meath county council · meath county council wishes to express its appreciation to those who...

MEATH COUNTY COUNCIL

Planning Department

January 2009

Managers Report

Dunboyne, Clonee & Pace Local Area Plan

Pre-Draft Consultation Phase

2009 - 2015

DRAFT MANAGERS REPORT PRE-DRAFT DUNBOYNE, CLONEE & PACE LAP CONSULTATION

PRE-DRAFT DUNBOYNE, CLONEE & PACE LAP 2009 - 2015 2

Table of Contents 1.0 Introduction 2.0 Pre-Draft Consultation 2.1 Phase 1 – Strategic Issues Paper 2.2 Phase 2 – Public Consultation Event 2.3 Phase 3 – One-on-One Consultation 3.0 Formal Response to Invitation to Participate 3.1 Written Submissions Received 3.2 Detailed Assessment of Submissions Received 3.3 Conclusion 4.0 Next Steps Plate 1: Excerpt from Strategic Issues Paper Plates 2 & 3: Photographs of the Public Consultation Night. Table 1: List of representative bodies contacted. Table 2: List of representative bodies consulted. Table 3: List of written submissions received.



SECTION 1 1.0 Introduction The Meath County Development Plan was adopted on the 2nd March 2007. It is the primary policy instrument available to the Planning Authority to ensure that future development in County Meath takes place in a planned, co-ordinated and sustainable manner. The Dunboyne, Clonee and Pace area has been identified for significant growth in the current County Development Plan. Dunboyne has been identified as a Moderate Growth Town; this is as a result of key infrastructural improvements, including the M3 Motorway and Phase 1 of the Clonsilla to Navan railway line. These changes have significant implications for development of this strategically important part of County Meath. The manner in which development is translated to the local level is central to the success of what is the first Local Area Plan for Dunboyne, Clonee & Pace and this is what has shaped the public consultation process. The Planning and Development Act 2000 (as revised) introduced a number of changes in the Local Area Plan process. Under Section 19 (1) (a) of the Planning & Development Act 2000:

‘A local area plan may be prepared in respect of any are, including a Gaeltacht area, or an existing suburb of an area, which the planning authority considers suitable and, in particular, for those areas which require economic, physical and social renewal and for areas likely to be subject to large scale development within the lifetime of the plan.’

Section 20 (1) of the Act states:

‘A planning authority shall take whatever steps it considers necessary to consult the public before preparing, amending or revoking a local area plan including consultations with any local residents, public sector agencies, non-governmental agencies, local community groups and commercial and business interests within the area.’

Accordingly, pre-draft consultation was held to garner the opinions and ideas of the public and to initiate debate on the issues that are pertinent to the future development of the Dunboyne, Clonee and Pace area. The purpose of this Managers Report is threefold:

• To report on the consultation process; • To set out the County Manager’s response to the issues raised in the written

submissions;

• To set out the next steps of the Local Area Plan. This report forms part of the statutory procedure for the preparation of a new Dunboyne, Clonee & Pace Local Area Plan (LAP).



2.0 Pre-Draft Public Consultation Accordingly, a period of pre-draft public consultation was held from Friday 24th October to Monday 8th December 2008, whereby any interested parties were invited to make submissions in respect of the LAP. 2.1 Phase 1 - Strategic Issues Paper A Pre-Draft Strategic Issues Paper (Plate 1) went on public display during this period on which written submissions were received. Submissions or observations could be made in writing in either electronic or hardcopy format. The Pre-Draft Issues Paper was available for inspection during normal office hours at the following locations:

• Planning Department, Abbey Mall, Abbey Road, Navan. • Meath County Library / Navan Branch Library, Railway Street, Navan. • Dunshaughlin Area Office, Dunshaughlin • Dunboyne Branch Library, Castle View, Dunboyne • Royal Meath Pitch 'n' Putt Club, Main Street, Clonee, Co. Meath • www.meath.ie

Plate 1: Excerpt from the Dunboyne, Clonee & Pace LAP Strategic Issues Paper.

2.2 Phase 2 - Public Consultation Event In addition, a public consultation event was held in the Dunboyne Castle Hotel on the evening of 6th November 2008 which was open to all members of the public. The meeting was attended by two planners from the Planning Department of Meath County Council and the Planning Consultants appointed to assist in the preparation of the LAP. The Planners were available to discuss the planning issues facing the area with members of the public.

http://www.meath.ie



Comment forms were provided on which members of the public could outline their views on how the Dunboyne, Clonee & Pace area should develop into the future. The Planning Authority considered the meeting to be positive and constructive and received feedback indicating that the public appreciated the opportunity to make known its views directly to the Planning Authority in person.

