NORTH CIRCULAR ROAD, LIMERICK

NEIGHBOURHOOD CHARACTER STUDY

Limerick City Council

October 2002
 CONTENTS: Page No.

Limerick City Council 1. INTRODUCTION

City Hall 1.1 Purpose and Scope of the Study…………………… 1

Merchants Quay 1.2 General Description of Study Area…………………. 1
1.3 Population…………………………………………….. 2
Limerick 1.4 Main Issues…………………………………………… 2

2. CHARACTER COMPONENTS

2.1 History of Development……………………………… 3

2.2 Physical Features…………………………………….. 5
2.3 Movement Characteristics…………………………... 6
2.4 Buildings of Historic Interest………………………… 7

3. CHARACTER AREA ASSESSMENT

3.1 Character Areas……………………………………… 8

3.2 Key Neighbourhood Characteristics……………….. 9

4. CONCLUSIONS
NORTH CIRCULAR ROAD
NEIGHBOURHOOD CHARACTER STUDY, LIMERICK 4.1 Residential Development Policy……………………. 11
4.2 Potential Development Sites………………………... 11
4.3 Development Framework……………………………. 12

Figures:

1. Aerial View of the North Circular Road Neighbourhood

2. Location in relation to the City Centre
3. Development pattern 1840-1978
4. Evolution of development form
5. Physical characteristics
6. Movement characteristics
7. Location of buildings with historic interest
8. Character areas
October 2002 9. Comparative analysis of NCR Character Areas

Copyright of Limerick City Council. No part of this document may be copied, either by tracing,
Nicholas de Jong Associates photocopy, fax or other means without the prior written consent of the City Council.

Urban Design
 1. INTRODUCTION

1.1 Purpose and Scope of the Study

This Neighbourhood Character Study Area of the North

Circular Road has been commissioned by Limerick City
Council to help inform the preparation of a Local Area
Plan linked to the Review of the Limerick City
Development Plan, as per sections 18 and 19 of the
Planning and Development Act 2001. The Local Area
Plan will provide the strategic policy framework to guide
development in the area.

The Neighbourhood Character Study sets out the key

characteristics of the area and identifies those features
that contribute to its distinctiveness. It examines the
area from a broad perspective, addressing social,
environmental and physical characteristics. It is
intended that the study will provide the basis of the
community consultation process to be undertaken as an
integral part of the Local Area Plan preparation.

1.2 General Description of Study Area

The North Circular Road is a well established residential

neighbourhood of Limerick, located around 1km north-
west of the City Centre. The area extends to
approximately 80ha and is bounded by Condell Road
and the River Shannon to the south, Ashbrook to the
west, Ennis Road to the north and Shelbourne Road
Lower to the east.

The area has developed incrementally over the past

150 years or so as an exclusive neighbourhood of
desirable properties within a mature setting of trees. A
wide range of development styles has resulted from the
continued fragmentation of larger estates, such that the
area now presents a collection of residential buildings
that range from large detached villas surrounded by
spacious informal gardens to semi-detached properties
along uniform streets.

Figure 1: Aerial photo of the North Circular Road neighbourhood

The predominant land use of the area is residential, with
a total number of properties of around 820 (and overall
gross development density of 10 dwellings/ha). There
are also three schools - Ard Scoil Ris, Villier’s, and JFK.
A new sports hall is located within the grounds of Ard

