Clonminch – 19 1 and 2-bedroom A rated homes re-imagining the traditional concept of elderly living

Description

Oaklee is delighted to present Ashfield, Clonminch, a scheme of nineteen one- and two-bedroom homes in Tullamore, Co Offaly. All homes are ‘A’ rated, single storey semi-detached and detached dwellings. These age-friendly homes have their own private gardens to the rear, are all universally designed, and four out of nineteen, are fully wheelchair liveable. Ashfield is located in a well-established, residential community in Tullamore, close to amenities and public transport links. The design and layout of these homes will facilitate our residents staying in their new homes and their community for as long as possible.

All our residents have been allocated from Offaly County Councils housing list. The land was formerly owned by Offaly Co Council, which was acquired by Oaklee in 2018. We worked closely with the local authority throughout the design and build of these exceptional new homes. They were designed to cater for specific needs and were CAS (Capital Assistance Scheme) funded. This house type of one and two bedrooms, would not ordinarily be built by private developers, which makes these homes and this development quite unique, and not just in Tullamore. It has significantly reduced the local authority demand for this type of dwelling and cohort of resident. At the time of designing this scheme in 2018, there were one hundred and thirty CAS eligible applicants on Offaly County Council’s waiting list. Of those forty were over fifty-fives. With this scheme alone, we have reduced that number by half.

The development achieved a sense of place and cohesion with the surrounding area: Completed in 2023, Oaklee have created a beautiful, quiet, and safe place to live for our residents. There is a local bus into Tullamore which stops at our development for the residents’ convenience.

The development at Ashfield comprises only single storey dwellings, therefore there is no overlooking or over shadowing to pre-existing adjacent properties in the locality.
This is a well-established community on the Clonminch Road just outside Tullamore town centre. The scheme is built off the busy road to create a quiet enclave, in a similar fashion to adjacent housing schemes Limefield, Deerpark and Clonminch Wood.

These homes are thoughtfully designed, modern and energy efficient, which fit in well with their surroundings. The scheme is enhanced by the planting and open layout of the scheme. A well-considered design, workmanship with excellent attention to detail and high-quality materials used, combine to achieve this quality housing scheme, which we in Oaklee are immensely proud to have delivered.

The mixture and variation of house types – 10 x 2 bed single storey homes, 4 x 2 bed fully accessible single storey homes, and 5 x 1 bedroom single storey homes, ensures equity of representation, and that each home remains flexible enough to respond to the changing needs of respective residents, making them truly a home for life.

The set back at each house front, provides casual open space to enjoy fine weather, and an opportunity to engage with passers-by, whilst at the same time providing protection in the form of railings and the use of robust brick on the façade. It also allows residents to put their individual mark on their homes.

The combined effect of this space is that it creates a sense of ownership, combats the risk of loneliness, and provides a sustainable model for elderly housing going forward.

The layout of the houses around a shared central garden provides passive surveillance, as well as a communal garden for residents and visitors to enjoy, and to meet and talk with neighbours. Bench seating is provided and raised plant boxes for residents to use to grow their own plants or vegetables should they desire. The shared open space to the centre, provides a space for residents to enjoy nature, and each-others company in a safe environment. The landscape design and use of planting is well considered and will only improve the look and feel of the scheme as it matures. Alternatively, residents can enjoy the privacy of their own individual private back gardens.

Our thanks to the Department of Housing Local Government and Heritage, Offaly County Council, our design team led by Brian Dunlop Architects and main contractor Pat Loftus Construction Group.

Aim of Initiative

Addresses Elderly Housing Accommodation Shortfall:
This development significantly contributed to addressing the shortfall of purpose-built elderly housing accommodation available in the locality, with a density which is appropriate to the context of surrounding areas, whilst considering protection of residential amenities in neighbouring dwellings.
As people age and their abilities change, shortcomings in their homes & communities can limit where they’re able to live. Over 20% of people over 55 experience a housing facility difficulty, and material deprivation is a key factor to these issues not being addressed with many having to downsize or join a social housing waiting list. Oaklee’s Clominch scheme successfully addresses these difficulties.
The Ashfield Clonminch development is also part of a broader effort to address housing needs in the area, contributing to the local housing stock alongside other projects in Tullamore and surrounding areas

Community Building:
The space is landscaped with suitable paving & footpaths, raised beds, seating and soft planting, finished to reflect the requirements of an elderly community. This layout promotes independence while also fostering a strong sense of community among residents. The project emphasizes sustainability and energy efficiency, featuring A3-rated homes equipped with gas boilers and photovoltaic panels, which help reduce living costs for residents.

Design
Each of the individual house types in this development are designed to collectively offer a unified identity to the scheme as a whole. A common theme of a brick finish to the front entrance door locations along with an entrance canopy runs through each of the house types but with subtle variances of type.