Plates 2 & 3: The Public Consultation Evening, Dunboyne Castle Hotel, Thursday 6th November 2008

There were c.35 attendees at the public consultation night. The following issues were raised verbally by the general public:

• There is a need for additional sports facilities comprising all weather pitches, tennis courts, multi-purpose rooms, a theatre and other community facilities.

• Sewage capacity & delivery timetable were queried. • How the Navan Road will connect to the M3 Motorway once completed. • When will the Dunboyne Industrial Estate access road connect with the Dunboyne

Link Road. • Additional school places are needed. • Clonee should remain a separate settlement to Dunboyne. • Clonee needs a school. • The GAA are in need of additional playing pitches. • The possibility of providing a distributor road to serve the south of Dunboyne.

2.3 Phase 3 - One-to-One Consultation A broad range of organisations and groups were also engaged directly as part of the consultation process. Those consulted represented various sections of the community such as religious or sporting bodies as well as service providers such as schools, public transport representatives or emergency services. The following statutory bodies were contacted formally by Meath County Council (Table 1): Table 1: List of representative bodies contacted. 1 Department of the

Environment, Heritage & Local Government – Spatial Policy

13 Department of the Environment, Heritage & Local Government – Development Applications Unit

2 Department of Transport

14 Department of Arts, Sports & Tourism

3 Department of Communications,

15 Department of Environment, Heritage & Local Government –



Marine & Natural Resources National Parks & Wildlife Service 4 Department of Education & Science –

Co-ordination Unit 16 Department of Education and

Science – Secretarial Headquarters 5 Bus Eireann 17 Office of Public Works 6 National Roads Authority 18 Dublin Regional Authority 7 Dublin Transport Office 19 National Heritage Council 8 Environmental Protection Agency 20 Health Board Executive 9 Bord Gais Eireann 21 ESB 10 Eastern Regional Fisheries 22 Central Fisheries Board 11 Commissioners of Public Works 23 An Taisce 12 Meath County Development Board 24 Bord Failte Individual meetings or discussions were held with the following representative bodies (Table 2): Table 2: List of representative bodies consulted. Organisation Contact 1 Department of Education & Science Mr. George Carolan 2 County Meath Vocational Education Committee Mr. Seamus Ryan 3 Dunboyne College Further Education Mr. Martin Lonergan 4 St. Peters College Dunboyne Principal Eamonn Gaffney 5 Dunboyne Junior National School Principal Siobhan Cartuir 6 St. Peters National School Rev. Janice Aiton 7 Dunboyne Senior National School Principal Willie Lyons 8 Gaelscoil Thulach na nÓg Principal Tadhg Ó Tuachaigh 9 St. Peters GFC Mr. Padraig Martin 10 Dunboyne Athletic Club Chairman Martin Cunningham 11 1st Meath (Dunboyne) Scouts Group Mr. Michael Daly 12 Dunboyne Ladies GFC Mr. Tommy Doyle 13 Parish of Dunboyne & Kilbride Monsignor Dermot Farrell 14 Iarnrod Eireann Ms. Fiona O'Sullivan 15 Bus Eireann Mr. Joe Kenny 16 Housing Dept. (Meath County Council) Mr. Joe Fahy 17 Environmental Services Dept. (MCC) Mr. Ger Murphy 18 Environmental Services Dept. (MCC) Mr. Tim O'Leary 19 Roads Dept. (Design) (MCC) Mr. Maurice Kelly 20 Road Dept. (Public Transport) (MCC) Mr. Jim Gibney 21 Water Services Dept. (MCC) Mr. Pat Kinsella 22 Water Services Dept. (MCC) Mr. John Joe O'Reilly 23 Community Affairs Dept. (MCC) Mr. Michael Killeen 24 Forward Planning Dept. (MCC) Ms. Wendy Bagnal 25 Forward Planning Dept. (MCC) Ms. Mairead Maguire 26 Development Management (MCC, Dunboyne) Ms. Jennifer Murtagh 27 Development Management (MCC, Dunboyne) Mr. Fergal O'Bric 28 Development Management (MCC, Dunboyne) Mr. Colm McCoy 29 Heritage Officer (MCC) Ms. Loreto Guinan 30 Conservation Officer (MCC) Ms. Jill Chadwick



Meath County Council wishes to express its appreciation to those who participated in the consultation process. All submissions or observations received during the consultation period will be taken into consideration during the preparation of the Draft Local Area Plan.