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK 1. INTRODUCTION 1


Figure 2: Neighbourhood location in relation to City Centre
NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK
Scoil Ris (Brother John Casey Memorial Hall), and there
is an all-weather sports ground attached to the Villier’s
School. A Catholic Church lies adjacent to the JFK
school. A small shopping precinct is located to the north-
west edge of the area on Ennis Road (Northtown
Shopping Centre), with the Limerick Ryan Hotel further to
the east. Pairc na nGael, the principal playing pitch of
Limerick’s Gaelic Athletic Association, lies on the
opposite side of the road. A local newsagent shop on the
North Circular Road (Jim’s) has recently closed.
1.3 Population
The neighbourhood has traditionally been the favoured
location for the nobility, gentry and clergy. It has more
recently been the home of both bishops of Limerick. The
Church of Ireland bishop (Dr. Edward Darling) resides in
the Bishop’s House which was constructed in the grounds
of Portland House, while the Roman Catholic bishop (Dr.
Donal Murray) lives in Kilmoyle House which is an early
19th century building of classical style.
The North Circular Road area falls within Castle D Ward,
and partly within Castle C Ward, of the District Electoral
Division. Based on 1996 Census figures, the population
of Castle C Ward was 1,075 persons, and Castle D Ward
2,592 persons. The neighbourhood has continued to be
the most favoured place of residence for the ‘employers
and managers’, and ‘High Professional’ socio-economic
groups (23-26% and 13-14% of the Ward population
respectively, compared to an average 9% and 4% within
the rest of the County). According to the preliminary 2002
Census figures, since 1996 the population of Castle C
Ward has declined by 6.9% and Castle D by 4.1%.
1.4 Main Issues
Due to its high amenity and desirable location in close
proximity to the City Centre, the area is experiencing
considerable development pressure for additional
housing, often at higher densities and in a form that may
not be characteristic of the surroundings. A number of
schools reinforce the area as a favoured residential
location, but contribute to traffic congestion on the limited
road network. The development demands have led to
concerns from local residents over the capacity of the
infrastructure to support additional growth within the area.
INTRODUCTION 2
 2. CHARACTER COMPONENTS

2.1 History of Development

The North Circular Road is one of the City’s oldest and

most desirable residential neighbourhoods. Situated on
higher ground above the Spring Tide flood levels of the
River Shannon, the area was zoned for development in
1837 - “in contemplation .. in consequence of the
facilities of communication recently afforded by the
erection of Wellesley Bridge” (1).

The distinctive elongated loop of the Circular Road

shaped the overall form of development from the outset.
The first grand houses were constructed around Belle
Vue Gardens by the Alexander brothers, three of which
are still standing within the loop - Beechlawn, Bellevue
and Evergreen (renamed Kilcornan). Other large
1840 1900 residences of the time included Thorn Ville to the north
of the loop; Kilrush Church, Kilrush Cottage, Lansdowne
Cottage and Tivoli located at the south-western end of
the loop, and linked to Barrington’s Pier; and Coolraine
House located at the far north-west corner of the area.
Shelbourne College was established to the north-east,
between the Circular Loop and Ennis Road. Large open
fields separated the detached groups of properties.

The 1840 plan clearly shows the early development of

the area as characterised by the large private
residences set within spacious plots, with similar
development and the Union Work House to the north
and open agricultural land extending westwards. The
beginnings of industrial development adjacent to the
Shannon are evident to the east, while the land liable to
flooding presents a natural development constraint to
the south.

By the early 20th century many of the intervening fields

had been sub-divided into rectangular plots of various
1938 1978
sizes. Infill development of substantial detached villas
spread along the north sides of the Circular Road, as
Figure 3: Development Pattern 1840 -1978 well as more modest rows of houses, such as Eden
Terrace and Ardhu Terrace. A new road link was
created to the eastern edge of the area (Shelbourne
Road Lower), that more clearly defined the boundary
between the exclusive residential neighbourhood and
the developing city to the east.

