Cashel Public Realm Plan

Transcription

Cashel Public Realm Plan
January 2008
prepared for
Cashel Town Council
and
The Heritage Council
by
The Paul Hogarth Company
in association with
ERM Ireland Ltd.
Contents
1.0
Introduction
7
2.0
Background
9
2.1
Location
9
2.2
Geography
9
2.3
History
9
2.4
Policy Context
12
2.5
Existing Initiatives
17
3.0
Analysis
18
3.1
Site Appraisal
18
3.2
Consultation
28
4.0
The Concept and Design Template
30
4.1
Vision
30
4.2
Aims
30
4.3
Objectives
30
4.4
Concept
31
4.5
The Public Realm Plan
33
4
cashel public realm plan - january 2008
5.0
Specific Initiatives
35
5.1
Primary Zone
35
5.2
Activity Spine
35
5.3
Bolton Library / Cathedral Area
36
5.4
Wall Walk and Setting
37
5.5
Town Gateway Features
39
5.6
Northern Tourism Access Route
39
5.7
Bypass Features
40
5.8
Chapel Lane / Dominic Street
41
5.9
Old City Hall
42
5.10
Indaville
43
5.11
Neighbourhood Green Space Strategy
43
5.12
Lighting Strategy
45
5.13
Interpretation Strategy
47
6.0
Economic & Tourism Strategy
48
7.0
Delivering The Vision
52
7.1
Stakeholders
52
7.2
Strategic Actions
54
7.3
Implementation of the Public Realm Plan -
56
Project Action Plan
8.0
Conclusion
55
9.0
Appendices
57
5
Bolton Library and Cathedral area looking towards Rock of Cashel.
View towards Rock of Cashel from Friar Street.
1.0
Introduction
Cashel has for hundreds of years, been a renowned destination for visitors from across the world. It boasts one of the
most iconic and historically significant sites in Ireland, the Rock of Cashel, looming dramatically over the surrounding
Tipperary countryside. Given such significance, it should be of no surprise that the town that sits beneath the Rock is
also home to many other landmark features, including one of the county’s most important collections of books, several
key ecclesiastical buildings and city walls built by the Normans to defend the town. However, many of the thousands of
visitors to the Rock each year fail to visit the town, moving onwards seemingly unaware of the other attractions Cashel
has to offer. In addition to the Rock, Cashel’s town walls make it an historically significant town in Ireland as well as
part of the Irish Walled Town Network.
Cashel is also, of course, more than an historic town. It is a thriving regional centre, coping with issues that currently
face many similar rural towns in modern day Ireland. Changing economic and environmental dynamics, increased
traffic congestion and the substantial construction of new homes all play a part in the evolution of Cashel in the 21st
century.
This study looks at how the public realm - the public spaces, streets and pathways – are currently serving the
town and how it can be improved for the wider benefit of Cashel as a whole. For example, how can visitors be
encouraged to explore the town and lengthen their stay? How can the flow of traffic and pedestrians be improved
striking a balance between convenience and impact? And how can the public realm provide a context into which new
development can be incorporated in a positive fashion?
The plan has been written by Landscape Architects and Urban Designers, The Paul Hogarth Company and
Environmental Consultants ERM Ireland Ltd, commissioned in the summer of 2007 by Cashel Town Council and
The Heritage Council as part of the Irish Walled Town Network. The six month process has involved site analysis,
consultation and research, culminating in the formulation of a series of concepts and deliverable public realm
proposals. By adopting a visionary yet pragmatic approach, it is hoped that this document can serve as both an
inspiration and a practical tool by which the physical and socioeconomic regeneration of Cashel’s streets and spaces
can be brought about.
Old City Hall and Main Street.
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8
2.0
Background
Cashel is a town which boasts one of the most significant historic, iconic and dramatic sites in Ireland, the Rock of
Cashel. While the Rock is an amazing asset for the town, there are many less prominent aspects which provide insight
into the amazing history and character which Cashel possesses.
The name “Cashel” derives from the Gaelic word “caiseal” meaning “ring fort”, which itself derives from “castellum”,
Latin for “castle” or “fortress”. As well as being an important historical religious site, the Rock of Cashel was a fortress,
as its elevation and form suggest. The town was an important religious centre for Ireland and contains many other
religious buildings, some of which are impressive ruins.
The town’s structure, where the main street is the focus of the town, is characteristic of an Irish medieval town,
however, this has resulted in a legacy of weak physical linkages between the Rock and the town. Cashel also boasts
remaining sections of its town walls which were built in the 14th century. Unfortunately, these walls have not been
maintained and some sections are in poor condition.
2.1
Location
Cashel is located in the county of South Tipperary in southern Ireland. It is one of several historic towns located
on the popular tourist route between Dublin and Cork, National Highway 8. Cashel is also near to the centres of
Limerick, Kilkenny and Waterford. The town centre is compact, although there are some areas of ribbon development
which extend along the main roads into town. The town population is around 3000, however, Cashel also has a rural
population catchment of approximately 11,400 people. The town’s primary attraction, the Rock of Cashel attracts
between 200,000 and 300,000 visitors per year and Cashel’s location between Dublin and Cork makes it an ideal
stopping off point for visitors on the N8.
2.2
Geography
Cashel’s primary feature, the Rock of Cashel, is a limestone outcrop approximately 100m high which rises from the
fertile and picturesque Golden Vale around it. Other notable geological features are the Galtee Mountains to the south
west and the Devil’s Bit to the north east. Both of these are visible from the Rock. Another feature on a slight elevation
is the tree circle which marks the site of an ancient rath, or ring fort; this rath is also visible from the Rock. Topography
has been a fundamental factor in Cashel’s development and character; the Rock obstructs development north and is
key in defining Cashel’s town character. There are few areas of significant woodland in Cashel’s immediate surrounds
and the main watercourse runs near to Hore Abbey with no other notable watercourses in the central Cashel area.
2.3
History
The Rock of Cashel was the seat of the kings of Munster from the 5th to the 12th centuries. It is said that St Patrick
baptised King Aengus of Munster here in 450AD and Brian Boru was crowned King of Ireland here in 1002. A century
later one of his successors handed over Cashel to the church as a seat for the newly formed diocese. There are
many royal as well as religious associations with the Rock. At the Synod of Cashel in 1172 Henry II of England was
recognised as overlord of Ireland and the Celtic church came under the rule of the Pope. The famous episcopal
school sent priests throughout continental Europe.
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The bishops of Cashel developed a new town below their cathedral and monastic settlement on the rock from the
1230s. It is likely that this encompassed an older settlement, founded by the King of Munster after the transfer of the
Rock to the Church, and probably destroyed by fire. The town experienced significant growth with strong powers
of self-government. It was essentially a little republic, an English enclave surrounded by a hostile country until the
Corporation was finally wound up in 1840.
Cashel was a typical Irish medieval town with the main street forming the spine and narrow lanes running off it at right
angles. There may have been a market place to the east of the modern town hall. Narrow plots of land where animals
were kept and vegetables grown stretched from the houses fronting the main street back towards the town wall.
Despite having burgh status, the town did not receive a grant to build walls until 1303-7. The walls were built between
1317-1326 under Archbishop William fitzJohn. They enclosed an area of 14 hectares and were originally 1,550 metres
long. Five gates controlled access to the town. Four isolated stretches of town wall survive, each of 100-200 metres in
length; the ‘best preserved’ being along the south of the medieval town.
During the medieval period a number of large and wealthy religious houses were established in or near the town. In
the early 13th century, the Benedictines founded a community at Cashel. In 1272 the Cistercians built Hore Abbey, the
remains of which survive. In 1243 the Dominican Friary in Moor Lane was established and in 1250 the Franciscans
erected a friary on a site that is now within the churchyard of the Church of St John the Baptist. Mercantile activity
also left its mark on the built heritage of the town: Quirke’s Castle, now a hotel, is a typical fortified 15th century tower
house, probably the home of a local merchant.
While the town remained an important religious centre, it lost out as an administrative seat of power to growing cities
such as Limerick, Waterford and Cork. Cashel suffered during the 17th century civil wars. In 1647 Parliamentary
forces attacked and burned the town and Rock. The ecclesiastical buildings on the Rock remained derelict until 1686
when they were repaired for use as a Church of Ireland Cathedral. They were finally abandoned in favour of the newly
constructed cathedral in 1749, previously the town’s parish church. The Palladian Bishop’s Palace is now a hotel.
In 1690 Cashel received its Royal Charter from King William III and the town was elevated to city status. The see,
however, was reduced to a bishopric in 1839 and lost its MP in 1870 due to corrupt practices. By the early 20th
century the town was described as ‘of somewhat poor appearance’. However, most visitors today would agree that it
is a delightful town with its history evident in its urban form and building character. Cashel is a commuter town and
tourist centre catering for the quarter of a million visitors to the Rock each year.
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2.4
Policy Context
Cashel has a rich cultural heritage and history. Establishing a balance between conserving and protecting this
valuable heritage and planning for the future development needs of the town is crucial to the success of the Public
Realm Plan. It is critical therefore, that we understand the current policy framework influencing Cashel’s development. The Plan therefore has regard for both national and local policy areas as follows.
2.4.1
National Spatial Strategy 2002-2020
The National Spatial Strategy (NSS) is a 20 year spatial strategy providing a framework to guide policies, programmes
and investment across the State. It provides the principal planning context for the National Development Plan 20072013. As such it will underpin any State and Local Authority financing of, among others, development projects in
transport, tourism and urban regeneration. It is critical therefore that the Public Realm Plan fully complements the
National Spatial Strategy and any of its underpinning Plans and Programmes. Cashel is part of the South-East
Region of Ireland and is recognised as ‘Urban Strengthening Opportunity’ in the NSS. It is identified as a smallmedium sized town. Cashel, much like other towns and villages in Ireland, traditionally developed with the support
of a prosperous agricultural base. However, Cashel and its environs, as well as other towns across the country, is
experiencing an era of falling agricultural and industrial employment and therefore faces challenges to its on-going
development. The Strategy recognises this and states that Cashel, like other similar sized towns, has the ‘’capacity
to augment their established agricultural strength through specialist tourism attractions, taking advantage of planned
enhancements to the national road and public transport links between the South east and other parts of the country’’.
The recommendations of the Public Realm Plan recognise this potential, particularly in light of the rapid improvements
to the national primary road network, which is providing greater access to the town, but also with the by-pass providing
a considerably enhanced environment.
2.4.2 National Development Plan 2007-2013
The National Development Plan – Transforming Ireland – A Better Quality of Life for All (NDP) is the Governments
new seven year investment plan. The NDP proposes to invest some €184 billion in Ireland’s economic and social
infrastructure, the enterprise, science and agriculture sectors, education, training and skills base, and environmental
services. The new Plan will be almost completely funded by domestic sources, the vast bulk of it by the Central
Exchequer.
The NDP builds on the previous NDP which has resulted in major investment in infrastructure, social capital, services,
enterprise, innovations, etc. in County Tipperary. Cashel itself has already directly benefited from the projects funded
(or partly) under the previous NDP. These included the completion of the Cashel bypass, which has improved the
physical quality of the town, the Cashel Recycling Centre at Waller’s Lot, which incorporates a waste transfer station
and the Town Council led urban renewal already in place. The priorities and approach set out in the new Plan are
consistent with the ten year social partnership framework agreement — Towards 2016 and the National Action Plan
for Social Inclusion.
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Investment in the public realm is recognised in the NDP as ‘a key element of the overall urban fabric, and an important
contributor to visual amenity, safety and a sense of place.’ (P.228 NDP). Investment in urban renewal under the
NDP will have a strategic and highly visible impact, reinforcing the sense of place, identity and attractiveness of each