3.0 Formal Response to Invitation to Participate 3.1 Written Submissions Received This section refers to the written submissions which were received during the consultation period. In total 50 written submissions were received (Table 3).

SUBMISSIONS RECEIVED REGARDING THE PRE - DRAFT

DUNBOYNE/CLONEE/PACE LOCAL AREA PLAN Table 3: List of written submissions received. No. Submission 1 Michael McDonagh Declan Brassil & Co Ltd on behalf of Patrick Kelly 2 Hennie Kallmeyer, Declan Brassil & Co Ltd on behalf of Hickwell Ltd & Hickcastle Ltd 3 Eamonn Kelly, RPS Planning on behalf of Kildangan Stud Unlimited 4 Michael McDonagh, Declan Brassil & Co Ltd on behalf of Neil Lord, Pat Gregan & Ken Malone 5 Hennie Kallmeyer, Declan Brassil & Co Ltd on behalf of Michael Deegan & Tony Murray 6 Hennie Kallmeyer, Declan Brassil & Co Ltd on behalf of the Keating Group 7 Declan Brassil & Co Ltd on behalf of Matt Brady 8 Fergal McCabe, MacCabe Durney Design on behalf of Sean & Tina Boylan 9 John Spain Assoc on behalf of Mark Elliott & Matt Brady 10 John Spain Assoc on behalf of Greencore Developments 11 Robert Keogh Architect on behalf of Mr Drennan 12 Mark Johnston, Stephen Little & Assoc on behalf of Eugene Murray, Frank Doolin & Philip

Earle 13 Michael McDonagh, Declan Brassil & Co Ltd on behalf of Brian Reilly 14 Ronan Murphy, RPS Planning on behalf of John Connaughton Limited 15 John Spain Assoc on behalf of Keegan Quarries 16 Robert McLoughlin, GVA Planning on behalf of Tesco Ltd 17 Martin Lonergan, Dunboyne College of Further Education 18 Michael McDonagh, Declan Brassil & Co Ltd on behalf of The Keating Family

(Duplicate Submission, No. 6) 19 Colm Aherne, ILTP Secondary Gaelscoil Submission 20 Brendan Colgan, Fingal County Council 21 Christy O Sullivan, ILTP Ltd on behalf of Laurence & Marion Kelly 22 Christy O Sullivan, ILTP Ltd on behalf of Francis Kelly & Mary Jackson 23 Margaret Flood, Developments Applications Unit, Department of Environment, Heritage and

Local Government 24 Joe McPeake, Rennar Limited 25 Ray Ryan, Brian Meehan & Assoc on behalf of Michael J Brennan 26 Ray Ryan, Brian Meehan & Assoc on behalf of Hilltown Partnership 27 Douglas Hyde & Assoc on behalf of Royal Gateway Holdings Ltd 28 Douglas Hyde & Assoc on behalf of Menolly Developments 29 Owen Cooke 30 Kevin Higgins, Dunboyne AFC 31 Jim Brogan on behalf of Padraig Tierney 32 Elsie Wells 33 Tara Spain, NRA 34 Rev Janice Aiton, St Peters National School 35 Alan Pendergast 36 Michael Curry & Padraig, Galvin St Paul’s GFC Clonee 37 Conor Moen, Dunboyne Sports Trust 38 Bryan Maher, Gardenworks 39 Gavin Daly John Spain Assoc on behalf of Bennett Developments Ltd & Kilsaran Group 40 Shirley Kearney Department of Education & Science



41 Frances Heaslip, Co Ordination Unit, Department of Communications, Marine and Natural Resources

42 Garrett Robinson, SIAC 43 Ciaran Ferrie, MCGarrell Reilly Group 44 Tony & Ann Byrne 45 Betty Galway-Greer 46 Fergal McCabe, MacCabe Durney Architects on behalf of Lynthirst Ltd 47 Anne Fletcher, Coady Patrnership Architects on behalf of St Finian Diocesan Trust 48 Padraig O’Mairtin, Naomh Peadar, CLG 49 Tadhg Ó Tuachaigh, Gaelscoil Thulach na nOg 50 Tommy Doyle, Dunboyne Ladies GFC 51 Bridget Kearns

