0 is proposed. The development could mediate between the scale of Town Centre and that of the Village.
Existing Site Photos, View 23
Existing Site Photos, View 22
Existing Site Photos, View 21
Proposed Plan, Site No.12
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 53
Building Heights Map, Site No.12
54 | MARCH 2010 7.13 Site No 13 This site consists of a series of bungalows on large sites presently in business use as well as a shop and two individual detached houses on large sites. It provides an opportunity to both increase housing density and population as well as providing for purpose-built own-door office accommodation which would meet modern standards and be visually more acceptable. The site could accommodate ten houses of circa 130 square metres each as well as 2700 square metres of office space. Given the small residential element proposed it is not considered that public open space is required.
Proposed Plan, Site No.13
Existing Site Photos, View 24 View 25
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 55
Building Heights Map, Site No.13
Sketch of Proposed Development, Site No.13
56 | MARCH 2010 7.14 Rezoning As a result of these proposals for the Opportunity Sites and to encourage a move away from house conversion to purpose built accommodation for business uses, the following targeted rezoning is proposed for the Village with a view to an amendment of the Development Plan at its next review. Also introduce a new local objective to ensure that any development within the terraces of single storey cottages respects the simplicity of character in height and form.
Map No.5A Existing Zoning
Map No.5B Proposed Rezoning from ‘SC’ to ‘RS’
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 57 7.15 Social and Economic Benefits of Developing the Opportunity Sites If all the opportunity sites are developed it would provide an additional residential population of 460 persons based on an average occupancy rate of 2.5 persons per residential unit in 185 units. Adding this figure to the present population would result in a new population figure of 2,260 persons. The total new services and office area is 25,100 sq m which would accommodate a working population of circa 1,400. The proposed retail of circa 3,000 sq m should provide for 100 jobs in the Village. There would be some adjustment over time between residential and business use as business use transferred from houses to purpose built development as a result of the proposed zoning changes. The commercial development would strengthen the rates base of the village and provide for better services particularly in terms of the management of the public realm. The existing social infrastructure could also be strengthened by the expansion of community services in the area. The cost of improving the public realm should be included in the next revision of the Contributions Scheme to ensure appropriate funding in the future.
58 | MARCH 2010 8.0 ON-STREET CARPARKING/BUS AND CYCLE LANES
An objective of the Blanchardstown Urban Structure Plan and the Blanchardstown Town Centre Development Framework/Masterplan is to eliminate car parking on Main Street and relocate it in underground floors within newly developed opportunity sites. This would greatly assist in improving the public realm by affording the opportunity to widen pavements and improve the pedestrian environment. However on an individual site basis, sites are small. Consequently the quantum of development achievable would not sustain the provision of underground parking given both dimensional and economic constraints. The main site that needs to be developed is Site No. 1. This site can accommodate significant basement car parking in a comprehensive redevelopment thus freeing up the surface parking area at the Superquinn complex for redevelopment and also achieving the public realm improvement objective. Car parking bays that could be incorporated into improved pavements are indicated on the attached maps.
The provision of improved facilities for cyclists and bus priority measures are also objectives of the Urban Structure Plan. This will be particularly difficult to achieve along parts of Main Street because of width constraints at pinch points along the Street. Current provision is restricted to a small section of Bus Lane on the north-western part of Main Street. The basic dimensions required for a pavement is set out on the Plan and the Cross Section Drawing. Further Plan Drawings illustrate how a bus/cycle lane could be achieved along the length of Main Street. Realistically it is only possible to readily define one bus/cycle lane. Two lanes would require extensive acquisition of property and at some pinch points the demolition of buildings. It is recommended that the lanes should be provided to cater for the morning traffic peak hour to improve commuting times for those travelling towards Dublin City Centre and the schools in the area. The following maps set out the three zones where land is required to achieve an appropriate width. Two of these are along opportunity sites and the widening could be achieved by redevelopment of those sites. The third site consists of the former Vocational School and public open space and involves a marginal land take and could be achieved by the Planning Authority directly.