location concerned. This is a feature of the Recommendations set out in the Public Realm Plan for Cashel.
Fáilte Ireland Product Development Strategy 2007 – 2013
A total of €800m is to be made available to tourism development in Ireland under the National Development Plan.
Fáilte Ireland is working towards the implementation of its Product Development Strategy and has received €137million
under the NDP tourism product development sub-programme to do so. The sub programmes provide funding for
infrastructure, visitor attractions, soft adventure activities and historic towns.
Funding will be provided for a number of key elements of the tourism product over the Plan period. ‘At the outset a
major emphasis will be placed on supporting local authorities and other key infrastructure providers to develop a set of
facilities for tourists. While the Infrastructure sub-programme will continue over the lifetime of the Plan, in 2008 and
later years the focus will move to reinvestment in Visitor Attractions and the expansion of various commercial Visitor
Activities’ which will have a direct benefit for Cashel Town if funding can be leveraged from this and other sources.
2.4.3 South-East Regional Planning Guidelines 2004
The South-East Regional Planning Guidelines prepared by the South-East Regional Authority in 2004 reflect the
objectives of the NSS as they relate to the South-East. The region covers the administrative counties of Carlow,
Kilkenny, South Tipperary, Waterford and Wexford and the City of Waterford. The spatial characteristics of the
region include an extensive network of towns and villages. The Guidelines argue that the prosperity of these villages
and their rural areas will be ensured through initiatives in local infrastructure, regeneration or renewal and the
encouragement of people to live in villages and towns as opposed to rural areas.
Cashel is recognised, in the Guidelines, as a district town with ‘expansion opportunities’ with the capacity in services
and development lands to expand. ‘The town services a wide catchment from Hollyford to the Slieveardagh Hills and
is at the centre of a functioning urban network comprising Thurles, Tipperary, Cahir, Cashel and Fethard’ (p66). The
Guidelines therefore place the town at the core of the local economy and the cultural life of the area. The Guidelines
also place the town within an important regional context suggesting the need to build the relationship between the
town, its rural environment and the wider network of villages, towns and major urban centres. The Public Realm Plan
also recognises this relationship and recommends underpinning it in regard to the overall development process for the
Plan.
2.4.4 South Tipperary County Development Board
The County Development Board process aims to achieve greater public and community service co-ordination and
integration at county level and, by extension, into the towns of the County. The Public Realm Plan endorses this
approach. The relevant agencies and organisations on the Board have set an overall shared vision for the economic,
social and cultural development of the County and have agreed to implement a series of actions to do so. This
process is seen as one of the key areas where Public Realm initiatives can be achieved.
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2.4.5 South Tipperary County Council Corporate Plan
The South Tipperary Corporate Plan sets out the core values and corporate objectives of South Tipperary County
Council. It is a plan which highlights and reinforces the delivery, by the Council, of national and local policy to include
the National Development Plan. It has a clear customer and citizen focus and addresses issues of social inclusion and
sustainable development which are central to having vibrant communities.
The corporate plan is relevant to the Cashel Public Realm Plan as it includes delivery of County and Town Council
services to include: housing; road transport and safety; water supply and sewage; development incentives and
controls; environmental protection; agricultural; education; health and welfare; recreation and amenity; and community
enterprise, to name but a few. All of these services directly influence the public realm and are critical to the creation and
implementation of the Plan and maintenance of a quality public realm for Cashel. Having in place an on-going programme
that supports the provision of infrastructure in the Town and its environs will be significant to the Town having the
necessary capacity for growth to include continued redevelopment of key parts of the Town. The corporate commitment
of the County Council is therefore of equal importance to delivering the Public Realm Plan, to that of the Town Council
itself.
2.4.6 South Tipperary County Development Plan 2003
The South Tipperary County Development Plan is a 6 year strategic planning document which will guide the overall
spatial development of the County. It notes that the County has a relatively low population base and is composed of a
hierarchy of urban and rural settlements including Cashel. It is policy of the Council that Cashel and Cahir will be further
developed as tourist destinations and as residential centres for local catchments; (P. 16).
2.4.7 Cashel Town and Environs Development Plan 2003 (under Review)
Cashel Town and Environs Development Plan 2003 is the primary land-use and development control planning tool for
the development of the town and its environs. The Plan consists of a written statement and maps reflecting policies and
objectives to be delivered over the plan period and beyond. The land-use, conservation designations and development
control standards of the Town and Environs Development Plan have been consulted throughout the development of the
Public Realm Plan.
The aims and objectives developed in the Public Realm Plan reinforce the current planning policy document and aims to
go further with a more proactive and managed delivery of objectives.
The current Town and Environs Plan sets out a development framework that underpins development along a north south
axis. A challenge is to try to integrate the Rock of Cashel, which is on an West-East axis, with the Town. Therefore,
one of the most critical recommendations in the Public Realm Plan will be to create a further development focus on the
area between the Rock and the Town with the prioritisation of these areas for development efforts on the part of the two
Councils and their strategic partners.
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The existing Town and Environs Development Plan 2003 sets out a number of areas for development, these include;
85.07ha of new residential zoned lands, 36.43ha of industrial lands, 36.43ha of commercial zoned lands, 19.58ha of
special opportunity lands, 35.66ha of amenity zoned. In addition, some 208.75ha of special landscape is designated
in an area which surrounds the Rock to the north and west. This special landscape area is protected through policy
Env.2 ‘restrict development that will detract from the open or rural appearance of the land’ so as to sustain the character
and setting of the Rock. Much of the zoned development land has not been developed to date. It therefore provides
an opportunity for developers and the Council to plan for these sites and ensure that they contribute and build on the
legacy that has shaped the Town’s built form. The development of these enhancements should have regard to the
existing historic fabric of the Town and the application of quality design, materials and uses that contribute to the overall
development of the Town and the public realm.
There are a number of policies and objectives outlined in the Development Plan which have particular relevance to the
delivery of the Public Realm Plan aims and objectives. These include;
-
The areas to the north and west of the Rock are zoned, as noted above, as a ‘special landscape area’ and they
contribute towards the character and setting of the Rock. The rural landscape of this area should be protected from
inappropriate development. (Policy Env.2 of the LAP 2003 is supported in the Public Realm Plan).
-
The Rock including areas southwards as far as the Town Walls are included within a zoned ‘amenity’ area and
are deemed highly sensitive to any future development.
-
There are ‘Opportunity sites’ identified in the Development Plan sites 4 and 5 of Appendix 9. These refer to the
Rock Lane and Moor Lane sites that are located within direct view of the Rock, and the current main access point to
the Rock, by visitors. The redevelopment objectives, for these sites, are to provide for improved visitor facilities that will
enhance the Rock environs. They could potentially offer a linkage between the Rock and the Town.
-
Opportunity sites 10 and 11 are also key redevelopment sites located between the Rock and the town centre,
to the rear of the Courthouse and Camus Road or Cashel Marts site respectively. The Development Plan states that
this ‘highly significant site’ containing section of the Town Wall be subjected to an Area Action Plan (AAP) providing for
enhanced civic and tourist facilities and should provide ‘additional linkages to the Rock’ (p.84)
-
Ladyswell area has also potential redevelopment sites namely sites 23 (between N8 and R660) site 1 (Pasta
Milano), site 2 (junction of Ladyswell and Bohermore which is partly derelict and subject to a Town Renewal Plan), and
site 3 (Colliers Lane). All of these site’s objectives relate to the development of residential and commercial land uses that
will contribute towards the enhancement of the entrance to the Town. The Street is also included within a possible site of
archaeological interest.
-
There are also specific objectives in the Development Plan which relate to protecting Town Gardens and
improving the amenity of the Gardens, namely at; Palace Garden, Garden to the rear Mikey Ryan’s Pub, accessed off
Chapel Lane, Orchard in the grounds of old St Francis abbey, Gardens around Indaville and Gardens attached to the
Deanery. (Policy Env 6)
-
Main Street and environs is zoned accordingly for commercial and retail developments. There are various
policies and objectives which relate to the physical, social and economic improvement of this area which should be
considered during the development of sites within this area. The need for improved tourism, recreational and night
facilities is highlighted and this area is a suitable location for such developments. Regard should be had to Town Policy
8, 9 and 10 relating to derelict sites and reuse and redevelopment of same and implementation of Cashel Architectural
Conservation Area Design Statements as set out in Chapter 3 and Appendix 6 of the Development Plan.
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-
St. John the Baptist and the Bolton Library, with gate lodge railings and gate, remnants of the Town Wall and
an impressive Edward VII pattern cast iron letterbox (wall mounted), are protected structures and this area is zoned
as ‘amenity’. There are no specific policies or objectives relating to the development of this site, therefore an improved
link from the town centre from John Street by public realm initiatives needs to be explored in greater detail so as
maintain the character and setting of these impressive sites, while making it a more usable and accessible place to
visit and space to enjoy.
-
Gateway improvements (Policy Env 4) relate to the visual improvement as part of new developments and also
location for public art/ signage that reflects the Town’s Heritage status.
-
The Indaville site is zoned as ‘existing residential’ due to the presence of an impressive 5 bay early 19th
century villa complete with a gates and a gate lodge (dilapidated) and surrounded by remnants of the Town Walls.
The Development Plan has a specific objective that this site is protected for one of a series of town parks in Cashel
and that future development ‘will only be considered where it will result in the improvement of the amenity value of the
garden’ (Policy Env 6). The current land use zoning needs to be strengthened to protect the important heritage and
natural assets of this important site including recognising the value of the Town Walls setting.
-
The implementation, of specific environmental objectives, is also addressed, and should be delivered within
the period of the Plan. Specific objectives which are supported within the Public Realm Plan are; A.1, A.2 and A.3,
these objectives relate to initiatives towards the improvement in tourist/ amenity facilities attached to the Rock. It
includes provision of a town park between the Rock and the Town, development of an interpretative centre/ heritage
centre and improving pedestrian access to and from the Rock and the Town. Other objectives such as A.4- A.18
are very important in order to improve the environment and public realm and are supported in the development of all
aspects of the development and maintenance of the public realm.
While the recommendations and specific projects of this Public Realm Plan recognise the need for on-going
development throughout the Town, the Council should focus its efforts on rolling out the redeveloped public realm, in
partnership with the private sector and other public agencies in the immediate confines of the area, as set out in the
Public Realm Plan.
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2.5
Existing Initiatives
In addition to planning policy outlined above, there are several existing initiatives of particular relevance to the public
realm plan.
A Conservation and Management Plan for the historic walls of Cashel was commissioned in the summer of 2007 by
Cashel Town Council and has been conducted in parallel with this plan. Based on a detailed survey the remaining
sections of wall, the plan outlines conservation priorities necessary to safeguard existing structures from further
deterioration and proposals for their management and promotion as a valuable asset within the town. It is therefore
important that this public realm plan be viewed in tandem with that document.