Appendix A contains a map which locates all those submissions which can be displayed spatially. Following the initial recording of all submissions, each has been summarised and individually assessed taking account of any directions by the Members of the Authority, statutory obligations of the Authority and any relevant policies or objectives of the Local Authority, Regional Authority, Central Government or of any Minister of Government. Meath County Council again wishes to express its appreciation to those who participated in the consultation process. Copies of individual submissions can be viewed at the Planning Department, County Hall, Navan. It should be noted that unless otherwise stated, those submissions which relate to a specific site or lands are located within the LAP & Section 49 boundaries. 3.2 Detailed Assessment of Submissions Received 1. Submission by Declan Brassil & Co. on behalf of Mr. Patrick Kelly,

Warrenstown, Dunboyne, Co. Meath and Mr. Terence McGovern, Kilbrennan Lodge, Kennedy Road, Dunboyne, Co. Meath.

• Lands (2 sites, 22.14 Ha) to the north-west of Dunboyne Town. • The lands are partially within the LAP boundary. • Accessed via Kennedy Road and adjoining the Distributor Road in Dunboyne. • Requests rezoning to accommodate ‘appropriate uses’ which would aid in catering

for Dunboyne’s existing and planned population. • Note that the lands are strategically located near to transport infrastructure and

represent a suitable and viable development opportunity to facilitate strategic level strategies and objectives.

• Anticipates that the review of the Regional Planning Guidelines will elevate Dunboyne to a Metropolitan Consolidation Town.

• Highlights the need for significant additional zoned lands within the LAP area. • The lands are predominantly outside the Section 49 boundary.

Managers Opinion The lands in question are divided between 2 No. sites, the larger of which is located outside of the LAP area; only the remainder, a relatively small residential site, is within the boundary. The sites are not contiguous to the existing built form of Dunboyne nor do they have immediate access to any strategic infrastructure that would warrant their development. The inclusion of the smaller site in any medium to long term proposals for



the area is dependent on the outcome of the Integrated Framework Plan for Land Use & Transportation (IFPLUT). 2. Submission by Declan Brassil & Co. on behalf of Hickwell Ltd. and

Hickcastle Ltd., Bracetown Business Park, Clonee, Co. Meath.

• Lands (c.40Ha) adjoin Bracetown Business Park and located c.1,100m. from both the Dunboyne and Pace railway stations

• Partly in industrial use (The Hub Logistics Park) and partly in agricultural use. • Accessed from the N3 and proposed M3 via the Kilbride Road. • The lands are appropriate for a mixed-use employment precinct, comprising mainly

light industrial, logistics and warehousing type uses • Lands are intended to accommodate the planned expansion of the Hub Logistics

Park and the LAP boundary through infill development. • Planning permission has been obtained (Reg. Ref.’s DA/50233 & DA/70042) for an

18,788sq.m logistics, warehousing and light industrial development over 7Ha comprising 6 no. units (The Hub Logistics Park). This represents Phase 1 of the development of the larger landholding.

• Reg. Ref. DA/802999 is a live application for the extension of the permitted roads, services & landscaping which is intended for Phase 2 of the Park.

• Estimated that c.9,000 jobs will be required in the area at a population of 25,000; the lands could provide 1,240 jobs in warehousing/logistics/industrial (over 126,000 sq.m.) and office uses (12,000 sq.m).

• Compliance with existing policy stated, particularly Section 3.1.9 of the County Development Plan. The proposed uses would also be consistent with the E2 zoning objective.

• In reference to the ‘sequential approach’, the lands are in close proximity to Bracetown Business Park, Hub Logistics Park, and Damastown and would benefit from the generated economies of scale.

• The lands are physically suitable and ideally located to connect with existing water and roads infrastructure. Potable water will be drawn from new bored wells on the site.

• No significant habitats, protected structures or cultural heritage items are located on the site.

• The lands are outside the Section 49 boundary. Managers Opinion In accordance with Section 3.1.9 of the County Development Plan, it is the intention of the Planning Authority that some industrial locations which have been established for a considerable period of time and offer employment opportunities and are located immediately adjoining LAP areas be subsumed into the relevant Local Area Plan process. The inclusion of the above lands within the boundary of the Draft LAP is desirable. It should be noted that there appears to be a discrepancy regarding the extent of the lands in question with that of Submission No. 25. 3. Submission by RPS Planning & Environment on behalf of Kildangan Stud

Unlimited, Kildangan Stud, Monasterevin, Co. Kildare in relation to lands at Woodpark Stud, Dunboyne, Co. Meath.