Traffic volumes are likely to remain heavy but the full provision of a bus lane and cycle lane as well as the provision of Metro West will encourage a better modal split towards public transport. The regular closing of Main Street to traffic to facilitate events at the central public space will begin to change the perception of Main Street as a heavily congested route. It is recommended
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 59 that a Traffic Management Strategy also be prepared, consequent on the findings of the UDFPP.
60 | MARCH 2010
Typical Cross Section of Road Lanes
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 61 See Map No.6A
See Map No.6B
See Map No.6C
Map No.7
Map No.7A
62 | MARCH 2010
Map No.7B
Map No.7C
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 63 9.0 THE TOLKA VALLEY
9.1 Fingal County Development Plan 2005-2011 Objectives The area of the Tolka valley to the north of the village is zoned objective HA – “to protect and improve high amenity areas” in the Fingal County Development Plan. It is also an objective “to preserve the floodplain of the Tolka Valley” (Local Objective No.372).
9.2 Current State In its present state, it is a somewhat neglected area with evidence of anti-social behaviour in the form of fly-tipping, discarded drinks cans, bottles and other litter. The level of pedestrian access is poor, being only available from the pedestrian route along the old Corduff Road via the N3 underpass. Provision in the form of passive policing by overlooking property is also poor with most existing properties turning their backs on the river and its floodplain. The area is left largely in a “natural” state as a contrast to the developed urban environment to the south. Fingal County Council has an overall programme for the Tolka Valley. This document proposes actions in the redevelopment for the opportunity sites that would assist in improving access to the area as well as improving passive supervision. The floodplain role of the area limits a more active recreational use. However the area could be enhanced by developing and maintaining its landscaping, providing seating areas, lighting where feasible and appropriate, specific walkways as well as interpretive panels on the flora and fauna of the Tolka Valley, erected at key entry points. The opportunity exists to create circular interconnecting pedestrian/cycle route from Waterville to Mill Lane via the former Horology Institute to Moy Mel on Main Street and on to Snugborough Road. The replacement of the existing two derelict pedestrian bridges across the Tolka close to the Horology Institute would refocus the public’s attention on amenity walks in the area.
The sketch drawings and photographs give an indicative impression of what might be an appropriate approach for the development of this area.
64 | MARCH 2010
Example of Walkway Information Board
Map No.6 Proposed Park Development
Fly Tipping
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 65 10.0 MOVEMENT BETWEEN VILLAGE AND SURROUNDINGS
10.1 Connecting the Village and the Town Centre One of the major objectives in the Blanchardstown Urban Framework Plan and Blanchardstown Town Centre Development Framework/Masterplan is to achieve better connectivity between the Village and the Town Centre. At present, these two sections of the town are cut off from each other by heavily trafficked roads and by barriers in the form of walls, with little in terms of desire line routing. The design character of both areas is also distinctively different in that here is nothing in three-dimensional terms that would suggest that they form part a single town. This places greater emphasis on the need to provide better connections by means of distinct routes and the strong signalling of those routes.
It is critical that the route connecting the existing Main Street of the village across the Snugborough Road to the south-eastern corner of the Town Centre is improved. Ideally this would be achieved by means of a bridge with a gentle gradient that also connects to the proposed Metro West Stop across the N3. This would involve a major piece of bridge engineering, however it could act as the key visual symbol for the new integrated Blanchardstown occupying a visible position from a number of perspectives.