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK 2. CHARACTER COMPONENTS 3

 BUILDING TYPE MAIN FEATURES REPRESENTATIVE EXAMPLES The 1930s saw the introduction of smaller
predominantly semi-detached dwellings along the south
sides of the Circular Road at Westfields and Revington
Mid-19th century Grand 2-storey mansions located to the centre of large Park, as well as the first incursion into the internal space
Single Residences plots. of the loop with the development of detached properties
Well-treed grounds.
Distinctive boundary features, often with Lodge House. at Revington Circle. Slightly larger detached properties
Very low density. were also built to the north eastern corner of the area,
between the Circular Road and Ennis Road and fronting
Shelbourne Road Lower. Land to the north west
remained as open fields.
Late-19th century Only examples comprise elegant 2-storey townhouses
Terraces at Eden Terrace, and more modest single-storey
cottages as Ardhu Terrace. Considerable further development took place during the
Long, thin plots with generous set-back from road. next 40 years, such that by 1978 semi-detached
Medium net density (up to 12 dwellings/ha).
properties (mostly) had spread along the length of the
southern and western sides of the loop. Whereas
previous development had been inward-looking and
Early-1900s Imposing 2-storey (mostly) dwellings set-back a related to the North Circular Road, new properties were
Detached considerable distance from the road on large, introduced during this period at Westfield Park which
sometimes narrow plots.
Low net density (up to 5 dwellings/ha). faced out to the lower lying tidal mudflats of the
Shannon. Further encroachment into the inner areas of
the loop occurred with the continued sub-division of the
grounds of the 19th century properties, such as Sunville
Court, Iona Drive, Belle Vue Gardens, and around
1930s Domestic scale dwellings with curtilage car parking and
Bishop’s House. Most significantly, land to the north
Semi-detached variety of elevational treatments.
Varying set-back from road of between 6-15m, often west of the area was comprehensively developed with
with long, narrow rear gardens. semi-detached and detached properties around a new
Medium-low net density (around 8 dwellings/ha). road structure linked to Ennis Road to the north and
Ashbrook to the west. A school was also built at the
eastern end of the loop within the grounds of
1950-80s Planned suburban estate of uniform dwellings and road Shelbourne House.
Semi-detached pattern.
Minimal set-backs of 5-6m sufficient for curtilage car
parking. The last 30 years has seen the continued infill of
Medium net density (up to 20 dwellings/ha). remaining land within the western part of the loop, most
notably at Heron Court, The Cloister’s, and around the
now derelict Kilrush Church, and further short cul-de-
sacs of houses off the north side of the Circular Road at
Post-1978 Infill development of up-market houses usually around
Detached ‘private’ cul-de-sacs. Elm Court and The Elms. Detached dwellings have also
Variety of building styles. Minimal set-backs from road been developed off Iona Drive to the rear gardens of
sufficient for curtilage or integral garage parking. 1940s properties, and to the north of Bishop’s House.
Medium net density (around 13 dwellings/ha).
The Villier’s School was relocated from the City to the
western end of the loop in the grounds of Tivoli. Most
recently, an apartment block has been developed on the
Typical site of a disused quarry. Land to the north west of the
80x125m plots (1ha) area has been further infilled with terraced and
detached houses at Bracken Gardens and Ashbrook
Grove.

Figure 4: Evolution of development pattern

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK CHARACTER COMPONENTS 4


Figure 5: Physical characteristics
Views out from Bracken Gardens
NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK
KEY
Principal Open Spaces
Tree Groups
Approx. Contours at 5.0m Interval
The importance of trees to the setting of the area
2.2 Physical Features
Topography
The land rises gradually from the River Shannon at
around +3.0m AOD to a shallow ridge running north
eastwards from Highfield at +15m AOD. To the west the
land falls more steeply from Ashbrook towards a
localised valley and floodplain of the river. The
topography has contributed to the favoured residential
location due to the elevated position above the River
Shannon. There are few distinct topographic variations
within the neighbourhood, apart from around Bracken
Gardens where there are long distance views outwards
to the surrounding hills.
Natural Features
Westfields is the only natural feature of note within the
vicinity of the area, comprising one of a number of
surviving fragments of a once extensive wetland
complex that existed around the estuary of the River
Shannon. These would have contained saltmarsh with
tidal channels and mudflats that dried at low tide.
Despite construction of extensive embankments along
the north shore of the Shannon in the early 1830s, and
the more recent construction of the link road and
causeway to the new Shannon Bridge in 1984, the area
remains subject to tidal influences with around 0.4m
range in water levels.
Westfields covers an area of around 26 hectares and is
part of the Candidate Special Area of Conservation
CHARACTER COMPONENTS
known as the Lower River Shannon. The area contains
a diverse range of wetland habitats and species and is
especially important for its wintering population of water
birds. A report commissioned by Limerick Corporation
on Limerick Wetlands described Westfields as “probably
one of the finest medium-sized urban nature reserves in
Ireland” (2) as well as highlighting a number of concerns
about its future conservation. The Corporation
subsequently commissioned another study to look at
appropriate management guidelines to ensure the
conservation of the wetland for wildlife and for local
people (3).
The wetland area is bounded by the embankment of the
Shannon to the south and by housing in Westfields Park
to the north. A footpath links the housing to the
embankment. The area is popular for informal leisure
activities and contributes significantly to the amenity
value of the neighbourhood.
Vegetation
The mature trees of the North Circular Road area are
one of its most prominent features. Many of the main
groups date back to at least 1900, and possibly earlier,
when considerable planting of amenity trees would have
been carried out within the spacious grounds of the
residencies. The surviving blocks of trees around much
of the loop form a distinctive setting for the
neighbourhood, especially when viewed from the
opposite bank of the Shannon where the well-wooded
scene presents an attractive foreground to longer
distance views of the surrounding hills.
Dominant tree species include Horse Chestnut, Beech
and Copper Beech, Sycamore, Evergreen Oak, Ash,
Silver Birch, and various ornamental conifers. Together
with mature hedges and garden shrubs, the trees
absorb much of the built development into its landscape
setting. Within the more recently developed areas of the
neighbourhood, such as Highfield, Fort Mary Park and
Ashbrook Park, the relative absence of trees presents a
more stark environment that contrasts markedly with the
more intimate wooded character of the Circular Road.
5
 2.3 Movement Characteristics

