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Revised Submission on Village Design Statement
June 11th 2007.
Introduction :
The Puckane Development Association welcomes the opportunity of addressing concerns in regard to future development in the
Village and environs through the process of the VDS.
Due to the public Interest in regard to concerns of the total acreage re-zoned in Puckane and a general feeling that there
was not meaningful participation allowed in that process, we hope that our views in this VDS will be taken on board and not
re written by elected members at the end of the process.
This must be stated firstly as it is the major concern in regard to upcoming development in Puckane. Residents of Puckane
are very skeptical of the participation of the elected members as laid out in the format announced at April 16th County Council
Meeting.
The Puckane Development Association would like to see this as a "Community Document" and would insist that the
views expressed in it would positively impact future development. We would also request that Technical Aid be available to
our group as an independent advisory tool prior to our next scheduled meeting in August.
We are also disappointed that
only 2 workshops are available as this is not adequate to properly address the many issues at stake. We appreciate allowing
us the weekend to rework this first draft.
Despite our serious concerns with the scale of rezonings we will approach
the Village Design Statement in a positive and constructive manner.
In reference to points which may be deemed to be outside the scope or remit of a VDS. All are highly relevant to the future
of the Village of Puckane. These points nevertheless provide a solid basis for developing an overall strategy for the village
that can hopefully address the aspirations of the majority of local residents.
The following will form the basis of our First Submission :
Purpose :
We see the Village Design Statement as the people of Puckanes chance to impress upon the planning process, how Puckane will
sustainably grow from Village past into Village future. We greatly cherish our village and its quality of life and we would
like to maintain this and enhance it for future generations.
1. We would insist that the local character & distinctiveness be protected and enhanced in any future development.
2. That the design adheres to and compliments other relevant strategies and plans
3. That the visual character of the village and its surrounding countryside be respected
4. That the village is permitted to grow in a sensible and rational manner with a suitable range of supporting services
(e.g. GP/medical centre) and other employment opportunities.
5. The identity and feel of the original village should not be lost by inappropriate additions
6. Ensure that any new development in the village fits comfortably with its surroundings and is in keeping with local
character and distinctiveness.
7. That the final document is drafted to meet the needs and aspirations of the local people and is an inspiration for
others that follow.
8. The greenery, the hedgerows, fields and trees-act as important signifiers of the countryside and rurality and we
would like to see this aspect preserved as much as possible to maintain the country feel, friendliness and sense of Community.
Main Issues :
Due to the extensive rezoning in Puckane Village we would be adamant that the questions of Phasing, Scale and Mass be very
carefully considered and implemented.
We wish to see our Village grow in a sustainable and balanced way and would see the "Sequential Principle" as
central to all future development in Puckane. We want our village to grow from the core out and would insist that the Highest
possible design standards and best practices to be applicable.
Listed below are various issues which we shall clarify in our revised draft after this weekends meeting :
Village Appraisal -
This will give a detailed analysis of the history and community of the village and highlights
the main characteristics, strengths, weaknesses, opportunities and constraints of the village. This will assist the Village
Design Statement in identifying and assessing the character of the village and will outline measures as to how this can be
identified.
Design Code
The VDS shall contain a design code. The aim of the Puckane Design Code will be to raise the standards
of layout and design of new development throughout Puckane. To create a place with a strong sense of identity that is attractive
and desirable as well as safe and secure, in a traditional village format;
Its aim will be to provide detailed guidance on the following aspects
1. the Puckane style and role of modern architecture
2. the setting of buildings in the village and landscapes
3. the creation of a public realm with quality streetscapes and landscaping
4. the relationships with neighbouring buildings in terms of scale, harmony, proportion and boundary treatments
5. the design, detailing, colour and materials, and
6. the use of materials in the traditional manner
Master Plan Areas
Detailed design layout to be contained within the Village Design Statement for each Master
Plan Area detailing information on:
1. Densities
2. Layout
3. Design
4. Mixture of house type
5. Proposed employment opportunities (e.g. craft workshops, reataurant/café, medical centre, home working/professional
services via Broadband provision).
6. Green Areas and measures for the maintenance of these green areas
7. Detailed Planting Schemes of green areas and materials to be used
8. Under grounding of all cables within Master Plan areas
9. The PDA will also seek the designation of Local Need Housing within all Master Plan areas.
Note:
All finishes in Master Plan areas must be of high quality and sourced locally where appropriate. All finishes
must reflect the character of the local area and be agreed with the Local Authority Planning Department prior to their construction
/ installation.