• The M3 and railway line will sever certain lands from the Pace railway station. It is

considered that lands 1km west of the Pace station are suitable for a self-contained



public transport based new settlement with lands 1km east of the station suitable for employment uses.

• However, Dunboyne should remain the primary settlement within the LAP area, Clonee should receive limited growth and Pace should be developed as a new settlement.

• The Stud comprises c.300Ha and is surrounded by agricultural lands. • Lands which form part of the Stud located within the Section 49 Scheme Area and

1km of the Pace railway station may be surplus to the Studs future requirement and suitable for more intensive land uses.

• These lands (The Opportunity Site) comprise c.47.25Ha with the remaining Stud lands outside the LAP area requiring some protection such as greenbelt buffers.

• A land use framework is included: 29.3Ha for A4 zoning; 1.19 for B3 zoning, 1.98Ha for F1 zoning and 14.88Ha for G1 zoning.

• An Urban Design Capacity Study was prepared and found that a base density of 25 – 50 units per hectare is achievable despite locations closer to the railway station being most appropriate for higher densities.

• An estimated 1,125 units or 3,150 persons could be accommodated on the subject lands; a framework plan for residential development would be prepared.

• A centrally located (2Ha) school site and a neighbourhood shopping centre (1.2Ha) were also identified as necessary.

• The requirement for a Masterplan for lands west of the railway station is also inferred.

• The subject proposal reserves the 2002 floodplain as open space which is 10% greater than the typical 1:100 floodplain as well as an additional 500mm in topographical height.

• Updating of the River Tolka Flooding Study with greater physical mitigation intervention for lands upstream of Dunboyne may be required.

• Policies in relation to the Bloodstock Industry area also proposed. • The Opportunity Area is largely within the Section 49 boundary.

Managers Opinion While the majority of the lands in question are outside of the LAP area, the submission is concerned with those lands within the boundary only. These lands are in agricultural use, are not contiguous to the existing development envelope and do not have immediate access to strategic transport infrastructure and are likely to remain so over the short term. However, they are in close proximity to an important and unique area at Pace. Any medium to long term proposals must be considered in a coordinated manner in conjunction with other lands in the area and will be subject to the outcome of the IFPLUT. It should be noted that there appears to be a discrepancy regarding the extent of the lands in question with that of Submission No. 31. 4. Submission by Michael McDonagh of Declan Brassil & Co Ltd on behalf of

Mr. Neil Lord, Mr. Pat Gregan & Mr. Ken Malone

• Lands comprise 25.9Ha at Castlefarm, south-west of Dunboyne town adjoining the CR585 and proposed Dunboyne M3 Link Road. This places the lands with a direct link to the Pace railway station.

• Consultation with local sporting organisation and local representatives were undertaken to establish a sustainable land use proposal.

• It is proposed to provide 5.5 acres [2.2Ha] public open space containing a full size playing field for St. Peters GAA Club.



• Proceeds of the development of the lands will be made to the Athletics Club. • A 4 acre [1.6Ha] primary school site for a 12 classroom school. • 49 acres [19.8Ha] of residential development for c.650 units. • A 3,000 sq.m neighbourhood centre over 5 acres [2Ha]. • 0.2 acres [0.08Ha] for a c.2,000 sq.m ‘health’ development. • 0.25 acres [0.1Ha] for a c.1,500 sq.m crèche. • Compliance with the planning policy and infrastructural development context of the

LAP area to post 2020 is set out. It is envisaged that the population will exceed 30,000 persons.

• The under provision of commercial, employment, community, retail and recreational facilities and services is noted.

• The principal objective of the Submission is to provide a development framework for the delivery of a sustainable community in the southern environs of Dunboyne.

• The lands represent a strategic development landbank for the creation of a self-sufficient, sustainable community with a mixture of complementary uses.

• Due to the subject lands strategic location, they are considered to constitute the most viable approach to accommodate the expansion of Dunboyone’s Town Centre providing linkages between the existing Town Centre, the Pace Rail Station and the M3 Interchange. The proposal would accommodate a significant proportion of the Town Centre’s necessary expansion as required under planning and retail planning policy.