The North Circular Road provides the principal means

of vehicle circulation for the neighbourhood. The loop is
linked by two junctions on Shelbourne Road Lower, and
with a further link northwards to Ennis Road along
Rose’s Avenue. A second more recent link connects
with Ennis Road via Fort Mary Park. Given the volume
of traffic on the surrounding road network, the limited
number of junctions are frequently congested during
peak periods.

The circular loop appears narrow along most of its

length, but the carriageway is rarely less than 5.5m wide
within a road corridor that varies between 7-10m in
width. The meandering character of the road, defined by
mature over-hanging trees and stone boundary walls, is
a distinctive feature of the area. Roadside footpaths are
often narrow, and discontinuous in parts, which in
places is exacerbated by frontage access and parked
vehicles. Trial speed humps have recently been
introduced by the City Engineers to help reduce the
potential conflict between pedestrians and vehicles.
Minor roads and cul-de-sacs provide access off the loop
to the various housing areas.
Figure 6: Movement characteristics
KEY There are no designated footpaths or cycle routes
Main Road through or across the neighbourhood, reinforcing the
need to travel by car. The area is well served by bus
Collector Road
routes to/from the City centre, however, with stops on
Minor Access Lane/Track Ennis road and Shelbourne Road Lower.
Public Footpath

Stone boundary walls and mature trees defining the Rear access lane (Iona Drive) Footpath restricted to one side of road by
main loop historic property boundary

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK CHARACTER COMPONENTS 6

 2.4 Buildings of Historic Interest

Numerous buildings of historical importance survive around the

loop of the North Circular Road and, where visible, contribute
significantly to the character of the neighbourhood.

The grand mid-19th century examples are for the most part
1. Shelbourne 2. Westfield
hidden to view by long setbacks and expansive private grounds,
21 such as Shelbourne (now derelict within the grounds of Ard Scoil
18 2 Ris), Belle View, Beechlawn and Thornville. Stone boundary
20 walls, often with ornate gateways and entrance lodges,
4 3 1 combined with mature vegetation, are the most evident and
19 5
17 characteristic features of these oldest properties. The remains of
6
7 Kilrush Church are located within a well-tended setting of grass
3. Bishops House 4. Kilcoran and trees, surrounded by a select development of contemporary
8
10 detached dwellings.
9
16 The remaining early 19th century buildings are generally less
11 grand and include a wider mix of building types that range from
15 individual residences (such as Westfield and Derravoher) to 2-
13 storey and single-storey terraces (Eden Terrace and Ardhu
12
14 Terrace). The majority of detached dwellings are contained with
5. The Coach House 6. Ardhu Terrace
reasonable-sized grounds, and only where new development
has encroached on the curtilage of the buildings does the
characteristic setting become compromised (such as at Sunville
Figure 7: Location of Buildings with Historic Interest Court).