Also, a streetscape proposal for the principal streets of Cashel is currently in the process of phased implementation,
with the square adjacent to the Old City Hall recently completed. These proposals include works to the Ladyswell and
Lowergate areas. It is therefore proposed that this plan augments existing proposals for these areas.
A feasibility study has also been undertaken by the Office of Public Works to examine the potential for improved visitor
facilities at the Rock of Cashel. This process seeks to address issues relating to congestion caused by high visitor
numbers and their impact on existing entrance arrangements.
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3.0
Analysis
3.1
Site Appraisal
Cashel’s Built Form
When viewed concentrically, Cashel has a commercial core, residential middle ring and rural outer ring. As befits a
mediaeval town, retail and other commercial landuses are concentrated along the main streets, the Rock being an
obvious barrier to development in the north. In the southeast, there are several major public and religious buildings in
the zone between commercial and residential parts of the town. Residential zones are concentrated in the south and
east of Cashel. Ribbon residential development is visible to the east and west of town.
Agricultural fields and isolated development north of the Rock.
Main tourist car park in centre of Cashel town.
Residential area to south of Cashel town centre.
Cashel Main Street.
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landuse plan
Cashel’s Open Space
Footpaths and car parks, church grounds and schools provide the majority of open areas in the town. Prominent areas
of open space such as the area around the Rock and sports fields are semi-private.
County Hospital Car Park.
Bishop’s Walk between the Rock and the Cashel Palace Hotel.
Triangle of public open space on Dominic Street.
Plaza in front of City Hall.
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open space
Access and Circulation
Vehicular circulation in Cashel is concentrated along Main Street, feeding in from Friar Street, Cahir Road, Golden
Road and Ladyswell Street. Car parks are not visible from the main pedestrian areas and there is significant car
parking along the main streets in Cashel. There is often congestion and awkward traffic flow along Main Street
because it is a convergence point for all Cashel traffic, heavy vehicles passing through, tourist vehicles and DublinCork buses. Tourist coach parking is also an issue due to the large volume of tourist coaches which bring visitors to
the Rock.
There is poor pedestrian connectivity between the town centre and the Rock of Cashel. The primary route is
ambiguous, through residential areas, and in places the pavements cannot accommodate pedestrians satisfactorily.
With the exception of underpasses through to car parks, pedestrian circulation aligns with traffic routes. Cashel’s
credentials for provision for people with disabilities are excellent. This existing standard should be maintained or
improved upon in all future developments, making Cashel a potential showcase for improving access in an historic
Irish town.
Local car park off Main Street associated with town supermarket.
Congestion and heavy traffic on Main Street.
Bishop’s Walk through Cashel Palace Hotel grounds.
Pedestrian underpass between Main Street and car park.
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access and
circulation
Significant Features
Cashel’s significant features are concentrated in the south and east of the town. They are also primarily in or close to
the commercial core of the town. The remains of the town walls, highly important town features themselves, enclose
the area which contains most of Cashel’s significant features. The Rock of Cashel, the town walls and the Bolton
Library are key significant features in Cashel. The walls link Cashel into the Irish Walled Town Network and the Rock
helps establish Cashel’s role as a primary regional tourist centre.
Hackett Effigy set in the historic town wall at the Bolton Library.
The Rock ensures a dramatic moment of entry to Cashel from Dublin.
Hore Abbey.
St. Dominic’s Abbey.
24
significant
features
Views and Landmarks
The Rock of Cashel is the town’s most prominent landmark, orientation point and viewpoint. From the Rock, there
are views over the Tipperary countryside, to the ring fort in the southwest, to the Galtee Mountains and over Cashel
itself. After to the Rock, Friar Street, Main Street, Ladyswell Street, Chapel Lane/Dominic Street contain the main
concentration of viewpoints and landmarks.
The Rock increases in prominence as one travels along Dundrum
Road to Cashel.
View of the Rock from Friar Street.
The Lowergate Fountain and traffic island.
The Galtee Mountains and ringfort from the Rock.
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views and
landmarks
Opportunity Sites
For the purposes of this drawing, the definition of ‘opportunity’ elaborated to include change which is not necessarily
in the form of a development of buildings for residential, commercial or industrial purpose. ‘Opportunity’ now embraces
opportunities for improvements to outdoor spaces and the quality of the public realm.
Opportunity sites are smaller in the central parts of the town and increase in size towards Cashel’s periphery. In spite
of their size, it is likely that the smaller opportunity sites will have a significant role to play in Cashel’s public realm.
There are potentially unrecognized opportunity sites in central parts of Cashel - sites between Main Street and the
Rock of Cashel are likely to play a crucial role in connections between Cashel and its Rock, as well as in the quality
and amenity of these connections.
Disused land behind the Court House with views to the Rock.
3.2
The Cashel cattle mart adjacent to the Rock.
Consultation
A community consultation event was held on the 5 September 2007 at the Cashel Civic Offices. Attended by around
30 residents and stakeholders, it took the form of a presentation by The Paul Hogarth Company, followed by an open
discussion enabling participants to highlight issues and comments to the consultant team.
Concern was raised in relation to the impact of new development on the town and the need for the historical character
and charm of Cashel to be safeguarded. It was agreed that historic features such as the walls and ecclesiastical
buildings required protection and that potential exists for them to better interpretated and shared with tourists.
General consensus also existed that the economic benefits of high visitor numbers to the Rock of Cashel are not felt
fully by the rest of the town. It was agreed that the public realm plan must seek to address this issue. The provision
and quality of green space in Cashel was also highlighted as a concern amongst residents.
Liaison with the Office of Public Works has been maintained to inform the development of this plan. This includes
access being made to draft documentation relating to possible locations of a future Rock of Cashel visitor centre.
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opportunity sites
4.0
Concept and Design Template
4.1
Vision
The vision of the plan is to empower Cashel as a thriving tourism-based economy by developing its physical form and
character. The plan aims to develop a town which Cashel’s local people can be proud of, in every respect, and whose
public realm they enjoy. The plan also aims to ensure a physical form which provides access to all elements of tourist
interest, allowing the town to be promoted as a complete tourist package, rather than a subsidiary of the Rock. The
plan aims to provide modern interventions which draw from, complement and respect the existing historical character,
bringing Cashel confidently into this century.
4.2
Aims
The aims of the public realm plan for Cashel and its specific initiatives are:
1.
To improve the environmental quality and amenity of Cashel for the benefit of local residents, tourists and businesses.
2.
To improve Cashel as a tourist destination.
3.
To promote a coherent physical structure for future development.
4.3
Objectives
The objectives associated with the above aims for the Cashel public realm plan are:
Aim 1:
To improve the environmental quality and amenity of Cashel for the benefit of local residents, tourists and businesses.
Objectives:
- Improved legibility and coherence to the town without the loss of its character.
- Improvement of the outdoor environment and its materiality.
- Extension of activity zones and regeneration into key zones outwith the town centre and Rock of Cashel areas.
Aim 2:
To improve Cashel as a tourist destination.
Objectives:
- Amplification of the arrival experience.
- Improvement and extension of pedestrian circulation routes, especially those associated with the Rock of Cashel.
- Development of alternative activities in town and connections to and between these.
- Improved tourist facilities and amenities and connections between these.
- Reinforcement of Cashel’s role as a regional tourist centre and the Irish Walled Town Network.
Aim 3:
To promote a coherent physical structure for future development.
Objectives:
- To instigate structural moves which provide a context for future development character, typology and morphology.
- To establish the benchmark for the standard and physical character of developments in Cashel.
30
4.4
Concept
4.4.1
Create the Right First Impressions
As a visitor to Cashel, the first sighting of the Rock is often a memorable experience, be it from the rural north or urban
south. However, first impressions of the town itself are just as important. It is therefore proposed that a series of measures
are introduced to greatly improve the arrival experience into Cashel. These will celebrate entrances to the town so that
people who arrive from the bypass know that they have arrived somewhere special. Approaches into the town should be
enhanced to reduce the impact of unsightly buildings and instill a sense of scale and structure presently lacking in some
parts of the town. And arrival into the walled town should be celebrated at its original gateway locations, marking a transition
into the historic core of Cashel. The rural land to the north of the Rock will be preserved as a special landscape because of
its contribution to the Rock’s setting.
4.4.2 Rethink Mass Visitor Movement and Forge New Connections
If Cashel is to benefit fully from high visitor numbers, then a comprehensive revision to way in which they move through the
town is required. It is proposed that relocation of both visitor and parking facilities would stand to significantly improve the
visitor experience and alleviate congestion issues currently facing the Rock. This would involve the sensitive construction
of a first class visitor centre and associated parking at a location much closer to the centre of the town. A new connection
would then be forged between the Rock, the Town and the Cathedral, enabling visitors to easily access the town’s attractions
in equal measure. Shifting such activity to a more central location would also provide an opportunity to enhance the Rock’s
rural setting, whilst enabling the town’s existing businesses to play a greater role in catering for tourists. The open space
provision in this area will help set up an open space hierarchy for Cashel.
4.4.3 Rediscover the Walls
The walls of Cashel have lain dormant for many years, as the town has effectively grown up around them. Such is their
significance and potential, however, it is proposed that they be safeguarded from any further incursion and elevated to play a
much greater role in the life of the town. Conservation of its structures should be accompanied by the development of circular
walking route, thus opening up new parts of the town to the public and stimulating economic activity in the process.
Cashel public realm plan
- preliminary concept.
to hore
abbey
rock of cashel
ladyswell
proposed
primary zone
bypass
installations
context concept with bypass
1:10000
town wall
town wall
commercial core
john street
cathedral
+ bolton
library
indaville
31
UD Bdy
UD Bdy
UND
UND
Bd
y
Alla Aileen
UN
D
UD
Pond
Pond
LANE
FW
DUBLIN ROAD
DUBLIN
S
OS
GL
EN
RE
HILL
HE
BO
ROAD
E
TH
KILN
PALM
AD
RO
ER'S
ROCK
Heritage
Centre
FW
y
LA
R
Bd
CU
UD
CIR
Monument
Vaults
Rock of Cashel
Car Park
Cloigtheach
1
untjudkin
se
Mountjudkin Road
Well
Archbishop's
Palace
Toilets
King
Cormac's
Chapel
Rock Villas
(in Ruins)
6
5
TTY
'S
EET
STTR
LREE
ELST
MOO
R
TK
5
2
Moor
Fire Station
Tank
9
BO
HE
RM
OR
E
1
Bdy
E
Lady's Well
1
E
LAN
4
FB
LAN
W
DYS
Tower
UD
CRO
LL
LA
WE
2
1
4
LADYS
St Patrick's
Cathedral
Cross
Vicar's Choral
2
(In Ruins)
St Francis
Row
10
15
CASHEL
LANE
'S
Employment
Office
10
1
11
14
9
COLLIER
(Urban District)
13
(in Ruins)
3
12
10
Hore Abbey
DOMINICSTREET
DOMINIC
STREET
10
5
1
5
1
RE
ET
ST
PY
NO
8
2
6
Grave Yard
Hall
CA
Grave
Yard
1
UD Bdy
Abbey Court
10
School
St Dominic's
Friary
(in Ruins)
Kings Croft
11
2
AD
RO
ll
19
Wa
12
18
S
MUD
CA ROA
y
8
7
9
US
Cit
17
M
CA
4
4
8
St Dominick's
Abbey
BA
14
NK
3
1
13
PL
ACE
CS
-9
9
15
Roselawn Close
98
Museum
97
18
UND
CH
2
12
Wall
3
PE
A
H
C
1
AP
L
92
1
EL
NEE
LAN
LA
Livestock Mart
Hotel
3
FW
13
4
1
Fountain
Car Park
12
CS
10
5
NE
LA
2
'S
84
ry
INE
ra
ERL
83
LOWE
TH
Lib
CA
5
R
NE
ET
ET
68
DS
HN
1
ST
Mc
CA
7
Y
BE
AB
ST
6
T
NE
2
LIA
WIL
LA
'S
1
M
ER
AG
NN
5
REE
44
3
4
SIDE
ET
Monument
2
10
Grave Yard
5
RE
39
R
IA
JO
WESLEY
SQUARE
35
FR
STRE
12
11
E
ARE
EET
46
Grave Yard
Car Park
LAN
AN SQU
STR
ET
MAIN
LOWER GATE
SQUARE
Sports Ground
ET
1
LAR
DOL
HOG
GATE
PO
49
RE
29
6
RE
ARE
ER
GOLDEN ROAD
E
BEY
AB
ST
27
28
MA
SID
(Catholic)
HN
ST
IN
Church
JO
RE
67
UA
SQU
Bank
SQ
GS
Sta
STRE
ET
10
Y
AN
LOW
ROAD
Franciscan Friary
(Site of)
HOG
1
UND
GOLDEN
Car Park
15
2
UD Bdy
School
School
Parochial
House
Convent
Hotel
71
Bank
Cashel U D C
ET
RE
21
Courthouse
Schools
Chapel
RSTE
LA
18
6
1
Rock Abbey
CE
7
22
ry
te
me
ST
SE
OU
Castle
MA
T
8 7
STREE
IN
Toilets
Ce
RR
IA
IA
FR
NH
EE
15
NE
LA
GR
5
-7
74
R'S