• The key feature of the proposed framework is their use for a multiplicity of uses equivalent to the site’s location next to the Town Centre but also the M3 Link Road and Maynooth Road junctions.

• A mixed-use scheme catering for high-order commercial, community, educational, employment, recreational and retail services is proposed.

• A new link road should be constructed from the M3 Link Road/Maynooth Road junction to the eastern distributor road proposed within the IAAP lands.

• Dunboyne requires an increase of at least 30,000 sq.m net retail floorspace to reach its Level 3 Sub County Town Centre status. A detailed review of the town identifies that there are no town centre sites with the development capacity for the quantum of floorspace necessary.

• The site has the capacity to accomdoate a District Centre, which the RPG’s deem likely to comprise up to 20,000 sq.m net retail floorspace. No other location in the town has this potential.

• The development will be realised over at least 2 Development Plans. • Upon completion of the M3 Interchange, ancillary roads and the Rail Link, the

subject site will represent an isolated parcel of agricultural land which will have been surrounded by significant transportation infrastructure. The lands would not be viable for agriculture and would become an under-utilised site located adjacent to a strategic transportation interchange.

Managers Opinion While the lands are contiguous to the existing built form of Dunboyne town, they are only partially within the LAP area. It also appears that the lands do not directly adjoin the Dunboyne M3 Link Road. The future development of the LAP will generally be orientated toward the railway line which is a considerable distance from the lands. It is considered that major retail facilities should be located immediate to existing centres or high capacity public transport nodes. There may be some merit in the subject lands facilitating a distributor road to the south of Dunboyne town over the medium to long term. However, medium to long term infrastructural and land use policies will be informed by the IFPLUT.



It should be noted that there appears to be a discrepancy regarding the extent of the lands in question with that of Submission No. 35. 5. Submission by Hennie Kallmeyer of Declan Brassil & Co Ltd on behalf of

Michael Deegan & Tony Murray • The lands are located immediately north of Dunboyne town comprising two

separate areas. The first is accessed from the Dunshaughlin Road. The second, larger site which is bisected by the railway line also has extensive frontage onto the Dunshaughlin Road.

• The lands are not currently zoned. The eastern part of the larger parcel of lands is within a green belt designation.

• The lands are located within the logical and physical boundaries of the town. The IAAP lands adjoin to the south.

• The lands are not of any particular environmental quality nor are there any structures of cultural or heritage value on site.

• The lands are in the same ownership as those in Cell 1 of the IAAP. • Request rezoning of lands to ‘A2’ to allow the expansion of the existing area zoned

‘A4’. • The lands have a medium term development potential. • A proposal to re-route the Local Distributor Road through the IAAP lands further

north to encompass the subject lands is included. This would prevent sterilisation of large parcels of strategically located developable lands. Removal of part of Development Plan objective DB16 to provide a rail crossing within the IAAP lands as part of a new Local Distributor road would be required.

• Consistency with current planning policy context is set out. • The proposal would allow for an appropriate level of in-fill development between

Pace and Dunboyne Rail Stations. • Development of the lands could facilitate the development of the River Tolka Linear

Park and improve public access to these lands. • The lands are strategically located in relation to committed strategic infrastructure. • ‘High’ and ‘Low’ population growth and land requirement scenarios to 2023 are set

out, projecting a population of between 30,000 and 40,000. Approximately 250 – 300Ha of residentially zoned lands will be required to 2023.

• It is considered that there is sufficient water supply to accommodate the subject lands during the Plan period.

• It is anticipated that there will be sufficient wastewater infrastructure capacity to serve the lands.

• The lands can be drained to the River tolka in line with SUDS. Managers Opinion It is considered that there may be a requirement for some extension or amendment to the IAAP to include additional lands, as with Submissions No. 14, 21 & 44. However, it is not clear how the larger parcel of land has access to the road network as stated. While the lands adjoin the IAAP area, they are over 1km from the proposed Dunboyne railway station which makes them less conducive to pedestrian linkages. The lands are also in close proximity to the floodplain and Green Belt. However, detailed proposals for these lands will be assessed in detail at the next stage of the LAP preparation process as informed by the IFPLUT.



6. Submission by Declan Brassil & Co. on behalf of the Keating Family, Clonee, Co. Meath in relation to lands at Clonee Village.

