A ClearyDoyle €3.2m infill development in Old Bawn, Tallaght, has delivered high-quality, energy-efficient homes for older residents, fostering community and accessibility while setting a benchmark for future age-friendly housing projects.
Brady’s Court, Old Bawn, Tallaght, is a prime example of infill development carried out by ClearyDoyle. With a project value of €3.2m, this development integrated new housing into an established suburban community. The project was tailored to meet the needs of older residents, offering an attractive and practical opportunity for those seeking to ‘right-size’ their living arrangements.
PROJECT BACKGROUND
Commissioned by South Dublin County Council, the project comprised the construction of 12 A1 BER-certified residential units and a two-room community facility, all arranged in a courtyard form. The development also included associated site works and landscaped green spaces planted with native flowers, shrubs and trees to enhance the visual and ecological appeal. Each of the A1 BER-certified homes complies with NZEB standards, reflecting the project’s emphasis on sustainability and energy efficiency.
The residential units were thoughtfully designed by architect O’BF_A to cater to diverse needs. The scheme comprises eight single-storey, single-bedroom units with living room and kitchen accommodations. Additionally, there are two, two-storey buildings, each containing two two-bedroom apartments, bringing the total to four such units. This combination ensures that the development offers a variety of housing options suitable for different living arrangements.
The community facility, a key part of the project, completes the courtyard layout. It houses multi-purpose rooms, a kitchen and accessible toilets, offering a valuable communal space for residents. Strategically placed between Brady’s Court and the busy Oldbawn Way Road, it acts as a buffer, enhancing privacy and tranquillity.
A critical objective of the project was to create a secure yet welcoming community space within the already-established locality. The courtyard, accessible from the rear of each property, features secure access control at three points, with slatted metal gates that allow visibility. This design promotes safety while maintaining a sense of openness. The development’s location, adjacent to a local football green and surrounded by mature, established housing, further integrates it into the fabric of the community. South Dublin County Council prioritised the addition of single-bed housing to address the area’s growing demand for accommodation for older people, ensuring that the development aligns with local needs.
The layout of the homes reflects this focus on community and security. Living areas and kitchens are oriented towards the central courtyard, creating a safe and enjoyable outdoor space for residents. This design fosters social interaction among neighbours and provides a secure environment for residents to relax and connect.
DESIGN
Architects O’BF_A devised a compact and cohesive scheme. The design incorporates a carefully selected palette of materials, including brickwork and planted landscaped areas, to create a visually appealing and functional environment. The courtyard, which serves as the development’s centrepiece, is engaging and inviting, with finishes that avoid an institutional appearance. Instead, the materials and design language harmonise with the surrounding suburban aesthetic.
The project adheres to Universal Design principles, ensuring accessibility for all. Well-landscaped, permeable grounds soften the development’s visual impact and manage surface water.
Brady’s Court is part of South Dublin County Council’s initiative to develop age-friendly housing, aligning with the council’s commitment to address housing challenges.
PROCUREMENT
ClearyDoyle’s extensive experience and established relationships with subcontractors and suppliers were crucial to the project’s success. The company follows an 80/20 rule, employing at least 80% long-term subcontractors on each job to ensure consistency and quality while introducing a maximum of 20% new or short-term subcontractors.
CONSTRUCTION
The project’s timeline spanned from August 2022 to May 2024. Before commencing construction, ClearyDoyle collaborated with the client and the architect to refine the design and address specific requirements. This involved the creation of compliance samples for client approval, covering internal rooms, external walls, wiring, plumbing, pathways, and soft landscaping.
The development includes eight single-storey, one-bedroom apartments (each 92 square metres) and four two-bedroom apartments (each 102 square metres) across two low-rise blocks. ClearyDoyle demonstrated that achieving A1 BER airtight and NZEB-compliant housing is possible using traditional construction techniques, avoiding an over-reliance on complex renewable technologies.
A meticulous approach taken by ClearyDoyle ensured that all units achieved an airtightness level near passive-house standards, with an average of 2.5 (m3/hr)m2.
PROJECT IMPACT
The success of Brady’s Court is evident in its high-quality construction and its positive impact on the community.