Connors Close
ET
RE
ST
HE
MA
GATE
20
14
Heritage
Hall
Ramp
76
FR
Telephone
Exchange
LA
UD Bdy
Tank
11
6
y
Bd
City
FW
UD
12
25
7
7
21
3
LI
WIL
26
Cathedral
ET
RE
ST
AM
RE
BOHERCLOGH
1
2
23
9
9
ET
ST
Yard
Grave
4
20
Hall
24
10
HN
ET
JO
RE
ST
GAS
10
LANE
E
HOUS
Ball Alley
UP
all
1
IA
FR
35
16
UD Bdy
34
17
PER
yW
Cit
STREET
Chapter House &
Diocesan Library
The Deanery
R
14
2
HA
UG
2
TK
44
Mortuary
ll
Chy
VIL
Tank
2
1
45
3
10
y Wa
Cit
LAS
WB
39
7
STREET
STREET
GH CLOGH
HER
BOHE
BORCLO
FE
TH
CA
8
T
E
7
AL
9
6
REE
'S
N
HA
6
5
ST
RO
ll
y Wa
Cit
38
BR
AD
1
LB
Indaville
1
2
7
50
TH
GR
EEN
9
5
Library
County Hospital
8
51
E
Centre
52
Health
8
TREACY
Chapel
Tank
Ramp
3
7
1
6
E
DEAN
2
ARD
8
EEN
N GR
EE
TERRAC
RYAN
17
GR
18
5
EE
TH
UND
1
9
Hall
8
2
10
3
4
TH
14
12
14
Hospital
County
MHU
IRE
11
13
Ramp
1
17
Green
Court
4
3
1
5
Ramp
GREEN
6
19
THE
Deerpark Gardens
McDonagh
Court
9
Ground
10
10
1
16
ON
AD
23
Botháin
17
ROAD
13
Larkspur
Park
11
10
Sports
Ground
Hospital
Mortuary
5
OLD
33
32
WB
Chapel
CAHROAD
IR ROA
ROAD
D
4
17
16
3
1
2
34
38
27
11
CAHIR
12
21
30
22
31
26
39
33
UD Bdy
6
51
50
FW
25
24
45
8
8
1
2
5
3
46
9
1
7
19
17
45
CF
64
63
61
10
60
9
52
Deerpark House
y
Bd
16
67
Tank
15
68
3
14
15
UD
Woodlawn
4
44
Spafield Crescent
2
1
39
60
70
69
53
38
Oliver Plunkett Park
UND
Spafield Crescent
Sports Grounds
School
Tank
13
58
76
59
14
33
24
25
77
32
UD
Tank
Bdy
CF
135 134
121 120
84 83
132
127
126
131
UD Bdy
y
UD Bd
Mill Hollow
School
50
100
75
100
200
125
W
ind
mil
l
Scalebar
25
250m
300
400m
Sports Field
Legend
Cashel
N
Public Realm Plan Scale 1:2500
Existing Built context
Asphalt surfaces
Proposed Built context
Public Realm
Existing Footpaths
Existing wall
Principal urban trees
Activity spine
Proposed Green Roof
Scoir
Gou
Hillview
12
ARK
DEERP
CASHEL
L
RO
Rockwood
21
Sports Ground
ME
9
15
Tennis
Ground
16
CL
CASHEL
8
17
Tennis
18
7
4
2
Significant
Landmarks/Buildings
4.5
The Public Realm Plan
The main proposal of the Cashel public realm plan is the development of a primary zone and an activity spine. The
primary zone is the area which includes the Cattle Mart, car park and vacant land to the south west of the Rock.
Areas in the primary zone and activity spine are both publicly and privately owned hence there is a need for a detailed
landuse mapping exercise to determine extents of such ownership.
Pond
The activity spine connects the Rock with the Bolton Library-St John’s Cathedral complex, passing through the
primary zone and John Street. This route passes through and is perpendicular to Main Street, the current focus of the
town, thus connects the Rock with the town. To supplement this linear route, a wall walk is proposed. This walk will
follow the historic route of the town walls as closely as possible, creating a trail which also connects with several other
major historic elements of interest.
The modified circulation patterns facilitate other developments in the town which help improve public realm amenity
and function; the specific initiatives described below contribute to this. The specific initiatives proposed in the public
realm plan are:
-
-
-
-
-
-
-
-
-
-
-
-
-
Development of a primary zone between the Rock and the town;
Introduction of an activity spine connecting two primary attractions in town;
Development of the Bolton Library/Cathedral area;
Instigation of a town wall walk and an associated, improved setting for the walls;
Development of defined gateway points and elements on key routes into town which herald entry to Cashel;
Establishment of a tourist access route to the north of the Rock;
Installation of bypass gateway features;
Development of Chapel Lane / Dominic Street into fitting pedestrian route;
Retrofitting Old City Hall for potential new functions;
Incorporating the Indaville estate development into public realm;
Establishment of a neighbourhood green space strategy;
Instigation of a lighting strategy across the town;
Implementation of an appropriate and unique orientation and interpretation strategy for the town.
UD Bdy
UD Bdy
UND
UND
UD
Bd
y
Alla Aileen
UN
D
Pond
LANE
FW
AD
DUBLIN
E
AD
N
KIL
RO
y
LA
R
Bd
CU
UD
S
OS
GL
EN
RE
HE
BO
ROAD
TH
FW
DUBLIN RO
ROCK
Heritage
Centre
CIR
Monument
Vaults
Rock of Cashel
Car Park
Cloigtheach
1
Well
Archbishop's
Palace
Toilets
King
Cormac's
Chapel
(in Ruins)
6
5
2
LANE
SWE
4
MOOR
Moor
5
2
FB
y
Fire Station
1
Bd
Tank
9
BO
HE
R
MO
RE
T
UD
Lady's Well
E
TRE
SET
LRE
LST
TK
1
1
Tower
ALDY
LEL
SW
Vicar's Choral
4
LADY
St Patrick's
Cathedral
Cross
Rock Villas
2
(In Ruins)
St Francis
Row
10
15
CASHEL
LANE
Employment
Office
3
12
10
10
1
11
14
9
COLLIER'S
(Urban District)
13
1
5
1
ET
RE
ST
PY
Grave Yard
(in Ruins)
NO
10
5
DOMINICSTREET
DOMINIC
STREET
8
2
School
St Dominic's
Friary
Hall
CA
D
Grave
Yard
1
UD Bdy
2
A
RO
ll
8
7
9
Wa
Kings Croft
St Dominick's
Abbey
19
y
18
S
MUD
CA ROA
Cit
17
S
MU
CA
4
4
8
BA
14
NK
3
PL
1
13
AC
E
CS
Museum
Roselawn Close
97
PE
A
CH
2
12
l
Wal
3
H
C
1
AP
L
92
1
NE
LA
Hotel
5
Livestock Mart
LA
CS
EL
3
E
N
10
y
Bd
City
FW
UD
98
-9
9
15
18
UND
12
FW
13
4
1
Fountain
Car Park
NE
LA
2
84
'S
LINE
Lib
ER
Tank
14
Heritage
Hall
22
ry
ST
RSE
LA
NE
Courthouse
HOGA
1
N
School
ST
RE
ET
Car Park
JO
1
ST
RE
5
ET
RE
ET
44
ST
39
R
HN
WESLEY
SQUARE
35
IA
STR
NE
LA
'S
ER
AG
H
JO
ET
9
N
33
RE
ST
2
1
Cathedral
T
ET
RE
M
LIA
WIL
E
RE
public realm plan - january 2008
ST
The Deanery
27
7
BOHERCLOGH
cashel
28
29
ST
LANE
10
Hall
E
HOUS
ST
M
LIA
WIL
46
(Catholic)
HN
FR
ET
LOWER GATE
SQUARE
Monument
EET
MAIN
Franc
Church
JO
LANE
UARE
STRE
PO
49
Sports Ground
GAS
ARDS
N SQ
GATE
GOLDEN ROAD
IN
MA
DOLL
HOGA
ER
ROAD
LOW
UND
School
GOLDEN
67
Hotel
Car Park
T
E
RE
68
Bank
RE
SQUA
UD Bdy
The Primary Zone.
GS
Sta
21
71
Bank
2
Schools
Conven
EETT
6
1
Rock Abbey
Cashel U D C
E
TR
18
te
NE
E
S
OU
Castle
me
LA
NH
ET
8 7
STRE
IN
MA
Toilets
Ce
RR
IA
IA
FR
R'S
HE
EE
15
-7
74
GR
5
MA
E
GAT
ET
RE
ST
Ramp
76
Connors Close
FR
Telephone
Exchange
20
7
y
UD Bd
LOW
TH
CA
5
ry
ra
ER
83
3
Grave
4
Yard
Chapter House &
Diocesan Library
all
yW
Cit
Bishop’s walk.
John Street as part of activity spine.
34
5.0
Specific Initiatives
5.1
The Primary Zone
Role
Cashel’s proposed primary zone will provide a new town focus between the two current town foci, Main Street and the Rock
of Cashel. It will improve the sense of arrival and orientation for high visitor numbers, enabling them to access the Rock, the
walls and other parts of the town from one convenient central location.
Components
The primary zone is proposed to include a new state of the art visitors’ centre for the Rock and the town, car and coach
parking and associated mixed use development. In addition, existing rural areas between the Rock and the town will be
preserved and enhanced as park land. A master plan will need to be developed to configure the elements listed above, and
perhaps others which are complementary and associated, within the primary zone. The exact location of the visitors’ centre
will be determined via consultation and the detailed masterplan study. The primary zone will be a convergence point for
routes associated with the activity spine and other proposed routes which expand circulation patterns in Cashel. It is also
proposed that the existing Rock car park be sensitively redeveloped.
Design Requirements
All masterplanning and detailed design proposals for the primary zone will reinforce its distinctive, historically complementary
character to ensure cohesion, identity and aid legibility for visitors. The visitors’ centre will be sensitively inserted into the
primary zone’s landscape and coach/car park designed to minimise the visual, auditory and other impacts of coaches and
cars. The car park may be located partially underground or may include a landscaped roof to minimise its visual impact. The
coach and car park should be offset from the walls to retain the integrity of the walls and proposals for them. Bus Eireann
and Coach Services will be accommodated in the primary zone and the area arranged to minimise potential conflict between
pedestrians, cars and coaches. The mixed use development should be structured and comprised of uses which ensure night
and day activation of the zone and land ownership requirements considered prior to zoning. Architectural style should be of
exceptional quality and contemporary rather than an historical pastiche. Careful consideration must be given to views to and
from the development and the uses of appropriate materials.
5.2
The Activity Spine
Role
The proposed activity spine will connect two of Cashel’s primary attractions, the Rock of Cashel and the St John’s Cathedral
/ Bolton Library complex including its intact section of historic town walls and John Street. In addition, it will provide an
alternative linear route of movement for the town, perpendicular with Main Street, Cashel’s current spine. Main Street is
Cashel’s retail spine; the activity spine will provide a recreation/attraction-based complement to the functional retail spine.
Components
The activity spine comprises the Bolton Library and Cathedral complex, John Street, areas of the primary zone and the
main pedestrian route up to the Rock of Cashel and its entrance area via a sensitively upgraded Bishop’s Walk. The activity
spine comprises both public and privately owned land, the interfaces of which will need to be addressed in landuse mapping.
The spine would be is pedestrian priority, with vehicular movement restricted to essential access only. The spine would be
accessible to all users, accompanied by a transit arrangements for the mobility impaired as necessary.
35
Design Requirements
The activity spine should draw its character from the features at its ends, the Rock of Cashel and the Cathedral /
Library complex. While the character of the spine will link with that of the primary zone, it should be unique to the
spine to aid legibility and to reinforce the significance of the spine in Cashel. It will require its own streetscape and
features associated with this. All streetscape proposals for John Street will respect the street’s residential character
and nature and vehicular access to properties retained without compromising the John Street’s pedestrian amenity.
5.3
The Bolton Library and Cathedral Complex
Role
The St John’s Cathedral / Bolton Library complex will be activated and reinforced as
a major hub for visitors to the town. It will provide a fitting setting for enjoyment of the
library, cathedral and section of walls. It will also connect with the proposed town wall
walk by providing several other entry/exit points to the complex.
Components
The landscape of the complex will be redesigned to improve circulation within and
connections to key circulation routes outwith, especially the activity spine and wall
walk. A cohesive overall environment with appropriate settings for the three main
elements of the complex will be provided.
Design Requirements
The design will provide an amenable area for visitors which is easily legible and
leads visitors through the complex, ensuring clear and easy access to all elements.
Seating, signage and pathway materials should fit and complement the existing
character of the area. Existing elements such as gravestones and the large trees
should be respected, utilised and augmented where appropriate. Any proposed works
must be compatible with policies and overall vision set out in the Heritage Council’s
Management plan for the Bolton Library, prepared by Alastair Coey Architects in
2005. Whilst the document does not relate specifically to the design of exterior
spaces, proposals must support increased visitor numbers envisaged in the plan.
Sketch of town wall walk.
36
5.4
The Town Wall Walk and Walls Setting
Role
The wall walk will form a circuit which connects most key elements of significance in
Cashel. It will diversify visitor circulation patterns ensuring that circulation is not linear. It will
increase visitor appreciation of the significance and extent of the historic town walls.
Components
The walls walk will comprise a pathway through the town along the line of the original town
wall. Pedestrian bridges will supplement the ground level path at the same time adding
another dimension to the experience of the walls. There will be notable intersection points
with other major routes through the town.
Design Requirements
The paving used for the path will be distinctive so that visitors can clearly follow a route and know when they have
crossed the walls walk. As far as possible it would be desirable that the outline of the walls is delineated where they are
no longer visible above ground. Pedestrian bridges should be of a non intrusive character and should intensify experience
of the route without harming the walls.
The process of establishing the route will be incremental as agreements over access and maintenance of land must be
secured along its length. For details of the public and private sections of the wall, please see the Cashel Town Walls
Conservation Management Plan.
Town walls walk route
Walls still standing
1:5000
Walls no longer standing
Possible pedestrian bridge over walls
Proposed town wall walk.
37
Wall associated gateway feature
Primary town entry gateway feature
Gateway zones
Indicative locations of gateway features to Cashel.
Direct
connection
option
Route from
Dublin
Proposed
Primary Zone
Coach and Car
Park
Northern tourist access route.
38
5.5
Town Gateway Features
Role
Gateway features will establish Cashel’s character for visitors prior to arrival into the main town area. They will
accentuate key points on the approach to the town along its main artery roads. They will be especially important in
heralding entry to the town at critical points along these arteries.
Components
Gateway features and their supplementary landscape contexts will create a notable entrance point to Cashel. The
context landscape will frame the feature and supplement its message.
Design Requirements
The gateway feature will establish the character for further landscape, interpretation and orientation elements
proposed for the town. It must therefore be of a character which complements the historical nature of the town whilst