7. Belle View 8. Beechlawn

9. Shannon Lawn 10. Sunville 11. Kyleglass House 12. Kilrush Church (ruins) 13. Derravoher 14. Adrley 15. Hawthorn

16. Lodge to Villiers School 17. Bracken Brae 18. Cragfield 19. Orelands 20. Eden Terrace 21. Thornville

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK CHARACTER COMPONENTS 7

 3. CHARACTER AREA ASSESSMENT
3.1 Character Areas
Although the North Circular Road area has buildings of
varying types, ages, significance and forms, there is the
appearance of a certain degree of homogeneity due to
the physically contained character of the neighbourhood
D and the presence of dominating common features such
as mature vegetation and stone boundary walls.
A There are variations within the neighbourhood,
however, which result in different character areas with
particular characteristics that may influence future
development considerations.
B A. Eastern Area
C end of the area, together with the adjoining house and
The Eastern Area is the least developed part of the
neighbourhood. Its character is strongly influenced by
the extensive private estate of Westfield and the
grounds of Ard Scoil Ris, as well as Bishops House and,
C to the north, by Thornville and the JFK School and
Church. Together these properties occupy over 50% of
KEY
the eastern area, resulting in a very low gross
Pre-1840
residential density.
1840-1900
1900-1938 Within the area considerable infill development has
1938-1978 occurred along the northern and western sections of
Post-1978 North Circular Road, comprising mostly post-1940
Figure 8: Character Areas detached dwellings and with elegant early-20th century
red brick detached properties either side of JFK School.
The building frontages are typically set-back a generous
distance from the road (between 10-20m). In
comparison, the southern section of the area is
relatively undeveloped and retains much of the original
character of the neighbourhood.
Whereas it is unlikely that the Ard Scoil Ris grounds will
be developed in the foreseeable future, it is clear that
the grounds of Westfield could become subject to
increased development pressure, as has already
Western Area: occurred with the addition of two exclusive properties to
Features of historic interest the immediate east of Bishops House.
NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK CHARACTER AREA ASSESSMENT
B. Western Area
The western section of the North Circular Road has
been substantially developed over the past 150 years,
firstly with large detached late-19th century residences
(such as Shannon Lawn, Sunville and Kyleglass House
within the inner part of the loop, and Bracken Brae,
Cragfield and Orelands to its northern edge), and the
distinctive Eden Terrace. Detached and semi-detached
early-20th century properties at Revington Park
characterise the northern side of the area. Much of the
intervening land has also been infilled with properties
arranged around cul-de-sacs, such as Iona Drive,
Sunville, The Cloisters and Heron Court within the loop,
and Eden Court and The Elms to the north of the area.
The Villier’s School occupies a large site at the eastern
grounds of Shamrock Ville.
The buildings of the western area are overwhelmingly
two-storey (with one-storey dwellings at Ardhu Terrace)
and arranged with generous set-backs from the North
Circular Road, resulting in a generally uniform scale of
domestic architecture. Where this pattern is interrupted,
such as by the 4-storey apartment block at Greenwood
and the most recent 2-storey apartments on the former
quarry site, the buildings appear intrusive and
incongruous to the surroundings.
Other characteristic features of the area include stone
boundary walls, often with decorative gates, and several
entrance lodges signifying the driveways of the former
estates, particularly along the southern side of the North
Circular Road . Surviving artefacts of historic interest
also include the former stone-framed gateway to
Kyleglass House, and a late-19th century memorial
plaque and letter box.
Whereas much of the area has already been the subject
of infill building, several other potential sites remain for
continued development, such as the grounds of
Kilcoran, Belle View, Beechlawn, Shannon Lawn, and
Shamrock Ville, as well as to the long rear gardens of
properties at Revington Park.
8
 C. Southern Area
The Southern Area is characterised by the residential
developments of Westfield’s, New Westfield and
Westfield Park that extend uninterrupted around the
southern edge of the North Circular Road as far as
Bracken Gardens to the north west, and either back-
onto or over-look the Westfields Wetlands to the south.
The predominantly 1930-1950s semi-detached
dwellings, with set-backs of around 10m, are readily
visible from the North Circular Road. More recent
redevelopment to the corner plot of Westfield Park and
the North Circular Road (Westfield Apartments),
together with two late-19th century properties at the
western end of the area (Ardley and Hawthorn), present
interesting additions to the otherwise uniform street
scene.
Opportunities for further infill development are limited to
the long rear gardens of properties at Westfields, at the
eastern end of the area, and to the immediate grounds
of the two older properties (a new building is currently
under construction in the grounds of Hawthorn for
example).
D. Northern Area
This character area comprises the most recent
developments of Bracken Gardens, Ashbrook Grove,
Fort Mary Park, Saint James’s and Highfield, as well as
the Limerick Ryan Hotel. It is located on higher ground,
offering occasional views outwards to the surrounding
hills, and sloping sometimes steeply towards similar
development at Ashbrook Crescent.
As a planned suburban estate of the 1960-1980s,