The courtyard design, enhanced with seating options, encourages neighbourly interaction and creates a welcoming atmosphere. The development’s scale and orientation foster a secure environment, seamlessly blending into the neighbourhood. The communal facility serves as a hub for social activities, strengthening community bonds.
Due to the success of Brady’s Court, South Dublin County Council plans to replicate this model across the county, addressing the growing need for age-friendly housing.
Speaking about the development, John P Doyle, Joint Managing Director, ClearyDoyle, comments, “ClearyDoyle has worked on many residential projects with local authorities in recent years. We have an established system of working with all our clients in which we are well versed, and we bring all of our combined learnings to bear on each new project.”
He adds, “We are at the point with a specification so high for these A-rated homes that there is little need for change, and the delivery process has become very much standardised.
“For instance, we can expect to achieve air permeability of about 2.5(m3/hr)m2, with slight variation above or below this result, which is close to passive house standard.”
BREAKING WITH TRADITIONAL PERCEPTIONS
With Brady’s Court, the client was looking to break traditional perceptions about what should be housing for older people who may have limited mobility. They were also looking to increase the number of single-bedroom units within the authority’s geographic area.
Several considerations were taken on board by the architects in their design approach, which in turn drove the considerations of ClearyDoyle.
CREATING COMMUNITY
A key project objective was to create a community space within an already established locality. The site is located in a prominent location adjoining the local football green and pitches and mature established housing.
John P Doyle explains: “The living areas and kitchens in the development are configured around the courtyard, creating a secure and accessible external space for the residents to enjoy.”
PROJECT CONTROLS
As the independent administrator of the contract, the Employer’s Representative applied the use of a Common Data Environment – Projectsight to keep the movement of information objective to the explicit parties to the contract. This overlapped with a streamlined BCAR submittal process.
ClearyDoyle uses Procore project management tools to facilitate collaboration, exchange real-time information, and report on its projects. This increases efficiency and keeps stakeholders updated on project progression in real time.
John P Doyle comments, “As tasks were completed, they were noted on the system using an in-phone app. All information was gathered in the same folder, and we shared the folder with the client and other stakeholders so they could monitor progress in real time.
“For example, when airtightness testing was completed, we posted the results on the system for the client and their design team.”
HEALTH & SAFETY
Across the total 179,000 hours worked on site, no incidents, accidents or near misses were reported throughout the build, making this a zero-incident project.
HANDOVER
Once the scheme was completed, ClearyDoyle handed over the development to the client providing demonstrations of all equipment, such as the air-to-water heat pumps and ventilation controls. They also delivered operational manuals and videos for all equipment for all units.
SUSTAINABLE DESIGN AND CONSTRUCTION
An A1 BER (2.5(m3/hr)m2) certification with NZEB compliance was achieved on all homes with the following elemental results:
- The houses are constructed in masonry with insulated cavities and achieved a u-value of 0.14W/m2K
- Ground floors solid with 215mm Kore EPS Silver insulation with a u-value of 0.12W/m2K
- Pitched roofs insulated on ceiling 400mm Quilt Insulation with a u-value of 0.11W/m2K
- The units have no chimneys
- Front doors are from the Carlson Softline Range with a u-value of 1.4W/m2K
- Windows are from the Carlson Softline Range with a u-value of 0.7W/m2k
- Primary space and water heating are from air-to-water Joule ModulAIR heat pump.
AIRTIGHTNESS
Although the homes are highly insulated and are near Passive House standard, they are not designed to Passive House standard.
Airtightness tests were carried out once the building envelopes had been completed. The building regulations require an airtightness of 5(m3/hr)m2. The homes achieved an average permeability of 2.5(m3/hr)m2 below regulations and near passive standard. This demonstrated a high level of quality workmanship and airtightness details.
HEATING AND HOT WATER
Each home is fitted with an exhaust air-to-water heat pump system. This provides heat for the radiators and hot water.
The heating and hot water are controlled by Danfoss timeclocks, operating at set intervals depending on how it is set to ensure the temperatures are maintained at the level required.
A wall thermostat controls the overall heating system, with individual radiator thermostats controlling temperatures in each room.
