01. Newcasle West Local Area Plan ( pdf file - 3593 kb in size)

NEWCASTLE WEST Local Area Plan 2008R2: LANDS AT SHANGARRY/KNOCKANESITE AREA / ZONING:Residential Phase 1 17.8haResidential Serviced Sites Phase 1 5.2haLOCATION:This large land holding extends from land adjoining BoherBui and lands fronting onto the N21 National Road near thetown centre to the LAP Development Boundary defined bythe Southern Distributor Road corridor to the south. It isbound to the west by the Arra Stream the southern maintributary leading into the Arra River. The lands have frontageonto the Knockane Road to the east.DENSITY:Residential: MediumResidential Serviced Sites: Low (see Policy H2)DEVELOPMENT POTENTIAL:A comprehensive Masterplan will be required to demonstratea planned and integrated scheme.DEVELOPMENT INTEREST: LAP Pre-Draft SubmissionReceived on parts of the overall holding.SITE DESCRIPTION / CHARACTERISTICS:This extensive area of potentially developable lands is inagricultural use extensively divided by established hedgerowpatterns, drainage ditches and small streams. Much of thelandholding is low-lying and may require extensive drainageworks and storm-water management prior to development.As the area is low lying, there may be significant constraintsin serving the area by gravity feed sewerage mains, as suchpumping may be required.Given the extensive pattern of streams and rivers throughthe greater site, and extensive areas of the site beingidentified by OPW information as being subject to floodhazard, large areas of Open Spaces are zoned. This willalso assist in the creation of green networks through thearea to facilitate pedestrian accessibility and enhancementof natural amenities.ACCESS / ROAD NETWORKS:Providing adequate vehicular access to serve the greatersite will be a key challenge for this LAP. Existing roadnetworks surrounding the site are inadequate and reachcarrying capacity at peak times (Boher Bui, KnockaneRoad). Creation of access points onto the N21 throughestablished Residential properties shall be given thoroughconsideration to ensure any potential impact on traffic flowand any potential increased traffic hazard is avoided.Figure 17: Residential Site 2PHASING REQUIREMENTS:Development of the entire R2 holding will not be permitteduntil construction of the south western portion of theSouthern Distributor Road is constructed, unless alternativeproposals for access can be negotiated with the Main RoadsDepartment in consultation with the National RoadsAuthority. This is to ensure that additional traffic loadings donot exacerbate the existing congestion on the KnockaneRoad and Boher Bui.Figure 18: Aerial Photo of Residential Site 2Section 6: URBAN DEVELOPMENT FRAMEWORK55