Symbolic Bridge
10.2 Other Routes The second important route would be one that links the Village Centre entrance to the Town Centre on the Snugborough Road. This could be achieved by creating an entrance at the
66 | MARCH 2010 barrier wall along the Snugborough Road to the Springlawn area. This exit point could be gated to avoid anti-social behaviour after dark. It would be advantageous to the residents of the area in providing easy pedestrian access to Town Centre shopping and other services. It would link to existing pedestrian routes leading to the rear of the Superquinn premises. However many of the residents object to this proposal, which renders it non-viable. Another secondary link could be developed between the Main Street via Clonsilla Road across open space and again, breaking through onto the Snugborough Road. These routes are shown on Map 3. Local Pedestrian routes are not self-evident and would benefit from being marked in a formal way. This can be achieved by a number of methods including arches, pillars, special nomenclature and logos. Sketches and photographs are indicative of the kind of methodology that can be used. Aside from the routes directly connecting the Town Centre and Village, further routes through the Millennium Park to the Town Centre and those leading from Roselawn towards the Church to the South of the Village, will assist in creating a very fine network of pedestrian routes throughout Blanchardstown. A circular route from Moy Mel, Main Street via the Tolka Valley to the Former Horology Site at Mill Lane beside the entrance to the Hospital on to Waterville as well as to the proposed Metro Stop should also be developed. The cost of the works will need to be included in the Fingal County Council’s Financial Contributions Scheme.
Suggested Logo Design for Route Demarcation
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 67
Examples of Route Signage
68 | MARCH 2010 11.0 SHOP FRONT AND SIGNAGE GUIDELINES
11.1 The Village Signage is a particular problem in Blanchardstown Village and this was recognised in the Fingal County Development Plan 2005-2011 Objective No 9 included ‘the removal of unauthorised sign’s. Many premises are covered with excessive signage in terms of quantum and size. This poor quality arises from the scale of the signs relative to the buildings themselves, the use of unsuitable materials and/or unsuitable illumination. The appearance of signage has an important impact on the overall quality of Blanchardstown’s environment and it is critical that all new signs are of the highest standards in terms of design, finish and materials.
Map No. 6 Poor Signage
The Planning Authority will pursue an enforcement campaign against existing signs particularly where they have been erected within the last five years, in order to achieve a better quality environment.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 69
The Village is generally traditional in character and most shop fronts feature fascias. However, there is a particular problem with business uses above shops where signs are featured on side doors, windows and at high level. Generally speaking, signage is more effective if it is restrained and simple in character. The multiplicity of signage creates visual confusion and does not communicate with the public. Awnings are not a strong feature of the Village and they require regular maintenance and replacement if appropriate visual standards are to be maintained. A number of simple Guidelines should be followed in the provision of signage as follows: -
Guidelines Context o The sign should fit within the context of the building, both in terms of its location, its font design and material finish.
o No shop front sign should extend across more than one building. If a shop consists of two amalgamated buildings, two fascia signs should be provided.
o These Guidelines do not prescribe materials, however hand-painted signs, and individually mounted letter signs in high quality materials will be preferred.
70 | MARCH 2010
o In cases where no fascia exists, individual letterings should be applied directly to the façade of the building.
Scale o Signs should be limited to one fascia sign and one hanging sign maximum per shop unit. o Fascia signs should not exceed a height of 750mm and generally be 600 mm high. Signs on buildings should not exceed more than one tenth of the wall area and be confined to a single elevation. o Shop fronts may consider signage on the glass itself, provided they do not cover more than one-eight of the glazed area and should be either etched or placed directly on the glass. o Signage close to the buildings of character should be scaled down, so as not to detract form the setting of those buildings
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 71
Illumination o Illuminated signs should be considered as part of the overall design of the building o Lighting should be confined to back lighting of individual letters or well designed low- intensity spotlighting. Switch Gear and wiring should be concealed to avoid clutter o Illuminated signs should not distract drivers and or constitute a traffic hazard o Plastic illuminated box signs are specifically prohibited.
General o Shop windows should contain no other signage. Special promotional signage should be placed back from the window by circa 1m. o Signage should not be used to advertise anything other than the name of the premises, the goods for sale or services offered. o Signs should be capable of easy cleaning and maintenance.