Each home has a highly efficient Aereco direct-control ventilation system.
All units are powered by photovoltaic solar energy.
Each house is fitted with Joule radiators, which have been manufactured in a Joule facility with an Accredited Environmental Management System ISO 14001:2015.
VENTILATION
The BER results include the calculations for ventilation. Each house has a Joule Modular DCV whole-house extract ventilation system installed. The concept of demand-controlled ventilation rests on the principle of providing occupants with the right amount of fresh air when they need it, where this is useful.
With intelligent airflow management, energy savings are made on every occasion, and the need for ventilation is low or null. Any activity that emits indoor air pollution, such as food preparation or showers, generates a temporary need for greater ventilation to remove the pollution quickly. DCV offers optimisation of heating consumption and indoor air quality on a fully automated basis.
ENERGY CONSUMPTION AND COST
This average energy consumption in each home is 37.07kWh/m2, with average CO2 emissions of 4.74 kgCO2/mÇ/yr.
The way that the scheme is built means that residents are now saving up to 42% on the cost of heating compared with similarsized standard dwellings, and CO2 emissions are 60% less than traditional houses.
SAFE, SECURE AND ACCESSIBLE
Barrier-free design promotes independence and inclusivity by removing barriers to physical spaces. To this end, Brady’s Court is secure with controlled access but barrier-free within the space, with spaces and buildings configured and constructed to remove physical obstacles for people with mobility issues, ensuring accessibility for everyone. From a universal accessibility perspective, spaces are usable by all people, regardless of physical or sensory abilities.
The development has inclusive features such as ramps instead of stairs, wide doorways for wheelchair access, and tactile surfaces for the visually impaired.
While traditional fire safety designs utilise lobbies and vestibules as fire and smoke barriers, these spaces can pose significant navigational challenges for individuals with disabilities, especially during emergencies. To mitigate this, residential units in Brady’s Court feature direct courtyard exits, minimising the need for complex lobbies. This streamlined approach ensures quicker and more accessible evacuation for all, particularly those with mobility impairments.
COMMUNITY SPACE
Community-planted spaces offer residents a place to connect with nature and engage in physical activity. These shared spaces foster social interaction, reducing feelings of isolation for older people and promoting community.
The therapeutic benefits of being around these spaces include improving mental health and wellbeing, while the physical activity involved can contribute to overall health and fitness.
The community spaces around Brady’s Court are biodiverse-rich, strategically planted with native pollinators, such as Acers, Hydrangeas and Lilacs.
The spaces are also furnished with benches and perches for people to gather.
The soft and permeable plant beds assist in the management of surface water.
The community has automated gates to provide security for residents, and there is a mix of secure parking and accessible spaces on the edge of Brady’s Court.
ALLOWING LINES OF SIGHT AND CONNECTIVITY
To ensure accessibility and safety, the courtyard design prioritises clear sightlines and efficient circulation. Exits, pathways, and emergency information are visible from all points through strategic signage, colour-coding, and lighting. Obstructions are minimised to guarantee unobstructed views, aiding all residents, particularly those with disabilities, in navigating the space. Dual-aspect apartments enhance natural light, improving overall visibility and evacuation efficiency.
IN CONCLUSION
Brady’s Court represents more than just a housing development. It delivers energy-efficient, sustainable homes in a thoughtfully designed environment, fostering a sense of community and independence for its residents. ClearyDoyle has not only met the client’s brief but exceeded expectations, creating a space where residents can thrive in a secure and supportive setting.
PROJECT TEAM
Client: South Dublin County Council
Architect/ER/PSDP/Assigned Certifier: O’BF_A
Main Contractor: ClearyDoyle
Civil & Structural Engineer: McMahon Associates
Quantity Surveyor: Levins Associates
Building Services Engineer: Healy Consulting Engineers
Landscape Architects: Ait Urbanism and Landscape
HOURS WORKED AND KEY HEALTH & SAFETY STATISTICS
Hours Worked: 179,000
Time Incidents: 0
First Aid Treatments: 0
Near Misses: 0
Project Start Date: August 2022
Project Completion Date: May 2024
Peak Site Labour: January 2024