avoiding historic imitation. The features should also be landmarks and reinforce the town’s identity and any special
characteristics. Outer gateway features (G on plan opposite) will be a consistent set of elements. Inner gateway
features (W on plan opposite) will be associated with the historic town walls thus reinforcing a sense of entry into the
historic centre of Cashel.
5.6
The Northern Tourist Access Route
Role
The potential of small scale upgrading works of Circular Road should be examined to accommodate tourist traffic from
the north, as well as pedestrian and cycle movement. This would provide a picturesque approach to the primary zone
and help to alleviate traffic pressure on the main street.
Components
The proposal will require a revised route for buses and cars as well as provision for pedestrians and cyclists.
Discreetly located laybys may also be appropriate to enable tourists to stop and view the Rock from this locale.
Design Requirements
Such works would need to be undertaken with great care so as not to negatively impact on the setting of the Rock
Road widening should only occur to the minimum required dimensions, so that the rural character of the road is
maintained and over use by non tourist traffic is discouraged. A continued moratorium on built development in this
area should also be observed.
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5.7
Bypass Features
Role
Bypass gateway features will highlight to bypass users the presence of Cashel, its status as a visitor attraction and its
distinctive character. This would help to raise the profile of the town and to encourage visitation.
Components
Appropriate, allusive and creative installations will reinforce Cashel’s character and features. These could be kinetic or
stationary, and could be changed, alternated or adapted to fit certain events and times of year.
Design Requirements
The bypass gateway features will have strong connection with the town as well as the town gateway features. They
should be substantial enough to ensure impact for those travelling at high speeds on the bypass. They may require
repetition, size, colour and lighting, or a combination of all of these to achieve this.
Kinetic roadside sculpture.
Cumulative roadside sculpture.
Lighting of overpasses.
Town-related text.
Bypass gateway feature.
1:10000
Bypass feature utilising overpass.
Possible locations of bypass features.
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1:10000
5.8
Chapel Lane/Dominic Street/Moor Lane
Role
Development of Chapel Lane/Dominic Street will ensure a more user-friendly
route between the Rock of Cashel and Cashel town and an improved setting to
St Dominic’s Abbey whilst minimising the impact of visitors on street residents. It
is anticipated, however, that its role in connecting the Rock and Town will become
secondary to the proposed activity spine.
Components
Proposals will include improved footpaths and screening where possible to increase
privacy for residents. Seating will be concentrated around the visitor attractions to
minimise disturbance to residents. Full pedestrianisation of Chapel Lane/Dominic
Street/Moor Lane is not proposed as this would restrict residential vehicular access.
Design Requirements
Design should be undertaken in consultation with local residents and proposals
developed closely with them. Wider, better quality footpaths are requiredShared
surfaced road paving should be considered to maximise space for pedestrian
movement. The character and materiality should correspond with other proposals for
the town to emphasise this route’s role in visitor circulation. Views should be taken
into account when proposing screening. The setting for tourist attractions such as St
Dominic’s Abbey and the Cashel Folk Village should be incorporated into circulation
considerations and correspond with these as far as possible.
41
5.9
The Old City Hall
Role
It is proposed to increase the public role of the Old City Hall as a flexible venue for
exhibitions, performances and other cultural events. It could contribute to night time activities
both for residents and visitors, diversifying the range of night time options available in the
town.
Components
Such proposals will require additional space and appropriate facilities, as well as adaptation
and development of existing facilities.
Design Requirements
Architectural adaptation, retrofitting and interior design are required to ensure the building is
able to provide for the desired functions.
Possible functions of retrofitted City Hall.
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5.10
The Indaville Development
Role
The Indaville Site located in to the south west of the main street is located in a key location
on the historic route of the town wall. As part of its planned mixed use redevelopment,
it is advocated that the original location of the wall be safeguarded as open space and a
connecting public right of way be established through the site at this point, forming part of the
town wall walk.
Components
Indaville’s open space, stretch of wall and other amenities will be the elements which contribute to Cashel’s public realm.
Design Requirements
Such elements must be of corresponding character to other parts of the town, especially those which are also new
introductions. Connection with the walls walk must be highlighted, and elements from the walk perhaps incorporated into
other aspects of the external environment. Most importantly, Indaville must integrate with its context, the town of Cashel,
its history and complementary modern proposals.
5.11
Neighbourhood Green Space Strategy
Role
It is proposed that a detailed study be undertaken of Cashel’s neighbourhood open spaces with a view to accessing
the provision of recreational amenity space and play facilities and a clear open space hierarchy. The role and
appropriateness of the town’s spaces must be examined and where appropriate, proposals for existing and new spaces
be made.
Components
This study will incorporate all open spaces in residential areas, including sports fields and small patches of grass. It is
anticipated that the primary zone will be key to the structure of open space within the town in tandem with areas of open
space such as the Indaville development. These areas of open space will help establish Cashel’s open space hierarchy.
In addition to this the potential exists for Urban Forestry in Cashel’s outlying areas.
Design Requirements
Public open spaces must be well designed so that they can accommodate several different types of use. This helps to
ensure their relevance to local people and minimise the risk of misuse or conflicting uses. All too frequently green open
spaces, usually of grass, are included as parts of new developments with little though given to their purpose.
Assessing public open space in urban areas is therefore predominantly a question of quality rather than quantity. Public
open spaces must be well planned, designed and maintained if they are to play a positive role in the neighbourhood or
district in which they are located.
They should also be well planned in relation to surrounding development so that they are easily accessible and safe
places to be both day and night. A number of access points and routes through a park increases activity levels and
public spaces should always be located at the front of properties, so that activity and ‘casual surveillance’ from nearby
windows help to deter antisocial behavior.
43
44
5.12
Cashel Lighting Strategy
Role
The quality of lighting is central to considering how the evening and nighttime environment of Cashel looks and feels.
Not only does it directly contribute to safety of pedestrians (both real and perceived) but also to extending the viability
of commercial and tourist attracting ventures to evenings and dark winter months. Lighting proposed for Cashel should
be a combination of feature and amenity lighting. Feature lighting will be utilised to heighten the drama of particular
elements or locations, both historic and cultural. Amenity lighting will provide structure to aid both legibility and to
ensure users feel safe in the environment. Both types of lighting will be important in the development of Cashel’s night
time economy both by creating interest in the external environment and providing an amenable external environment.
It is noted that improved lighting would contribute to the safety of the Rock area in particular.
Components
Lighting will be used to ensure an attractive and usable environment at all scales. Feature lighting may be used
for more prominent elements as well as to highlight some which are less renowned and create interest and delight
around the town. Such lighting effects will be achieved though spotlighting, LEDs, bollard lighting, lighting columns and
uplighting.
Functional lighting will utilise appropriate and attractive columns and lanterns to ensure adequate lighting of main
areas and routes through town. It is proposed that the use of white light, as opposed to yellow sodium light, be
introduced in main public streets to further aid visibility and safety.
Design Requirements
All lighting in Cashel should incorporate features which contribute to its environmental performance. Energy saving
bulbs should be used in all fittings and the arrangement of columns and other lighting structures, LEDs or uplights
should be such that it minimises the numbers of elements required. Consideration should be given to lanterns and
feature arrangement to minimise light pollution.
Lighting colour, intensity and brightness should be varied to create a dynamic and diverse experience of Cashel.
Feature lighting may vary with different times of year, different town or regional events or at random. Functional lighting
may also vary with times of year to reflect seasonal variation in daylight and requirement for outdoor activity at night.
Initial Lighting Concepts
The lighting plan adjacent outlines a potential strategy for Cashel. The key landmarks of The Rock and St John’s
Cathedral should be brightly lit to act as clear nighttime markers within the town and beyond. The settings of both of
these monuments (the Rock and Walls) should then be sympathetically and atmospherically lit to exentuate their key
characteristics and textures. Main Street lighting should be reinforced symbolic of its primary role in the town. It is
proposed that the Activity Spine linking the Rock to St Johns should have its own unique lighting system within the
town, thus delineating the importance and individuality of the route. Other key landmarks around the town should be lit
in subdued atmospheric colours appropriate to their key features and architecture.
45
Indicative interpretation and orientation route.
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Interpretative and orientation signage examples.
46
5.13
Cashel Interpretation and Orientation Strategy
Role
Cashel’s proposed orientation and interpretation strategy is derived from the following aims:
- To enhance the visitor experience by encouraging tourists to stay longer and spend more;
- To motivate visitors to explore the town as well as the Rock;
- To orientate and guide visitors and give them an appreciation of the rich and varied history of Cashel town;
- To evoke a sense of pride among the local community.
The proposed strategy will guide visitors around the town, telling the history and stories of the various elements. At
the same time as informing visitors, the interpretative elements should entertain, help piece together the town’s history
and built form, and foster an affinity with Cashel. Interpretation and its orientation elements should aid navigation of
the town, and whilst not detracting from Cashel’s mystery, should prevent users from becoming disorientated.
Components
The proposed interpretation strategy will include directional signage and signage for significant aspects and elements
in Cashel. Signage may not specifically need to be in the form of a sign, elements such as embedded plaques and
sculpture may also be employed. Interpretative proposals may also be more abstract, in the form of specific paving for
specific elements, or perhaps a hired person, in costume, interacting with an element in an historical manner.
Design Requirements
Interpretative elements should bring Cashel alive. As it is likely that visitors will take more notice of signage and
interpretative elements than of the elements themselves, all interpretation must be derived from and relate to Cashel,
reinforcing its character. It should be legible, coherent and graphically appropriate to its purpose. All interpretation
should be appropriately located and accessible to all users. It should also relate to elements and features employed
in gateway features as well as lighting proposals. The following themes will be utilised to paint a picture of Cashel.
Possible storyline themes include: Cashel as a walled town, a bishop’s town, a market town, and an iconic town.
It is hoped that signage proposals will help unify signage across Cashel, including signage for shopfronts and in other
public/private areas.
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6.0
Economic and Tourism Strategy
As a nationally and internationally recognised and acclaimed visitor attraction, the Rock of Cashel has consistently
been one of the top visitor attractions in Ireland. This powerful and instantly recognisable image and icon provides
a unique base for significant long term economic and tourism development of the Town and as such must be the
critical feature of any planning process associated with that part of County Tipperary. The Town however cannot
be considered as a premier stopping point at present and as a result is not in a position to gain maximum benefit
from having the Rock and indeed other culturally significant assets. The Public Realm Plan recognises the challenge
of achieving wide spread recognition of the Town as a centre for tourism. The economic and tourism development