The sketches and illustrations indicate an application of the above principles
Canopies or Awnings Canopies meaning a permanent covered section at an entrance or walkway are not a feature of the Village with the exception of the main shopping centre and should not be encouraged, however there are a number of awnings and it is likely that these will be used in future by commercial premises.
72 | MARCH 2010 Appropriate Guidelines include the following • Awnings should be retractable and fixed awnings will only be considered where they do not damage or obscure the façade of the building • Balloon Awnings are specifically prohibited • Any lettering or logo should not extend over more than one tenth of the area of the awning and should not be used to advertise anything other than the name of the premises or the goods or services offered therein.
Shutters • Solid Shutters are specifically prohibited. • Open mesh transparent shutters fixed internally behind the glass are the preferred method of security. • The colour should relate to or complement that of the shop front.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 73 12.0 PUBLIC REALM
Streetscape Manual Aside from the logo branding recommended in the Section on Connections, an additional means of integrating the two parts of Blanchardstown is to develop a Streetscape Manual to set out the Council’s requirements on all items that make up the public realm. It will reinforce local distinctiveness and improve the image of the entire area. Such distinctiveness will add to the character of the area creating a sense of place. This is the opportunity to re-brand Blanchardstown as a forward-looking Town that seeks the highest standards of design in the provision of such new elements. The attractiveness of the public realm is a critical factor in giving a town competitive advantage in a discerning market. Main Street in particular could be regarded as the front room of Blanchardstown and it should be a welcoming introduction to the Town
Principles to be applied include:- • Enhancement of the urban design characteristics of the Village • Minimisation of visual clutter. Reduce clutter by fixing signage to existing features. • Minimisation of the quantum of street furniture and signs • Determine critical views (even if they are minor) of buildings, features, routes and natural features and open them up by removing obstructing elements. • Place an emphasis on aesthetic quality • Avoid obstruction of pedestrian paths and areas
74 | MARCH 2010 • Remove obsolete items and replace ugly or damaged items • Use good quality materials with good maintenance and vandal resistant characteristics. • Ensure that replacement stock is easily available
Both Dublin City Council, Belfast City Council and The Dublin Docklands Development Authority as well as many local authorities in Britain have produced examples of Manuals that set out their requirements in relation to any new works within their functional area with reference to:- • Street Lighting • Railings and Bollards • Paving Surfaces • Street Furniture including seating, litter bins and bicycle stands • Planting including tree grills
Additional items to be considered in Blanchardstown include temporary market stalls, parking pay and display units, utility plant and junction boxes such as traffic light equipment, road markings and security cameras.
These Manuals act as guidance documents both for the Authorities themselves where they are involved in repaving or in the direct provision or replacement of street furniture and also for the private developer who may be involved in the provision of new public realm spaces as part of new development.
It is recommended that a Manual be produced for the Blanchardstown area as a guidance document. Planning applications that include works to the public realm should specifically reference these in any Design Statement. This
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 75 should be done as a matter of urgency as planning applications that involve new public paving are currently before the Council.
A proposed immediate specification is for random grey granite paviors of different widths and lengths using a selection from a range of sizes of 750x600mm, 450 x 600mm and 450 x 450mm, all 65mm thick.
It is proposed that the section of Main Street to the front of the Superquinn complex be capable of temporary closure for events. This section of the carriageway should be treated with a material finish that would relate to the pavement finishes in order to demarcate it. As previously stated a good example of this can be found in O’Connell Street in Dublin’s city centre. Issues of maintenance are of critical concern as well as those of safety so that a high specification and careful design is critical to achieving a successful outcome.
