New Fairgreen, Kilcock
A Study in a Commuter Town Travelling Scholarship
David O’ Brien C05812755
Context Study
Kilcock Kilcock has developed along the banks of the Royal Canal traditionally as a location for a stopping point on the route to Dublin markets for cattle. The surrounding countryside was excellent for feeding cattle en route, and the town developed as a support for that. The two squares in the town were themselves markets for traders both at a local level, and a national level because of the passing trade. In recent years, it’s proximity to Dublin has led to the development of a large number of houses catering to Dublin commuters. As land rices rose closer to Dublin City, Kilcock, like many other towns in Ireland, offered the convenience of a location less than an hours drive from Dublin thanks to its proximity to the motorway, along with affordable housing. Many of the people who bought houses in Kilcock did so as a stepping stone on the “property ladder” that was a defining feature of Celtic Tiger Ireland. For many, it was an investment home; one that they would live in temporarily before moving elsewhere, selling this at a profit, or keeping it as a rental property. The result of the property collapse is that this is no longer an option. As such, Kilcock has two distinct populations; the locals and the commuters. Given that the context within which the commuters came to Kilcock has changed so dramatically, many are facing the fact that Kilcock is now their long term home. This means that they will have to alter their relationship with the town, and the town will need to respond to these new demands. This is complicated by the manner in which Kilcock has developed. This diagram shows the recent additions to Kilcock. It is apparent that there is a disconnect between “new” Kilcock and “old” Kilcock. This is an abstacle that needs to be removed by integrating the new elements of the town into the existing fabric of the town, but also by expanding the town into the new additions. Only by allowing the alterations to occur in a two-way manner will Kilcock respond positively and successfully.
Census Data 2006 Population: 0‐14 yrs
4100 By Age: 977
15‐24yrs
549
25‐44yrs
1,775
45‐64yrs
588
65+yrs
211
Population 2002: 2065 => 50% increase, largely in the 25-44yrs bracket and the 0-14yrs bracket Employment:
2269 persons (55% of population)
Male Female
1249 (55% of employed people) 1020 (45% of employed people)
Unemployed:
854 persons (21% of population)
Male Female
251 (29% of unemployed people) 603 (71% of unemployed people)
Remaining 24% of population largely consists of schoolchildren and the retired
Why has Kilcock doubled in population since 2002? Proximity to Dublin and the M4 The 30 minute drive, ease of access to towns like Leixlip and Maynooth (Intel and NUI) and relatively cheap houses for the time led to a dramatic influx of 25-44 year olds, and with them young children. These portions of the town are dislocated from a sense of ownership and belonging: they are blow ins. They bought into the idea of owning a home within driving distance of work, not into the idea of living in Kilcock. With unemployment rising, these people will be forced to live in Kilcock, and the town will need to react to them.
A study was carried out analysing the connectivity between “new” Kilcock and “old”. I wanted to establish how the development of the last 20 years has evolved from the town. What became apparent was that the new estates are disconnected from the town and from each other. “New” Kilcock is essentially four independant cul de sacs.
The implications of the patterns of estates are confusing routeways, often very circuitous. This means that several of the furthest reaches of the cul-de-sacs have very little pedestrian traffic, despite their proximity to town
A quick analysis of the old filed patterns revealed the source of these divides was economic. The fields were bought in an order that led to development of discreet pockets of Kilcock, as opposed to a holistic and coherent pattern of development. As a result, the dislocation of estates from place and community has meant that the perceived isolation, both from neighbours and town, is remarkably high. People here may live here, but do not feel they belong, instead regularly leaving for Maynooth, Dublin and other towns.
Establishing major routeways was important to creating a consistency of connectivity. The routes indicated above form a spine from which smaller pockets of community can attach themselves, and connect the whole.
The Masterplan developed with the intention of gently opening the estates. Estates by their nature are introverted, closed systems. By replacing the sense of “estate cul de sac� with a sense of an open system, you more effectively connect the new estates through to the existing town. The creation of route ways enliveed by functions allows these estates to be re-read as continuous parts of the town, as opposed to parasitic add ons, that distance themselves from the town, and look towards Dublin as opposed to the village. The goal of the Masterplan was to create a place that allowed the best parts of the existing town to permeate the more recent additions, and create a symbiotic relationship between new and old, complimenting each other, rather than simply existing side by side.
Proposed Masterplan New or Refurbished Building New Connections Established Public Green Space New Car Parks
Refurbished Public Squares
Initial design
Developing the Masterplan, a number of sites were identified as being particularly interesting. These sites were looked at in terms of the function they could support, and the role they would play in subverting the closed nature of estates, and creating instead an open network of routes and places linked to Old Kilcock.
Site 1 Connect from the Paddocks estate over to the town by two routes Create Canal Park between rail line and canal Public buildings; The Paddocks Equestrian Centre and Stables Kilcock Community Centre Kilcock Small Growers Centre and Nursery The Canal Park Equestrain Loop Site 2 Reinforce the importance of Streets, and create better defined public amenity areas/parks Create Rochford Park as a public facility Public buildings; Kilcock Swimming Pool Tennis Club Creche (removed from GAA Club)
Site 3 Complete Fairgreen Square as a public square and the first point of arrival from the train and canal Connect Square through to Royal Meadows estate Reinforce the green in Royal Meadows as a public amenity Create through way from estates over train line and canal Public buildings; Adult Re-Training Centre Kilcock Committee Kayak Polo Club House and Facilities Storage for Market Public House
The Fairgreen site was selected as the one that presented the best case study for the Masterplan. It provide a new link from the Meadows Estates through to Fairgreen and the bridge. The Fairgreen traditionally was a market, and this function could be revived to provide a point of focus for the two communities living in Kilcock. The site also bounds the train route and canal, connecting it with its wider context. The brief developed to include a pub to provide a social focus for the area, an adult retraining centre to rehabilitate those who have been adversely affected by the economic crisis, and a hostel, providing a place for those who may be travelling along the canal, or visiting for events such as a canoe polo tournament, popular in the town.
Sketches
The project began as three elements grouped at the bottle neck between estate and town. These would therefore provide a transition or a gateway between one context and the other,and help to blur the traditionally strong boundary between one and the other. They were developed with the new pub facing both the market square and the park square, with the hostel and adult learning centre looking onto the park square and park to the south.
Site Plan
Top
Section of Pub
Above
Elevation of Pub
Right
Plans of Pub, Hostel and Adult Training Centre
Below
Sketch of View From Fairgreen
Right Sketch Section Below Site Sections
Detailed Design
1 B
2
A
3
4
5
A
Site Plan
1 Cafe 2 Market Storage & Train Stop 3 The Fairgreen Pub 4 Fairgreen Hostel and Shop 5 Adult Re-Education Centre
B
268
8
9 3
5
3
12
10 13 11
14
1 Kitchen/Dining 2 Bedroom 3 WC 4 Balcony 5 Bar Area 6 Dormitories 7 Class Rooms 8 Stage 9 Serving Area 10 Kitchen 11 Dining Area 12 Games Room 13 Hostel Reception 14 Shop 15 Cafe 16 Training Centre
16
15
Ground Floor Plan
Ground Floor Plan
1/200
1
2 3 3
2 2
Second Floor Plan 4
5
6 3
6
6 3 6
7
7
7
7
First Floor Plan
Section AA
Section BB
Top Left Sketch Section Top Right Sketch Showing Ventilation Centre Right Skecth 3d Section Bottom Section showing Drainage and Water Harvesting
View from New Fairgreen