strategy aims to bring together the specific initiatives of the Plan. It aims to focus, and direct efforts to sectors/sites
within the town that can bring economic and tourism benefits through the delivery of public realm projects as part of
wider plan for the Town. Achieving the maximum impact of putting the Public Realm Plan in place should be based
upon a number of key deliverables as follows:
-
-
-
-
-
-
-
Continued Management of the Historic Features and Facilities
Marketing of the Area
Traffic management
Provision of Accommodation and Facilities
Planning for a Community rich in Heritage
The Role of the Private Sector
Co-ordinated Implementation
6.1.1
Continued Management of the Historic Features and Facilities
In the first instance the recognition of the need for a co-ordinated and managed approach to the development and
promotion of the Rock and the Walled Town of Cashel needs to be established within the relevant local and state
development agencies as well as the Local Authorities. There is little point in the Councils in the Town and the County
having a particular focus on such development if it is not supported by the actions of the other state funded agencies
including the OPW and the tourism promotion agency. Other State Agencies such as the Garda will also need to be a
part of the process, particularly in areas which have an impact on the public realm, such as security and traffic control. The delivery of the specific initiatives outlined in Public Realm Plan need to be addressed within this co-ordinated and
managed approach. The primary zone (Section 5.1) addresses the need for the provision of a state of the art visitor
centre. This is central to the development of the economic and tourism development of Cashel and will require a multiagency approach. Furthermore, the development potential that the Town Walls and Wall setting provides also needs
to be realised, Section 5.4 brings forward this proposal. It is equally important that landownership details of relevant
sites in the Town is established as quickly as possible. Finally, co-operation amongst the various interest groups and
tourism body has to be established early on in the process of implementing the Public Realm Plan.
6.1.2
Marketing of the Area
The two Councils (Town and County) should seek to maximise the benefits to be derived from the strengths of the
area by marketing the social, cultural, economic and environmental opportunities that the area holds. The marketing
of the Town has a number of features. In regard to tourism, and through cooperation and planning involving South
Tipperary County Council, Fáilte Ireland, the Heritage Council and Irish Walled Town Network, the strategic location of
the Town can to be optimised. This should be put in place through a co-ordinated marketing strategy.
The Rock’s current visitor figures provide the basis for a wider County wide impact which would underpin the general
evening economy of the Town through development of the Town as a central meeting point for Tourists. This should be
a central feature of a co-ordinated marketing strategy.
48
The wider town and village network, including Tipperary, Cahir, Clonmel and Fethard, in the County as well as
the rural landscape provides a potentially rich experience for the visitor looking for a unique natural and cultural
environment. The strategic location of the Town within the region can be further developed to include a ‘Walled Town
and cultural ring’ in South Tipperary.
The creation of a recognisable and individual brand advertising the area’s strengths to investors, visitors and people,
looking to relocate to a safe, affordable, quality environment with a healthy community dimension, needs to be
explored and marketed in the development of such a strategy.
6.1.3
Traffic Management
The development of the bypass has resulted in dramatic, positive impacts to the public realm of the town centre and
access to and from the town is much improved. There still, however, appears to be on-going traffic problems within the
central areas of the Town. The circulation and parking of visitors and locals using the Town needs to be managed so
that economic returns are increased. Future developments in the Town should also cater for the pedestrian or cyclist
while car and bus based modes of transport should be facilitated with greater ease of access to off street parking to
encourage people to explore and stay longer in Cashel town centre and to appreciate the medieval linkages which
permeate the Town. The implementation of an appropriate signage strategy directing visitors to these parking areas
should be included within the orientation strategy as identified in Section 5.13.
The installation of bypass features and the development of gateway features as discussed in Section 5.7 and 5.5
respectively, of the Plan should aim to attract visitors, investors and locals to spend time in the Town and enjoy its
unique assets.
Future parking facilities should be located within an area that does not detract from the historic fabric and setting of
the Town. The location of such facilities should increase permeability of visitors through the Town, allowing tourists to
be ‘distracted’ by the various retail and commercial facilities which are on offer. Existing disability access in the Town
should be maintained and improved upon where required. It is a recommendation of the Plan that a comprehensive
traffic management plan be prepared and be fully implemented within the life span of the next town development plan.
6.1.4
Provision of Accommodation and Facilities
In order to be competitive in the market place a variety of tourist accommodation and facilities are required in order
to sustain and increase length of stay of visitors to the Town. There is a continuing need to invest in accommodation
and leisure facilities in the Town. This issue should be addressed in the preparation of a brief for any masterplan
associated with the priority development sites in the area between the core of the Town and the Rock as stated in
Section 5.2 in the development of the ‘activity spine’. The masterplan will clearly also need to have a requirement that
such development be sympathetic to the urban fabric of the Town.
The expansion of existing commercial and leisure facilities in the town centre area is welcomed, in particular with
regard to those that develop the evening economy. The creation of spaces and features which are enjoyable at all
times of the day and night is vital in supporting the viability of these facilities for tourists. The implementation of the
proposed lighting strategy across the town as identified in Section 5.12 will be critical to achieving such viability.
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6.1.5
Planning for a Community rich in Heritage
Apart from the tourism potential the Town needs to be established as a desired choice for people to live. This would
also create confidence in possible investors considering developing businesses in the region.
Any economic and tourism strategy for Cashel cannot ignore the low population growth of the Town in recent years.
The 2006 census figures for Cashel urban indicate an increase of only 0.4% between 2002 and 2006, with the Cashel
environs experiencing a much healthier increase of 42.5% over the same period. This does however require a local
authority led development process that will seek to maximise the potential of the urban area and its relationship with
the wider County. The implementation of existing policies regarding restrictions on housing developments in rural
areas or along approach roads is required by both Councils in order to maximise the potential from having such a rich
heritage available.
The development of community and other historic facilities in the town can help in this regard, in particular the Bolton
Library and Cathedral area (specific initiative Section 5.3). The future community use of the Old City Hall (after
new tourist facilities are developed) should be considered. The Department of Arts, Sport and Tourism, assists the
provision of high standard arts and culture infrastructure throughout the country. The ACCESS III program will be
calling for funding applications from bodies before the end of 2008. It has two different strands - new facilities and
refurbishment or enhancement of existing arts and culture facilities and this source should be explored during the
development of options for these sites.
Community facilities for all age groups need to be supported and could be achieved through the development
of a variety of quality open spaces and recreational uses throughout the Town, and is supported by the specific
initiative set out in Section 5.11 of the Plan. In this regard the identification of an open space hierarchy needs to
be incorporated into existing and future developments of the town, so as to contribute to the public realm and the
enjoyment of the Town by all.
6.1.6
The role of the Private Sector
The private sector impact on Public Realm cannot be underestimated. The creation of a sustainable high quality
product is shown to have direct economic as well as social benefits to an area. Equally the businesses of the area
have already made a substantial investment in the area and will continue to do so. The Council has a role to play in
providing the necessary leadership to the private sector but equally there is a responsibility on the Council to make
sure that local business is embedded in the development planning of the Town.
A Masterplan to direct the vision for the ‘proposed primary zone’ is essential to establish a substantive link between
one of Ireland’s most visited sites and the town of Cashel while also serving as a local amenity for its permanent
population base. The preparation of such a plan is recommended to ensure the implementation of the Public Realm
Plan can be given full effect in both public and private investments in the Town, specifically in the proposed primary
zone.
6.1.7
Co-ordinated implementation
The Heritage Council and the Irish Walled Town Network (IWTN) has contributed greatly to the co-ordination of
planning throughout the Walled Town Network in Ireland. However, going forward it is the realisation of these plans
through implementation that needs to be established. There are a number of bodies that could play a role in this
regard and the current roles of these bodies are discussed below:
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The County Development Board would provide an appropriate forum to address the implementation of the Plan with
the Agencies. Equally, however, the Town Council, in particular, will need to support the work of the agencies through
active development control application where necessary, and leading the forward planning of the Town in such
manner as to facilitate a refocusing of the Town towards the Rock.
In addition, Cashel Town Council itself will need to reconsider the existing maintenance regimes being delivered in the
Town and may need to adjust such services if the Public Realm Plan is to sustain a long term impact on the Town.
There is little point in investing significant sums in the physical characteristics of the Town if “softer” issues such
as litter and graffiti are not subjected to on-going management and, re-assessment in order to meet the expected
standards of a Town seeking to build on its central role in Irish tourism and heritage. Equally the rigorous application of
development controls in line with the national planning guidelines may be necessary if the medieval core of the Town
is to become a recognised core feature of the Rock experience.
Summary
The Public Realm Plan endorses the central feature of the Rock being integrated with the Town through providing a
new fulcrum on which the on-going development of the Town can take place. The creation of new and strengthened
linkages from the Rock should seek to underpin economic development through encouraging movement from the
Rock into the town with the objective of keeping the visitor within the Town’s environs. This would facilitate the
evening economy and support the development of services such as accommodation, restaurants and indeed general
shopping. It would also open up the opportunity to encourage the use of the Town as a base for exploring the wider
environs and other important heritage assets such as the Cathedral and the Bolton Library, one of the great unknowns
of Irish Heritage and yet on a par with the Library of Trinity College Dublin.
The overall economic strategy for the Town therefore is to build on the implementation of the Public Realm
Strategy to ensure that the Town, as distinct from the Rock, becomes a recognised tourism centre in its
own right and that the Town is seen in the same high end environment as other towns and cities such as
Kilkenny, Kinsale and Malahide. In addition, that the Town has a diverse day and evening economy that will
underpin the tourism development of the town and the wider County through its retail and other service
providers and that this complements the service provision activities of Cahir and Clonmel.
To do this will require an on-going programme of appropriate activities, such as those mentioned in the Plan and
through government policy, that can become associated with the town and the on-going co-operation of the Town
Council, the local business and community interests, and the County Council, will be necessary for the foreseeable
future.
Importantly it will mean the implementation of design standards for the new developments coming into and around the
town, and the addressing of legacy issues associated with existing poor design standards so that over time the town is
seen as an architecturally unified urban entity as would be the case for the likes of Clonakilty, Ennis and Trim.
Achieving such a position will require actions which underpin the Public Realm Plan and these should be seen as an
inherent part of the Plan as there is little point in investing in the public realm if it is not to be a part of a wider socioeconomic development process which itself becomes the platform for further improvement to the public realm. This