76 | MARCH 2010 APPENDICES
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 77 APPENDIX 1: OPPORTUNITY SITES CAPACITY
Site AREA Residential Density Office Retail/Café/Pub No. ha Units (where Area (sq m) applicable) (sq m) 1 Na 4800 1200 2 0.27 15 55 3 0.31 6 1400 600 4 0.15 840 420 5 0.30 11 36 6 0.11 12 109 7 0.42 16 820 8 0.44 14 32 9 0.11 9 82 10 0.37 29 78 11 1.11 16 6300 12 0.72 45 9075 13 0.37 10 2700
Total 4.68 183 25,115 3040
78 | MARCH 2010 APPENDIX 2: MAP & ITINERARY OF STREET FURNITURE CLUTTER
Itinerary of Signage & Street Furniture of Blanchardstown; Survey & Recommendations
Location Bus Shelter Bus stop Post Box Planting Public Signs Advertising Signs Public Lighing Bins Bollards Seating Phone Booth Bicycle stands Miscellaneous Recommendations Corner of Topaz 1 x light Topaz Petrol Station 14 inclusive of fascia boards 1 x light Garda Station 1 x Cycle track 5 + garda lamp post. 11 x bollards Corner of garda station @ X road 1 x Cycle track 1x bollards No. 1 Main St."Seagull Cottage" 1 x light Amalgamate public sign & lighting 1 x Finger post sign w ith 2 signs No. 2 Main St. "An Nead" (NAC, Castleknock Golf Club) No. 4 Main St. 1 x Empty Pole Remove empty pole Betw een no. 4 & 5 Main St. 1 x The Village Montessori No. 5 Main St. Carers Ass. 1 x Carers Ass Sign 1xlight Joe Pitcher 2 x Cycle track & Bus Lane 2 x Joe Pitcher + 2 plaques 1 x light Cycle& bus lane sign attach to lighting pole 6 x Property Team + w indow s Property Team signs 10 how ever these are subject to Justins 1x Dublin Bus 1 x Urbus change 1 x bin Corsscare Church 1 + 4 w indow signs 1x lamp 1 x bin "Glenmlure" Main St. 6x bollards "Aisling" Main St. 5x bollards Finger post sign, bollards, bicycle stands to be Driver Test Centre 1x Finger post Sign Tolka View 1 x double lamp 18x bollards 1x Smart Telecom 7 x bicycle stands amalgamated & reduce level of bollards Bicycle stands & bollards amalgamated & National Irish Bank 7 + w indow s and removable signs 1 x double lamp 10x bollards 2x Eircom 4 x bicycle stands Reduce level of bollards Bambury Bookmakers 3 + w indow signs 1x bollards Surgery above Bambury Bookmakers 3 + 3 w indow signs + 3 plaques Macari Chippers 3 + w indow signs 1 x double lamp 1 x bin 8x bollards Bank of Irleand 3 + w indow signs 29x bollards Reduce number of bollards as indicated above Chartbusters 3 + 2 plaques + w indow signs 1 x double lamp 1 x bin 5x bollards Ming Garden Above Chartbusters 3 + 2 plaques + 4 w indow signs Unicare Pharmacy 1 + w indow signs 1 x double lamp 4x bollards Medical Centre 1 + 3 w indow signs 4x bollards D & S Bathrooms 3 + 2 Plaques + w indow signs Tints & Tones 1 + 2 plaques + 1 w indow sign Villa Blanchardstow n 1 x Children Crossing 1 x bin 13x bollards "St. Annes" Main St 1 x bin Ryans Garage 1 x post box 10 + smaller w indow signs 5x bollards Blanchardstow n Adult Education 1x Dublin Bus 1 x Urbus 2 x Blanchardstow n Hospital 3 x signage 2 x bin 6x bollards 1 x Empty pole Remove empty pole Permanent TSB 1x Loading Bay 3 + w indow signs 7x bollards Reduce number of bollards Sam's barbers 2 + w indow signs LK Flow ers & gifts 1x signage 1 x bin On street selling Rory Quigley Solicitors 5 + w indow signs Duffy TV Services 1 x Mill Road 2x signage 1 x Lamp Vineyard Bar 6 + temporary signs 3 Permission