The central green space provides an overall focal point for the development as will the
individual front gardens designed as a buffer between the public footpath and the dwelling itself and encourages interaction with immediate neighbours. In addition, the retention of the existing
hedgerows and trees to the site boundaries maximise the value of the existing ecological features.

Efficient design and site maximisation have enabled a respectable density of 25 units per hectare.
The single storey layout however ensures this remains both non imposing and respectful to the surrounding environment.

The blend of a modern light coloured render facade contrasted with a more traditional redbrick element at the entrance – replicated across the site, both a nod to the traditional vernacular and look toward the modern, comfortable, and efficient future offered by this style of home.

The one-way system around the abundant communal green space ensures that no opportunity for interaction is missed.

A mixture of dwelling sizes/accessibility and attention to design has ensured that specific needs such as are required for moderate/age associated mobility can be accommodated into the future, ensuring that familial ties can be maintained and indeed further enhanced through the shared use of the tastefully planted common garden space and associated seating areas.
All of the houses are designed to exceed current development guidance in terms of room and accommodation area, and the accessible units are designed in line with best-practice for accessibility and functionality for persons with limited mobility or varying degrees of impairment.

Who is it aimed at

This initiative is for residents aged over 55 who are looking to change or downsize into safe accommodation and housing that is more suited to their needs.

Age-friendly living development focuses on creating environments that support the health, participation, and security of older adults. Here are key aspects and considerations for developing age-friendly communities:

As people age and their abilities change, shortcomings in their homes & communities can limit where they’re able to live. Over 20% of people over 55 experience a housing facility difficulty, and material deprivation is a key factor to these issues not being addressed with many having to downsize or join a social housing waiting list. Oaklee’s Clominch scheme successfully addresses these difficulties and helps deliver safe and secure housing for the elderly.

3 Steps critical to success

1. Safety:
   As noted, the houses are a simple single storey semi-detached bungalow which are fully compliant with part B of the Building Regulation. In particular note to the party wall detail between dwellings, the closing of the cavity in line with the party wall and the inclusion of fire stopping along the top of the party wall below the roof covering. All windows provided within bedrooms are of regulation size to provide an alternative means of escape as required under Part B for dwellings. The fire alarm is a LD1 Grade D mains interlinked smoke alarm with battery back-up in accordance with IS:3218 2013.
2. Creating an Engaging Community For Elderly Residents:
   This is a unique project as Oaklee delivered a well-designed, safe, and pleasant living environment which meets the needs of residents and fosters the development of this new community. The layout creates a central focal point green space at the heart of the scheme, with a one-way road around which facilitates front door parking/drop-off for each dwelling. This green space is a focal point for community interaction & benefits from its central location & southerly orientation.
   The design of the houses with living accommodations to the front, encourage passive observation of the central green space and promote neighbourly interaction – a feature many new developments ignore. The semi-private open space to the front of each dwelling is designed as a buffer between the public footpath and the dwelling, to encourage interaction with neighbours.
3. Sustainability:
   A fully single storey development is considered to be the most appropriate for both the receiving environment and for the intended residents identified in the project brief.

   All houses within this development will be A3 rated and compliant with NZEB targets through a “fabric first” approach and the inclusion of a photovoltaic panel system as seen in the pictures included with this submission.

   The houses have been designed to maximise solar gain and to respect the existing adjoining properties.

   13 of the 19 houses have an East, West or South facing private garden and the remaining 6 houses have their entire Kitchen / Dining / Living area orientated to the south, affording the optimum opportunity to avail of natural energy resources and reduce both dependence & expenditure in a rising non-renewable energy market.

   While residents independently procure their refuse collection service at this site, Oaklee actively encourage the participation in recycling of all possible domestic and garden waste.

   The retention of the existing hedgerows and trees to the site boundaries maximise the value of the existing ecological features.

   The site has good transport links in proximity to the N52 northbound and N80 southbound. An existing bus service, operated by Slievebloom Coaches (Townlink), operates seven times a day in both directions past the site. Agreement has been reached by Oaklee with Slievebloom Coaches to service the subject site as part of their existing bus service therefore reducing the need for residents and visitors to use personal transport.

3 Challenges in Planning / Delivery

1. Timing:
   The project, and the construction industry in general, faced significant timeline challenges as Ireland went into lockdown in early 2020 just as works at Clonminch were scheduled to begin. This was the first of 3 national lockdowns that was to impact the industry and residential delivery.

   With funding approved by Offaly County Council in early 2021, the project began on a greenfield site (see pictures attached) in Summer 2021 with all19 units handed over to residents and landscaped surroundings completed by Q3 2023 in a timely and satisfactory manner.