Note:
Permission should not be granted for development, which cannot be integrated into its surroundings.
Conservation
The council conservation officer undertake a detailed study of the village identifying protected
structures and conservation areas within the village.
Note
it is important that these are clearly identified
within the village as part of the VDS process.
Tree Survey
A detailed tree survey undertaken for the village identifying trees worthy of protection within
the village as part of the VDS process.
Phased Delivery
Adequate phasing of all Master Plan areas to ensure that development occurs at a pace whereby
it is supported by all necessary infrastructure, services, amenities and facilities.
Land Use
Master Plan areas contain a mix of land uses to provide amenities, facilities, services and employment
and enable the community to work, shop and recreate locally;
Housing -
To facilitate a mix of house types, sizes and tenure options that allow all sections of society to
remain part of the community throughout their life cycle i.e. from the cradle to the grave;
Transportation -
To provide alternatives to the private car in the form green routes and a continuous network
of walking and cycling links within the village;
Ecology -
To preserve ecosystems by indemnifying and incorporating distinct habitats and established landscape
features into a network of parks and open spaces;
Conservation -
To protect and ensure the appropriate use of historic structures, built heritage and archaeological
features;
Energy Efficiency -
To minimise energy usage through innovations in accessibility, building design, use of
materials and adaptability in floor plans and uses;
Infrastructure
There are a number of infrastructural deficiencies currently within the village. These include
the lack of adequate dust bins, street lighting not working, lack of footpath facilities around the hurling field, poor road
surfaces within Ballycraggan and Kelly's lane and treatment plant capacity. The Puckane Development Association would like
the VDS to highlight these inadequacies and highlight measures to rectify these.
To facilitate the establishment of local indigenous business the PDA wish to see an area newly designated for business incubator
buildings. Currently Puckane has no broadband facility. The PDA would like to see Puckane prioritised in any future roll out
of broadband in North Tipperary to facilitate local business.
The PDA would also like to see traffic calming measures introduced on all approach roads into the village.
Note:
the PDA would be seeking senior members of the council to attend our next public meeting to explain how the
above can be rectified.
Views & Vistas
A detailed study of all important views and vistas be undertaken within the village and all
important views and vistas be retained and protected as part of the VDS process.
Integrated Tourism
Tourism plays an important part in the economy of Puckane. The community in the village
wishes to see an integrated tourist designation / strategy contained within the VDS .
Planning Applications -
Puckane is an area of High Amenity and is in a Rural Special Amenity Area . The
obligations of the Council in relation to planning applications within NHAs, SACs and SPAs are set out in the European Communities
(Natural Habitats) Regulations 1997 and the Wildlife (Amendment) Act 2000, respectively and the PDA are seeking these obligations
are strictly applied by the local Authority when accessing planning applications
Specific Points raised at our last workshop include :
Streetscape / landscape
1. The character of the Village should be maintained
2. Entrance Roads should be enhanced and stonewalls and flowerbeds encouraged
3. Consideration should be given to the Natural habitats in Puckane and the retention of Hedgerows, earthen banks and
trees on all 3 approach roads and throughout the wider village
4. Consideration of a Village centre/square as a focal point to harmonize the layout
5. Preserve the area around the Rent an Irish Cottage including the Thatch, open green area, mature trees and feel
of this area.
6. Materials used should be of High Quality and Quality of Houses and external render should include natural slate,
vernacular, limestone, lime, traditional style and consideration of Windows and external aesthetic should be further discussed
as to appropriate content.
7. Buildings should be in context and keeping with surroundings
8. No Blocks should be used on garden walls and limited fencing
9. A Village scale should be employed throughout not a sub-urban scale together with Phased development and non uniformity
of design.
10. A Village centre should be applied not a Town centre as assured to us by Brian Beck in our last Workshop.
11. Lighting should be traditional in feel and of Old World Style
12. Puckane is also a Tourist Village and attracts visitors by its rural feel. These elements including approach roads
and castle ruins should be respected.
13. The Village should be as Eco-Friendly as possible with an adequate recycling area and bottle banks tastefully integrated
into the layout.