recently granted for First Active 1 x Staggered Crossroads Ulster Bank 2 x Bus lane & times of bus lane in Greenfield Site use. Billboard Schoolbook Shop 5 + temporary signs 3x bollards SVDP Shop 1 x signage 1x Lamp 2 x Loading Bay & times of loading Pronto Pizza bay in use 2 + w indow signs 1 x w ith 4 lights 1 x bin 8x bollards Reduce number of bollards Abrakebabra 2 + w indow signs Blanchardstow n Barbers 2 + w indow signs Chiropratic Clinic 2x signage Jenna Flow ers 1x signage Robert Stephens Solicitors 2 + 3 w indow signs + 1 plaques Ardee House 1 + 2 plaques+ 9 parking signs 1 x light 1 x Empty pole Remove empty pole Taxi Bay 2 x Taxi Bay & times 1x lamp Attach taxi signs to light pole. 1 x Finger post w ith 2 signs Beechview Hospital & Elmgreen Gofl Club West Link + 2 finger post signs w ith Crossroads at the Bell Pub 9 signs (10 in Total) Amalgamate signage 1 x Citizen Information sign; 1 x Across from the Bell Pub 1x Dublin Bus 2Cycle x Bus track Lane sign; & times 1 x Traffic Light 2 x light 1 x bin Attach light and signage to bus stop Sign 3 x lights 7 x bollards Amalgamate signage Opposite Topaz/TractamotorsGarda Station Wooden 'Failte' Sign 3 x lights Duffy's Auctioneers 5 x gate signs; 2 x w indow signs 2 x external signs; 1 menu sign; 1 Garden House restaurant chinese sign 3 bill boards in car park J.V. Hutton Ltd 2 x signs KDA Accountants 4 x w indow signs Clonsilla Road - T.O'Reilly electrical 3 + 3 w indow signs 2 x light 1 x bin Law Centre 1 external signs; 2 x w indow signs
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 79
Location Bus Shelter Bus stop Post Box Planting Public Signs Advertising Signs Public Lighing Bins Bollards Seating Phone Booth Bicycle stands Miscellaneous Recommendations Credit Union 1 external sign; 8 x w indow signs Ulster Bank 4 external signs; 1 pass machine Reduce number of w arning signs about Opposite Ulster Bank 4 x w arning signs about clamping 8 x lights 1 x bin clamping (currently 4) Montessori school 3 x external signs 1x pole w ith 6 signs; 9 other Mace Clonsilla Road signage types 1 x sign for dentist; 1 x sign for Dentist/denture studio denture studio Montessori school 1 x sign Lloyd Daly Auctioneers 3 x signs; 1 plaque Beauticians 1 standing sign Junction of Clonsilla Rd/Main St 1 sign indicating 'Clonsilla Road' Utility boxes x 3 Solicitor 1 x sign Accountants 1 x sign Accountants 1 x sign Solicitor 4 x signs Youth Services Building 4 x large external signage Betw een Clonsilla Rd & Youth Services Bldg 5 x lights Outside Youth Services Building 1 x Shelter 1 x bin 1 sign indicating 'Ramor Park, Ramor Park Rd Rushbrook, Hazel Law n 1 x large free standing sign for Superquinn shopping centre La Terrazza 7 x signs Acupuncture & Herbs 2 x signs Creative Flow ers 3 x signs Apollo Blinds 4 x signs An Post 4 x signs Unicare Pharmacy 2 x signs Impress Dry Cleaners 4 x signs Peter Mark 1 x sign; 1 w indow sign New s Read 1 x sign; 2 x outdoor In front of Superquinn Planting 2 x ornate lights 2 x bins Entrance to Superquinn 5 x large flow er pots 2 x lights 6 x bollards Empty poles x 2 Remove empty poles x 2 Greyhound 1 x empty pole; 1 x pump Remove empty pole In front of Greyhound 3 x green lamp features 4 x green bollards Greyhound Liquor Store 1 x smoking bin Dentist 2 x signs