   Utility connections towards the end of practical completion threatened to delay handover including relocation of overhead power lines and as a result of difficulties in the connection of the storm water outfall to the Irish Water Network. In order to mitigate the impact of these two significant issues, and for the duration of the resultant programme overrun, the Design Team and Oaklee provided a full service, full site attendance, significant additional administration services, procured additional surveys & assessments, provided significant third-party liaison, and provided significant additional time, resource, & design services.

   All nominated residents were constantly updated on project completion timelines by the Oaklee tenant engagement manager and Oaklee’s Offaly hub staff. The units were delivered in a timely and satisfactory manner with the development being praised for it’s quality and design as seen in both the before and after pictures and the resident pictures attached with this submission.

2. Cost:
   As previously mentioned, this was a 100% CAS funded development and strict budget monitoring was undertaken throughout the project.

   The Capital Assistance Scheme provides a capital funding mechanism through the
   local authority (in this case Offaly County Council) to AHBs, for the delivery of accommodation, either by construction or acquisition, for priority groups such as:
   – elderly people
   – homeless persons (including those reaching the age of 18, previously in care)
   – people with disabilities (including those leaving congregated settings and moving into community-based accommodation).
   The Local Authority granted Stage 4 approval funding to Oaklee in early 2021 noting the contract cost control and continued to monitor and review the specification of finishes and fittings, and opportunities to reduce costs throughout the project were explored.

   All invoice and documentation for works at Clonminch were monitored by Offaly County Council to ensure project costs remained within the agreed budget.

3. Health and Safety

   Developing a strong safety culture where every worker prioritizes health and safety can be difficult. It requires ongoing efforts to change attitudes and behaviors. Leadership at all levels must be committed to safety, which can sometimes be challenging in a cost-driven industry.
   Contractor Pat Loftus acted as PSCS so was responsible for Health and Safety throughout the build. Other initiatives carried out on site were regular tool box talks, (which were witnessed by Oaklee’s Development Team) Good clear communication of site rules from the start. Supervision, training and instruction provided where necessary. There were also weekly site inspections and random monthly inspections by consultants to maintain standards.

   As the country was coming out of its third lockdown due to COVID-19, normal 2m distances were observed where possible and trades limited or managed so not more than 2 people were working on one property at any time. Regular guidance on hand washing and maintaining social distance. Standard Covid safety measures.

   Please see attached an extremely detailed safety plan compiled for the project that was adhered to at all times.

3 Outcomes / Benefits

1. Community:
   What did the client or community say about this project?

   ”These units are finished to a very high standard and the Council is delighted to be in a position to allocate these homes to qualified applicants on the Social Housing Support List,” a spokesperson at the council said.

   ‘The site provides a fantastic opportunity to increase available and appropriate housing stock to the community. This, on top of the 41 units that Oaklee will deliver for us at Kearney’s Field, Tullamore means that we are in a much better position to service the housing needs in this area’, said Tom Shanahan, Offaly County Council’s Head of Housing.

   Local Councillor Declan Harvey has described the houses as ”the bees knees.” He said, ”there will be a bus link in time, that is still on the cards as these houses are for people over 55. They are a welcome addition to the housing offering in the Tullamore Municipal District and Offaly County Council,” he said.

   Resident and Minster visit pictures have been attached with this submission and all local authority quotes are available on the Oaklee website and various local news websites in Offaly.

2. Resident Engagement:

   The recent appointment of a dedicated resident engagement officer, alongside a revived community engagement element to the business corporate strategy will ensure that this landmark scheme benefits from the various creative and interactive opportunities hosted by the organisation throughout the year.

   The regional hub based in Tullamore which will benefit from increased accessibility through the transport agreement affords an exceptional opportunity for residents to liaise with their housing officer and property services officer in person, and avail of additional supports as may be required/appropriate.

3. Innovative Use of Material To Ensure Lifecyle Longevity and Safety For Elderly Residents:
   The use of high-quality robust building materials will ensure lifecycle longevity is maximised on both the building fabric and internal fittings. The needs of pedestrians, particularly the elderly in this case, were accorded appropriate importance and the designs minimise vehicle flows and speeds along the scheme roadways.

   Externally – the use of attractive but low maintenance species planting and natural mulch bedding requires minimal in the way of extensive or expensive continuous maintenance.

   The PV Modules which installed on each unit were chosen to their high spec materials which included the following:
   – A “salt mist “corrosion test certificate or similar from a TUV or equivalent test house.
   – An IP65 rated or better junction box with MC 4 plug and play connectors
   – A minimum 12 year manufacturer’s warranty with minimum power outputs of 90% after 12 years and 80% after 25 years
   – Resistant to Potential Induced Degradation
   – (PID) to reduce power losses over 25years of power warranty
   – Positive power output tolerance of at least (0 to +4.99watts) per module
   – Manufactured in fully automated factories including soldering process to ensure that the there is no human contact with semiconductors and possibly of moisture being transferred from production staff to the semi conductors