14. Access for the Mobility impaired should be incorporated into any and all developments
15. Earthen banking and Natural plants should be considered between houses to retain the rural feel of the Village.
16. A Village park should be further discussed at future workshops.
17. Views and Vistas of the Lake should be protected and preserved.
Safety :
1. Traffic Calming features should be considered and discussed further with community as proposed developments will
mean an increase in traffic.
2. Parking issues in the village need to be addressed
3. Quality Signage throughout the village and permeability needs to be addressed
4. Health and Safety aspect in regard to entrance points to village and possible priority flows in and out of Village
5. Traffic movements in regard to the school drop off/ pick up area need to be considered as currently the school bus
does not have any where to turn. This issue is an accident waiting to happen.
6. Priority of Pedestrian, Cyclist and automobile Traffic needs to be enforced in that order.
7. Accessibility and Footpath upgrades throughout the village and tactile paving needs to be employed
8. Entry points to village need to be enhanced and made safe for all
9. Services and infrastructure and the under grounding of all cables needs to be enforced
10. Bicycle routes need to be provided for
11. Speeding throughout the village can be addressed by more modern and acceptable strategies than speed ramps and
can also be made visually aesthetic.
12. The safety aspect of increased traffic and the issue of large vehicles during construction of new developments
needs to be seriously considered so as to avoid accidents and loss of life.
13. Parking availability and accessibility for Saint Patricks Church needs to be addressed and this could overlap and
be resolved in tandem with the school parking issues
14. Any relocation / extension of existing school should be mindful of these facts
15. Entrances and sight lines to any new developments and National Roads Authority regulations need to be enforced
16. Commercial Traffic needs to be minimized and future commercial activity should be located so as not to draw this
traffic into residential and amenity areas for quality of life, traffic and safety reasons
Amenity & Infrastructure :
1. Infrastructure should be a pre requisite to any new development
2. Phasing of all developments need to be strictly enforced and the Initial phase should have regard to the infrastructure
and social development of the village
3. A Community Hall/Pavilion for all, needs to be further discussed and its availability to all groups and residents
of the village. Also the issue of design in regard to materials for this ( i.e. natural, stone, timber )
4. Amenity Areas for all need to be identified and possible location of facilities for Soccer pitch and provisions
for Tennis club allowed and encouraged
5. The Amenity Area by the Tennis courts needs to be further enhanced and possible playground and wildlife area included
as well as being receptive of the needs of the Tennis club.
6. A Priority List of Objectives needs to be agreed upon.
7. Funding for projects in the Village from Developer Contributions
8. Each Master Plan area needs to be gone through in regard to both Infrastructure and amenity areas
9. The needs of the Elderly, Youth and Mobility impaired should be included in all future design and development of
the village.
10. Further and detailed explanations on how these Roads/footpaths improvements will take place needs to be addressed
from a Council Representative from Roads Department
11. Further and detailed explanations on how the Sewerage and Water upgrades and improvements will take place needs
to be addressed from a Council Representative from Sewearge/Water Department
12. The needs of the National School and the requirements of Staff and Students thereof will require serious consideration.
13. The issue of trade offs with developers for infrastructure and amenity area needs further discussion
14. Play Areas and green spaces of all developments should be a minimum of 15%
15. Issues of landscaping of all Master Plan areas needs to be agreed upon with local community and enforced.
Housing :
1. Densities of 2 to 5 per acre.
2. Issues of 20% social and affordable housing needs to be applied and local/native need must have priority to these
units.
3. This would facilitate the housing of local need without having to build excessive Social Housing units for the needs
of non locals. This would also be a more socially inclusive approach to take.
4. 20 % serviced sites and the possibility of including this in a 30% allocations for Local need relevant to persons
who were born in the Puckane area or have lived here for 10 years within applicable distances from the village.
5. Quality Development, Energy efficiency and Highest standards for all housing needs to be applied
6. Clusters of developments on Village fringe should be Clusters, not sprawling developments with a sub urban feel.
This is a rural area and should remain so in design and feel.
7. Design of Houses is vital with different appropriate designs and non uniformity to keep the feel and aesthetic pleasant
both visually and spatially.
We Thank North Tipperary County Council Planning Department and the forward planning section for their time on this submission.
We look forward to meaningful, frank discussions on these most serious matters in relation to Puckanes future.
Puckane Development Association
Monday, 11th June 2007.
On Behalf of Puckane Development Association.
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