In front of Dentist 1 x bin 4 x bollards 1x seating 2 x phone booths St Brigid's Cross Jennings Funeral Home 3 x signs Betw een Jennings Funeral Home & Beauticians 5 x lights 12 x bollards 1 x bicycle stand Reduce number of bollards Beauticians 4 x signs Seamus Maguire Solicitors 3 x signs; w indow signs Along St Brigids Cottages 2 x lights 2 x bins 11 x bollards Reduce number of bollards Insurance 2 x signs; w indow signs Mary B Cremin 2 x signs Club House 1 x sign Blanch Village Pharmacy 2 x signs; w indow signs Flex Source Solutions 3 x signs Ann O'Brien 3 x signs Douglas New man Good 2 x signs; w indow signs In front of Douglas New man Good 1 Wheelchair parking sign 1 x bin 6 x bollards 1 x seating St Brigids Church on footpath Mace Main St 6 x signs Baxters Auctioneers 5 x signs; 3 w indow signs Doyle & Company 3 x signs D15 Taxis 3 x signs Gino's 2 x signs; w indow signs Dentist 4 x signs Bags & Gifts 2 x signs; 1 footpath sign Bookmakers 3 x signs Able Recruitment 1 x sign Trentuno 3 x signs; 1 menu box Dublin Community Church 1 x sign Chartered Accountants 4 x signs Solicitor 1 x sign Axa 6 x signs; 3 x w indow signs Amber Coffee Shop 2 x signs Paula's Hair Salon 1 x sign G2 Dress Hire 1 x sign; w indow signs Nail & Beauty 4 x signs; w indow signs Murphy Mullan Roberts 2 x signs; w indow signs Betw een Mace Main St and C/knock Rd junction 2 x bus stops 6 x lights 4 x bins 7 x bollards 1 x phone booth
80 | MARCH 2010
Location Bus Shelter Bus stop Post Box Planting Public Signs Advertising Signs Public Lighing Bins Bollards Seating Phone Booth Bicycle stands Miscellaneous Recommendations Church Ave - Saloon 1 x sign; w indow signs Tanning Shop 1 large sign Barber Shop 2 x sign Outside Barbers 8 x bollards Remax 4 x signs Thai Garden 5 x signs; Mabs/Community Voice 2 x signs Alterations shop 2 x signs Mary Brennan Road 4 x lights Blanch Auto 3 x signs Asian Shop 1 x sign Village Dental Practice 3 x signs; w indow signs 1 sign for Village Dental Practice; 1 Main Street - sign for Veterinary surgery Hydrotherapy for Dogs 2 x signs Veterinary Surgery 4 x signs Bell Pub Outside Bell Pub 1 x bus stop 4 x lights Opposite Bell Pub 2 x bus stops 2 x bins The Plaza 6 x advertising boards Reduce number of advertising boards.
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 81 Street Furniture and Signage Survey Maps
82 | MARCH 2010
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 83 84 | MARCH 2010 BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 85 APPENDIX 3: LIST OF PERSONS OR BODIES THAT MADE
SUBMISSIONS
• Damien Baxter, Baxter Residential & Commercial Estate Agents, Main Street, Blanchardstown Dublin 15
• Shane O Donovan
• David King, Transport Planning Manager, Railway Procurement Agency, Parkgate Business Centre, Parkgate Street, Dublin 8
• Residents of Herbert Road and Crescent, 2 Herbert Crescent, Blanchardstown, Dublin 15
• Roderick O’ Gorman, Green Party Candidate
• Sean McNally, Tara, The Rise, Blanchardstown Village, Dublin 15
• Billy Linehan, 34 Woodpark, Castleknock, Dublin 15
• Tom Kelly, 32 Rushbrook, Blanchardstown Village, Dublin 15
• Paul Whitty
BLANCHARDSTOWN VILLAGE URBAN DESIGN FRAMEWORK PLAN | 86
Fingal County Council County Hall Main Street, Swords Fingal, Co. Dublin T. 01 890 5000 www.fingalcoco.ie