arranged around a functional street pattern, the area
does not possess any of the characteristics of the more
historic areas of the North Circular Road. The properties
are set-back a minimum distance from the road (around
5m) and present a mixture of front boundary treatments
with small scale planting and often dominated by parked
vehicles. The opportunities for further infill development
are very limited.
NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK
3.2 Summary of Neighbourhood Characteristics
Land Uses
♦ The neighbourhood is overwhelmingly residential,
with mostly high quality detached and semi-detached
houses.
♦ There is an estimated 820 dwellings within an area
of approximately 80ha, giving a gross development
density of around 10 dwellings/ha.
♦ The most recent additions of apartment buildings
appear incongruous within the low density residential
setting.
♦ There is very little local retail activity, apart from the
Northtown Shopping Centre, nor industrial uses.
There is one pub an a hotel located on Ennis Road.
♦ There is no public housing.
♦ The presence of 3 schools adds to the area’s
popularity as a favoured residential neighbourhood.
♦ There is a sports hall in the grounds of Ard Scoil Ris,
and a church associated with the JFK School.
Issues
♦ Although retaining the generally low gross
development density is important to the character of
the neighbourhood, there are further opportunities
for well-designed infill development within character
areas that are presently below the average density.
♦ The lack of mixed uses, particularly retail,
encourages the need to travel by car for essential
services.
Pattern of Development
♦ Development of the area increased substantially
between the 1930-1950s, and again from the 1970-
1990s.
CHARACTER AREA ASSESSMENT
♦ The incremental form of development has resulted in
a wide variety of plot sizes and building types.
♦ Most of the recent developments are arranged as
small cells around short cul-de-sacs, each with an
individual identity, which increases their private
character but limits permeability between the
different cells.
♦ The area has retained a sense of exclusivity due to
its generally low density, a predominance of high
quality dwellings, and its physically contained
character.
♦ The remaining mansions of the original estates, with
their well-treed grounds, stone boundary walls,
entrance lodges and ornate gateways, are the most
distinctive features of the neighbourhood.
♦ The meandering loop of the North Circular Road
contributes to the informal character of the area.
Issues:
♦ There is no over-riding pattern of building on which
to base future forms of development. Future building
applications should therefore be considered in terms
of ensuring high quality design that is appropriate to
the characteristics of the immediate setting.
♦ The vegetation structure of mature trees should be
protected and enhanced as an integral part of future
development proposals, together with the retention
of other distinctive features such as boundary walls
and gateways.
♦ Character Area A (East) is likely to be subject to
most change in the future due to the presence of the
largest undeveloped site in the neighbourhood
(Westfield).
♦ Character Area B (West) will continue to be subject
to pressure for infill development on remaining
under-utilised plots.
9
 ♦ The further development of Character Area C
(South) is limited to the rear gardens of properties at
Westfields and to the sub-division of the two
remaining older properties.
♦ There are very limited opportunities for further
development of Character Area D (North).
People
♦ The neighbourhood remains the favoured place of
residence for the ‘employer and managers’ and ‘high
professional’ socio-economic groups.
♦ The traditionally stable population has marginally
decreased since 1996.
Issues:
♦ An appropriate mix of dwelling types and sizes is
desirable to ensure that the area continues to meet a
range of housing needs.
Physical Characteristics
♦ The gently rising topography contributes to the
favoured residential location.
♦ There are limited views out from the neighbourhood,
apart from glimpses to surrounding hills in the vicinity
of Highfield.
♦ The Westfield Wetlands are an internationally
significant resource and further contribute to the
amenity value of the area.
♦ The mature tree groups provide a distinctive setting,
particularly when viewed from the opposite bank of
the Shannon.
Issues:
♦ The existing tree groups require statutory protection
and continued replenishment through future
management initiatives.
NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK
♦ New development should safeguard and supplement
the existing vegetation structure.
Movement
♦ There are limited links to the surrounding road
network, resulting in considerable congestion at
junctions during peak periods.
♦ Vehicle drop-off/pick-up at schools causes some
conflict on narrow roads.
♦ Buses pass along the Ennis Road and Shelbourne
Road Lower.
♦ There is mostly off-street parking within building
curtilages.
♦ There are no through footpaths or cycle routes,
resulting in poor permeability.
Issues:
♦ Ability of neighbourhood’s roads to accommodate
additional vehicle-based development.
♦ Lack of alternative movement options other than by
car.
Buildings
♦ The surviving buildings of historic interest are either
visually isolated by spacious grounds or subsumed
by newer development.
♦ The buildings of note predominantly date from the
1840s to the early 19th century.
♦ There is considerable variety in building types, with
exclusive mansions, detached villas, semi-detached
houses, terraces, two apartment buildings, schools
and a church.
♦ Most buildings within the neighbourhood are 2-storey
in height.