will require an on-going programme of delivery to include actions identified in this Plan in Section 8.0.
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7.0
Delivering the Vision
This section identifies some of the main players and their various roles in delivering and managing the existing and
future public realm of Cashel. It sets out the existing functions of the various parties involved in the delivery and
management of the public realm. It also acts as a starting point in taking the various specific initiatives forward for
delivery, outlining some of the various existing funding mechanisms available to the Town and individuals in protecting,
preserving and developing the historic core of the Town and its public realm. It is important that the Public Realm
Plan is deliverable and the main players and stakeholders responsible for its delivery are identified and agree to the
Actions set out below so that the overall vision can become a reality.
A number of stakeholders have and will continue to have a role in the delivery, management and maintenance of
the public realm. These include; Cashel Town Council, South Tipperary County Council, South Tipperary County
Development Board, the Office of Public Works (OPW), Cashel Chamber of Trade and Tourism, Cashel Heritage
and Development Trust, the Department of the Environment, Heritage and Local Government, Fáilte Ireland, the
incoming South Tipperary Local Development Agency which is being established with the support of the Department
of Community, Rural and Gaeltacht Affairs, Department of Arts, Sports and Tourism as well as the wider community.
A firm commitment from the variety of stakeholders towards the implementation of the Public Realm Plan aims,
objectives and recommendations will be vital to the success of the Plan.
It is proposed that the various parties identified above exchange, as appropriate, memorandums of understanding with
regard to their respective roles, ensuring that each has the capacity to fulfil the objectives of the Plan and work in a
collaborative process in leveraging funding from the various sources available and therefore not competing against
each other. The Agencies should seek, through their business plans, to align where possible and having regard for
national accountability, their budgets in regard to underpinning the development of the Town generally. The County
Development Board could provide the necessary external monitoring necessary to ensure the Plans successful
implementation in the context of re-aligned budgets.
7.1.1
The Heritage Council and the Irish Walled Town Network
The Irish Walled Town Network (IWTN ) was established by The Heritage Council in April 2005. The network serves
to unite and co-ordinate the strategic efforts of local authorities involved in the management and conservation of
historic walled towns in Ireland and Northern Ireland. The IWTN, through the Heritage Council, provides a direct
funding mechanism to its members. The Heritage Council and the IWTN has the capacity, through funding, to support
the implementation of the Plan. The Conservation and Management Plan of the Town Walls and the Public Realm
Plan, together, have the augmented capacity to preserve and promote Cashels historic town, Walls and their setting
into the future.
The IWTN is formally linked to the International Walled Towns Friendship Circle (WTFC), the international association
for the sustainable development of walled towns, walled cities and fortified historic towns. It is recognised that ongoing
communication with the IWTN will allow a flow of knowledge and information sharing between the Town and other
walled towns, and the various funding resources available to walled towns in any given year. It is also an important
resource in establishing any lessons learned during the implementation of similar projects, from both at home and
abroad.
Fáilte Ireland Sub-Programmes: Infrastructure, Visitor attractions.
Fáilte Ireland should also be seen as having a key role in working with the Councils and the private sector in regard to
general investment in the Town and not just contributing and directing funds to the deliver various aspects of the public
realm.
52
In the region of €25m is planned to be allocated under the Infrastructure Fund. The first round of funding has
already been allocated and some of this has gone to the Historic town sub-category, which will see the role out of an
interpretation infrastructure program. This is set to improve the signage, interpretation, accessibility and presentation
of historic urban areas and visitor facilities across the Country. The Fáilte Ireland Regional General Managers are
to work closely with the local authorities in preparing those applications for infrastructure funding which are most
appropriate to their county. This will enable the local authorities to have a focus on: the improvement of access to the
built and cultural heritage; and the improvement of the presentation of the historic urban area and visitor facilities and
services.
A Fund of approximately €70m has been allocated to supporting upgrade and reinvestment in major fee-paying visitor
attractions. A minimum matching funding requirement of €250,000 is applicable and there will be a formal call for
applications to the targeted group of attractions. A subsequent stage, for projects not initially identified as priorities will
be made available to those seeking funding.
7.1.2
Office of Public Works
The OPW is responsible for the day-to-day running of the Rock of Cashel and should consult with stakeholders to
include Cashel Town Council and the Chamber of Trade and Tourism in decisions being made about the future of the
Rock, and any associated facilities and activities.
7.1.3
Cashel Town Council
Cashel Town Council is the primary everyday decision-maker regarding the future development of the Town. The
Cashel and Environs Development Plan 2003 is the existing development control tool to guide development. A
review is currently been undertaken on the Plan. It is recommended that the reviewed Plan incorporate the aims and
objectives of the Public Realm Plan. These aims and objectives are generally in line with the existing Development
Plan, but require the new Cashel and Environs Plan to go further in order to ensure that high quality design and
maintenance of existing and future elements contribute to public realm. This needs to be clearly stated in order to
provide the necessary guidance to potential investors in the Town.
The use of pre-planning meetings with the Town Council is one method of ensuring cognisance is taken of existing
and recommended policies and standards relating to the various aspects of developing and designing specific sites in
the town. The creation of a sustainable, high quality and integrated public realm should be a consideration at all times
when reviewing planning applications. In that regard therefore it is important that the Council actively engage with
potential developers to ensure they understand the expectations of the Council as set out in the Public Realm Plan.
It has been identified that landownership details of Cashel Town need to be established, particularly with regard to
the delivery of the specific initiatives. The Conservation and Management Plan of the Town Walls is a case in point.
In order to provide for the ongoing management of the Walls the commitment and clear involvement of the Heritage
Council and IWTN, the Town and County Councils, the OPW, and private landowners, is required. The development
of opportunity sites and integration of public realm initiatives requires a direct point of contact from the Town Council to
developers in setting standards for the future development of the Town. This should address: appropriate siting, design
and land uses as recommended in this Public Realm Plan.
The Town Council has a number of enforcement powers which should also be used, when required, to maintain and
control developments. The public also have rights in this regard and can highlight to the Council where they believe
enforcement is required.
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7.1.4
Development Contributions
The Council’s Development Contributions Scheme 2004-2009, provides funds, by way of financial contributions from
private developers, towards the capital costs of facilities for community use. The Town Council can use these funds
to implement or part fund various aspects of the public realm. These works include; traffic management, footpaths,
parking facilities, drainage , water services and open space provisions.
In addition the Town and County Councils may consider it appropriate to consider the use of Section 109 of the Local
Government Act, 2001, to put in place a Community Fund to underpin the development of facilities in the area.
7.1.5
Government Grants
Information regarding grants available to, and from, Cashel Town Council, the Heritage Council, Fáilte Ireland, for built
heritage improvements, the Department of Arts, Sports and Tourism for the arts and sports are just some of the type
of grants available through the exchequer and the NDP. Guidance in regard to existing and future funds should be
made available to local landowners, in particular for those sites that are falling into disrepair. The Rural Development
Programme is also another source of funding that should be researched by specific landowners.
7.1.6
Summary/ Conclusions
It may be necessary to change the current policy context to ensure the implementation of the Public Realm Plan.
Equally the Public Realm Plan needs to be realistic to ensure that its recommendations can be applied within the
financial and other resources of the community and Council. In that regard the Plan is seeking to build on the current
context with the objective of enabling the resourcing of actions recommended in the Plan being delivered within an
appropriate time frame.
It is critical that the Town Council and its partners plan for investments logically. It is recognised that progress has
been made in Cashel over the years and that the Rock of Cashel has the potential to become a World Heritage
Site. To further build on the progress to date a specific action with regard to funding for the necessary research,
management and physical upgrades relevant to the iconic attractions of the Town is set out in the Public Realm Plan.
It is recognised that the Town Council’s partners, in achieving the implementation of the Public Realm Plan, include
the Department of Environment, Heritage and Local Government, Heritage Council and the Irish Walled Town Network
and the Office of Public Works in association with Fáilte Ireland and South Tipperary County Council.
It is recommended that the Town Council actively engages in property portfolio management in regard to opportunity
sites that exist within the town that can improve the current public realm in line with the recommendations of this Plan
and it is essential that the elected members of the Town Council endorse the Public Realm Plan.
7.2
Strategic Actions
The strategic actions of the Plan follow on from the tourism and economic development strategy and policy context
issues. It is important to recognise the extent to which the Public Realm Plan can deliver on the Town’s World
Heritage status. The ongoing management of the Realm, is the key to delivering the aims over the long term. A
number of Strategic Actions are put forward to support the implementation of the Public Realm Plan.
Priority recommendations to be implemented in line with Statutory Requirements of the Planning and Development Act
2000 are:
Action 1
Incorporation of the Public Realm Plan into the Review of the Cashel and Environs Development Plan. Cashel Town
Council and South Tipperary County Council.
54
Action 2
Prepare a Masterplan for the future development of the primary zone identified in the Public Realm Plan. Cashel Town
Council, in association with the OPW. Regard should be had to the Activity spine initiative in Section 5.2 of the Plan, to
inform the direction of this Masterplan.
Action 3
Prepare an integrated traffic management plan for the Town and Rock, having regard for the re-orientation of the Town
Centre as set out in the Public Realm Plan. Cashel Town Council and the Office of Public Works in association with South
Tipperary County Council. (Refers to Section 6.0 of Economic and Tourism Development Strategy - Traffic Management
Plan).
Associated Actions
Action 4
Pursue World Heritage Site Status for the Rock of Cashel. Office of Public Works.
Action 5
Develop a Brand for the Town and its association with the Rock. Cashel Town Council in association with Fáilte Ireland
and the Office of Public Works.
Action 6
Establish a Public Realm Plan Steering Implementation Group. Cashel Town Council with the Chamber of Commerce,
Cashel Heritage Trust, South Tipperary County Council, The Heritage Council in association with the IWTN.
Other Actions for the Town Council
Action 7
To investigate, prior to the completion of the traffic management plan if necessary, the relocation of the bus stop from
the main street to an area that is more suitable for drop off and collection and does not detract from the public realm.
The new site must be in a safe, accessible location to all modes of transport. Consideration should also be given to
accommodations of bus-shelter, bicycle facilities, with car-parking spaces/ area for passengers drop off and collection.
Action 8
Establishment of a Farmers Market in line with expected Minister of State for Food Guidelines when issued.
Action 9
Strengthen the Irish and International Walled Towns Network link in particular with Cahir and Fethard in South Tipperary.
Action 10
Prioritise investment in public infrastructure that connects Cashel town with Cahir, Clonmel and Fethard to underpin a
development triangle to enable a flow of people and services between the towns.
55
7.3
Implementation of the Public Realm Plan