CHARACTER AREA ASSESSMENT
♦ New development is in a variety of styles according
to the preferences of individual developers.
♦ Later developments have for the most part respected
the necessary set-back from the road edge in order
to retain the informal character of the North Circular
Road.
Issues:
♦ The neighbourhood is not homogenous in terms of
age and style of building, presenting difficulties when
considering designation as an Architectural
Conservation Area.
♦ All surviving buildings of historic interest should be
appraised as to whether they have one or more of
the characteristics of special interest prescribed
under the 2000 Act. If identified, the planning
authority should include such buildings in its Record
of Protected Structures.
♦ Where 2-storey building heights are exceeded, such
as the Greenwood flats, the buildings appear
intrusive.
♦ Where minimum set-backs are not followed, such as
the new flats in the former quarry on North Circular
Road, the buildings appear incongruous with the
surroundings.
♦ The current absence of an overall plan to co-ordinate
or influence the form or location of future building
has led to uncertainty with potential developers and
insecurity for many residents.
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 4. CONCLUSIONS layout and a good quality living environment, including
the availability of access to adequate shopping, social,
Gross Density
transport and leisure infrastructure, are essential if
Location Size Main Uses Dwellings/ha
4.1 Residential Development Policy increased residential densities are to be acceptable.
Area A Eastern Area 16.2 ha 68 dwellings 4.2
2 schools The purpose of this study is to set out the key It is clear that the North Circular Road neighbourhood
1 church
characteristics of the North Circular Road has been and will continue to be one of the most
Area B Western Area 28.2 ha 270 dwellings 9.6 neighbourhood and to identify those features that desirable residential locations in Limerick. Its close
1 school + contribute to its distinctiveness. Understanding the proximity to the City Centre and the ease of access to a
sports centre existing character is a crucial first step in assessing the range of existing services and facilities (including
suitability of the area for continued development and for schools, churches, shops, sports venues and pubs),
Area C Southern Area 12.7 ha 165 dwellings 13.0
ensuring the successful integration of any such reinforces its role as a significant residential area.
Area D Northern Area 23.5 ha 320 dwellings 13.6 development with the surroundings. Whereas considerable infill housing has already
local shops occurred, there is potential for further development
hotel
In recent years, central government policy has been provided that it is well-designed and carefully integrated
pub/hotel
aimed at providing for more sustainable patterns of with the immediate surroundings. In meeting national
Totals 80.6 ha 823 dwellings 10.2 development by ensuring that as far as possible new policy guidelines on increased density, however, a
housing is designed and located so as to make full use balance has to be struck between the reasonable
of public transport and with easy access to education, protection of the amenities and privacy of adjoining
Figure 9: Comparative Analysis of NCR Character Areas employment, health and other services. Such policies dwellings, the protection and enhancement of
are intended to: established character and the need to provide further
residential infill.
♦ Reduce the need for the development of ‘greenfield’
sites; 4.2 Potential Development Sites
♦ Limit urban sprawl and ribbon development;
♦ Ensure more economic use of existing infrastructure; As described in Section 3.1 of this report, there are
♦ Enhance access to existing services and facilities; distinct variations in the character of the North Circular
and Road neighbourhood arising from building morphology
♦ Create more sustainable commuting patterns. (form, style and density of development) and landscape
influences (vegetation, views and physical features).
These principles have been set out in the policy Figure 9 summarises the key differences in terms of
documents - Sustainable Development: A Strategy for gross development density between the four character
Ireland(4), and Guidelines for Planning Authorities on areas.
Residential Density(5). One of the key means of
achieving the objectives of sustainable development is Area D (Northern Area) is effectively fully developed, at
the promotion of higher residential densities, especially a gross density of around 14 dwellings per hectare.
in proximity to town centres, public transport nodes and Area C (Southern Area) is similarly constrained at a
access points. Planning authorities are expected to vary gross density of 13 dwellings/ha., but with the possibility
their Development Plans, where necessary, to give for further infill to rear gardens at Westfields and the
effect to the recommendations and policies contained in immediate grounds of the two older properties to the
the Guidelines and, in the exercise of their development west of the area. Area B (Western Area) presents
control functions, to promote increased residential certain opportunities for increasing the currently low
density where appropriate. gross density of 9.5 dwellings/ha, through sub-division
of the remaining larger properties and infill to the long
The guidelines also indicate that higher densities must rear gardens of Revington Park. Area A (Eastern Area)
not be achieved at an unacceptable amenity cost to the is the least developed at a current gross density of
surrounding dwellings and the residents of existing and around 4 dwellings/ha.
proposed development. A high quality of design and

NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK 11


References:
(1) The History of Limerick, Sean Spellissy (1998)
(2) Environmental Survey of the Limerick Wetlands, CAAS
(environmental Services) Ltd. (1999)
(3) Westfields Management Plan, Natura Environmental
Consultants (2001)
(4) Sustainable Development - A Strategy for Ireland,
DoELG (1997)
(5) Residential Density, Guidelines for Planning
Authorities, Government of Ireland (1999)
(6) Part V of the Planning and Development Act, 2000 -
Housing Supply, DoELG (2000)
NORTH CIRCULAR ROAD NEIGHBOURHOOD CHARACTER STUDY, LIMERICK
It is proposed that these areas could accommodate
further development without undue loss of existing
character provided that the amenities of directly
adjoining neighbours and the general character of the
area and its amenities are protected. As described
elsewhere in this report, the main features that
contribute to the character of the neighbourhood are:
♦ The informal appearance of the road loop;
♦ Predominantly 2-storey buildings set-back a
considerable distance from the road;
♦ Stone boundary walls, often with decorative gates;
♦ Several entrance lodges;
♦ Surviving artefacts of historic interest;
♦ Mature trees and garden vegetation.
All such elements could be successfully retained and
incorporated within new, well-designed development
proposals.
4.3 Development Framework
Given the wide range of building forms within the North
Circular Road neighbourhood, and the pattern of
incremental development that has resulted in a variety
of residential densities and styles, it would not be
appropriate to simply apply the tool of density multipliers
for assessing capacity of the remaining potential sites.
Future development should instead be guided by a
design-led approach, either on a site-by-site basis or as
part of an overall Action Plan for the neighbourhood.
This has several advantages as it is possible with the
design-led method to explore different policy and
density scenarios with regard to parking provision and
innovative layout. It also allows a much more realistic
assessment to be made of a site’s development
potential, e.g. it allows densities to be increased by
showing how these can be accommodated while
producing attractive homes in keeping with the
character of the surroundings.
Part V of the Planning and Development Act(6), which
provides guidance to planning authorities and others
involved with housing supply, supports the approach by
stressing that planning approval should only be given
for applications which have a sound design basis that
contribute to a good quality living environment.
Similarly the Guidelines on Residential Development(5)
set out controls and safeguards that should be
considered when assessing applications incorporating
higher densities.
Based on the current policy guidance and the key
characteristics of the area identified in this report, it is
therefore recommended that the following criteria
should be included to guide future design-led
development options within the North Circular Road
neighbourhood:
♦ Compliance with the policies and standards of public
and private open space adopted by the Development
Plan;
♦ Recognition of the desirability of preserving listed or
protected buildings and their settings;
♦ The need to protect and supplement the existing
vegetation pattern;
♦ The submission of detailed landscape proposals,
including specifications, as an integral part of the
development strategy;
♦ The provision of safe pedestrian and cycle links to
enable convenient access as far as possible to open
spaces and local facilities;
♦ High levels of privacy and amenity as an integral part
of the quality of the residential environment;
♦ The need to ensure an appropriate mix of dwelling
types and sizes to cater for a range of housing
needs;
♦ Traffic provision that does not dictate the housing
layout, with pedestrian safety and priority preferred;
and
♦ The design quality of the residential development
should be paramount in the acceptability of planning
applications.
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