Project
Action Plan
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
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COI, 
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
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

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
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





Priv


 


COI, 
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






















 







 



 







COI
Church of Ireland



























































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




 



 




COI
Church of Ireland

 

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
The
Action
Plan sets out the initial context for delivery of the Specific Initiatives, identifying key stakeholders, prioritisation



 
of
and an indicative timeframe. It is important that all stakeholders are kept closely involved, with the need for
 projects


appropriate
levels of resourcing and expertise required for the delivery of larger, more complicated initiatives. The lead




delivery
agent for the Public Realm Plan will vary dependent on the type of project, landownership, funding sources in



question.
The proposed prioritisation and timeframe is set out in relation to likely impact Specific Initiatives will have on

the
town,
balanced by the extent and complexities of work required to bring them into realisation. However, this Action

Plan
 must be considered a ‘live document’ and will require regular updating as the process of delivering the Public Realm
Plan
 evolves. Flexibility and the ability to identify opportunities for delivery will be critical to the success of the plan.
Similarly,
the potential for new Specific Initiatives to be added to the plan in the future should be recognised.
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56
8.0
Conclusion
Through the process of developing a public realm plan for Cashel, it has become clear that it is a town with a lot more
to offer than the Rock, wonderful as the Rock is. The Bishop’s Walk and Palace, the Cathedral and Bolton Library,
Hore and Dominick’s Abbeys and the remnant walls that snake through the town, all hold substantial potential to
join the Rock in playing a greater role in the modern day life of the town. This public realm plan demonstrates that
through the careful restructuring and enhancement of town’s public realm, accompanied by improved lighting and
interpretation, the town of Cashel can stand to gain significantly in physical, social and economic terms.
Timing and delivery of this plan will now be paramount to its success. As the new bypass frees up space once
dominated by vehicles and substantial areas of land lie vacant in key central locations, the town of Cashel has
an excellent opportunity to make positive changes to the way in which it looks and functions. This will be further
bolstered by the conclusions of complementary initiatives, such as the walls conservation and management plan and
the forthcoming revision to the local area plan. Successful implementation of the identified public realm projects can
only be achieved through genuine partnership between stakeholders from both the public and private sector. In doing
so, Cashel can proactively demonstrate that is more than just the Rock and be a source of renewed pride for those of
live there.
57
9.0 Appendices
9.1
Public Consultation Notes and Consultee Stakeholders.
9.2 Interpretation and Orientation Strategy
59
9.1
Cashel Public Realm Plan and Cashel Walled Town Conser vation Plan
Public Consultation Event – 5 September 2007 - Comments from Attendees
Current Planning Issues
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-
-
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Inappropriate Development
Perception that developers allowed in on all sites
Lack of enforcement
Potential links of plans to draft development plan
Condition of the town at present
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-
Dereliction
Lower gate – new development
Ability to Deliver Plans
-
-
-
-
“Plans that mean nothing”
No action
Delivery important
Can we provide a checklist for planning?
Importance of history
-
-
-
-
-
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-
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Respecting heritage
Identity / Mosaic / History
Need to understand the walls – their location and importance
Need for historic buildings to be protected
Weather damage of historic buildings
Currently taking the walls for granted
Need to celebrate the walls
Need for heritage and conservation officers
Focus of the town
-
Focus currently on rock, not town
Interpretation of the town
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-
Good town walks at present (Joanne Hughes)
Good new guidebook - Cashel History & Guide
Open spaces
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Save our town park campaign
Public parks lacking in Cashel
The Rock
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-
Continuous scaffolding on the rock
Possibility of relocating Rock visitor centre
World Heritage Status – should be goal
61
Steering Committee List
Olivia Quinlan, Cashel Heritage and Development Trust,
Dr Niall Gregory, Chamber of Trade and Tourism
Alison Harvey, Heritage Council
Evelyn Murphy, Planner
Tom O Reilly, Town Engineer, Cashel Town Council.
Seamus Maher, Town Clerk, Cashel Town Counicl,
Martin O Dwyer, Old Cashel Society,
John Knightly, Cashel Historic Society,
Aighleann O Shaughnessy, Office of Public Works
Patrick Downey, Cashel Tidy Towns Committee
Eddie Bennett, Mayor of Cashel,
62
9.2
Interpretative Strategy
‘All of Cashel is lovely: the touchable history is overwhelming.
American visitor
A visit to Cashel must include the town to experience and understand the historical relationship between the Rock and
the town.’
Go Ireland website
Strategic Aims
To enhance the visitor experience by encouraging tourists to stay longer and spend more;
To motivate visitors to explore the town as well as the Rock;
To orientate and guide visitors and give them an appreciation of the rich and varied history of Cashel town;
To evoke a sense of pride among the local community.
Links to the public realm
Interpretation is integral to the public realm. It allows visitors to understand, appreciate and enjoy the town – its layout,
history, people, buildings, natural assets and culture.
Even without the Rock, Cashel is rich in historic buildings, attractions and atmosphere. The challenge for interpretation
and the wider public realm is to reunite the Rock with the town by motivating visitors to explore.
In conjunction with orientation signing and maps, interpretation can help visitors to experience the town’s special
places such as the Famine Wall or Agar’s Lane. It is these special places and views that people remember as if they
had discovered them for themselves. They photograph them and tell their friends.
Interpretation helps to people the long-gone past and to make individual buildings come alive. Who were the bishops
who strolled along the walk? What was the Pennyfeathers complaint against the Corporation? It also gives visitors a
sense of sharing the life of a community today.
Telling the town’s story is much more than interpretation panels which should be used sparingly to avoid increasing
street clutter. Elements of the story can be incorporated within overall public realm initiatives – the use of heraldry in
gateway signs, public art on the slope between the Rock and the town, the reinstatement of the names of old lanes
and passages, the highlighting of views to the countryside and the Galtee mountains beyond and the recreation of the
line of the walls and gates.
Interpretation is also delivered through ‘software’ ranging from the promotional literature and increasingly websites that
influence the decision to visit, through guided and self-guided walks delivered by a range of media from ‘heritage trail’
leaflets to podcasts, events and festivals that feature aspects of town life.
63
What makes for effective interpretation?
Interpretation is the end point in a visitor journey that starts with the decision to visit. Visitors need the reassurance of
directional signing to and at designated car parks and of maps and orientation signs to guide them to the high points
of their visit – the walls, the cathedral and monastic buildings, the Bolton Library and the historic town centre.
Thematic storylines underpin interpretation whether delivered within attractions, on the streets or in support ‘software’
so that visitors start to put together for themselves the complex jigsaw of the past and make the connections that
present the town as a coherent whole.
Effective interpretation starts with what the visitor sees on the ground and draws on their own experience, curiosity
and knowledge rather than on detailed history which is best conveyed through town histories and websites. It answers
the basic question – “how has this town come to look like it does today?”. The story of royal and monastic Cashel is
told many times but history appears to stop around 1850 in a tale of decline and corruption. Especially for younger
independent visitors, the more recent history of the town – its characters, traditions and workaday life – need more
emphasis. Cashel is a living town not a museum.
Interpretation should be seen only if you want to see it. At key arrival points visitors are given pointers as to what to
look for. Interpretation panels should be accessible, engaging and light on words, using images and illustrations to
reinforce content and stimulate the imagination.
Cashel’s assets for interpretation
·
A medieval walled town;
·
A real sense of the town’s varied past - gates, walls, churches, layout, grand houses;
·
A wealth of existing visitor attractions and cultural centres;
·
Compactness which makes Cashel easy to explore on foot once visitors have overcome the perceptual divide between the town and its Rock;
·
Landmarks like the Rock and the Cathedral which give the town legibility: it is difficult for visitors to be seriously lost;
·
Strong visual links between the town and the rich surrounding agricultural countryside.
Suggested thematic approach
Cashel has a strong sense of identity, deeply rooted in its past - build on this by presenting Cashel as a heritage town
which is still shaping culture today
Possible storyline themes include:
Walled town;
Bishop’s town;
Market town;
Iconic town.
64
Suggested interpretative initiatives
These are separate to physical enhancements to the public realm covered in other sections of this report.
·
Develop the walls as a key attraction, not only in themselves but as a way of linking the other sights of the town.
·
Create stronger links between the town and the Rock. A viewpoint space at the top of the rock can explain key buildings within the town and suggest intriguing routes to explore it. A ‘pull’ down towards the town could be developed on the proposed new route through small interpretative devices such as like famous names cut into the paving or artwork elements.
·
Develop orientation and introduction boards at key visitor car parks with maps and locations of attractions. The aim should also be to suggest visitor activities from shopping to sport. Some visitors may be suffering from history fatigue after visiting the Rock and be more motivated to extend their stay in the town if they perceive that there are different types of experience on offer.
·
Create a new figure of eight set of trails based on the key nodes where the story of Cashel is introduced – the Heritage Centre and the Rock visitor centre. The accompanying map outlines the route.
·
Using this figure of eight, create spurs to Hore Abbey and the Brú Ború cultural centre.
·
Replace existing interpretation panels with a new system, predominantly using discreet plaques on the Cashel model.
·
Use physical markers or signs at key decision points to guide people round the trail thus avoiding reliance on printed material.
·
Update the existing Cashel Tourist Trail booklet to give it a much more contemporary feel in both content and design.
·
Develop a self-guided audio tour or guide downloadable to a mobile phone round the town centre to add the missing element of people to the past.
·
Create a family ‘I Spy’ family trail leaflet around the route of the walls.
65

Cashel Public Realm Plan

Transcription

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