• The lands collectively comprise 95.78Ha (over 6 sites, 2 within the administrative

area of Fingal County Council) adjoining Clonee Village. • The Keating Family controls strategic parcels of land which can facilitate the

upgrade of the N3/M3 interchange to the west of Clonee. • A masterplan/framework for the lands is supplied which proposes a mix of uses to

fill deficit of services in the LAP area. • The submission seeks the zoning of (in acres): 20.4 [8.2Ha] for employment uses

(expansion of the Clonee E2 lands to the west); 4.5 [1.8Ha] for town centre expansion to the west; 17 [6.8Ha] for riverside park/town park between Clonee and Loughsallagh; 12.3 [4.9Ha] for sports and community facilities; 2 [0.8Ha] for a PLC college; 3.5 [1.4Ha] for a primary school; 26 [10.5Ha] for residential development (two new residential areas to the west & south); 0.5 [0.2Ha] for a neighbourhood centre.

• The total lands to be zoned amounts to 86.2 acres [34.8Ha] of which 34.8 acres [14.0Ha] are for community and recreational uses.

• 2 no. playing pitches, a club house and car parking will be established for the GAA (St. Pauls GAA) which will provide direct access for the Primary School and PLC College. An informal running track will be constructed around the pitches. The GAA pitches will be lowered to provide flood protection embankment for the town centre expansion to the east.

• A site will be provided for Meath VEC for development of a Post Leaving Certificate College or a Gael Colaiste.

• Floodworks to reclaim land for development west of Clonee are underway in conjunction with OPW and MCC.

• The lands can also facilitate the upgrade of the junction between R156 Navan Road / R149 Leixlip Road; development of a green route between Dunboyne and Clonee via the proposed river park and a north-south link road between the N2 and N4, from Ongar to Damastown.

• Development of the lands justifies the upgrade of existing N3 interchange to the west of Clonee and a local bus service linking Clonee to Dunboyne or Hansfield station.

• A new overpass route over the M3 will be required. • Model predictions indicate that Clonee and the surrounding area are protected from

future 1:100 year flood events. Managers Opinion The lands in question are strategically important to the spatial development of Clonee Village. The two western most parcels of land are within the administrative area of Fingal County Council and will be considered in conjunction with that Authority.

While land reclamation works are underway on the lands to the west of Clonee, a considerable portion remains prone to flooding and will have little carrying capacity for intensive development. The southernmost parcel of land adjoins the existing residential development at Clonee, Castaheany and Williamstown but would be difficult to integrate with the existing Village centre. The parcel of land to the north adjoins the existing ‘E2’ zoned lands at Portan and may have access to the M3 flyover. Additional employment lands must be assessed in the context of the considerable landbank of ‘E2’ lands north of Clonee and the likely requirement for additional lands over the term of the LAP. In addition, due to their strategic importance, any proposals for these areas will be subject to



the IFPLUT with the latter site also informed by a Motorway Interchange Land Use study currently being prepared by the Local Authority. Planning Applications on the sixth parcel of land within Clonee Village have been made and should be dealt with through the Development Management Process. It should be noted that despite what the submission states, the lands are largely outside the Section 49 boundary. 7. Submission by Declan Brassil & Co Ltd on behalf of Matt Brady

• The lands comprise 84 acres [34Ha] at Sterling House, Clonee accessed from the R149 Clonee-Lucan Road.

• The lands are strategically located adjoining Clonee, Dunboyne and Hansfield train stations as well as being adjacent the Clonee Interchange on the N3, all of which are within walking distance of the lands.

• Request that the lands be rezoned to provide for sustainable residential communities as they represent a sustainable, suitable and viable development opportunity.

• The under-provision of facilities & services is highlighted. The LAP must provide significant additional areas of zoned lands to fulfil the designated role of the Clonee / Dunboyne / Pace area.

• The increase of Clonee to a Level 4 settlement and of Dunboyne eventually to a Level 2 settlement is highlighted.

• Anticipated that the urban area of the LAP will be elevated to ‘Metropolitan Consolidation Town’ status. This would see the population of Clonee/Dunboyne grow from c.6,000 to 40,000 over the next 2 to 3 LAP’s.

• The status of the urban area, including Dunboyne, in the County Development Plan equates to the same level as the Hinterland Area ‘Sub County Town Centres’ of Ashbourne, Kells and Trim. This, rather that the Metropolitan Area ‘Level 3 Town and/or District Centres’, is the benchmark for the LAP area in terms of general development potential.

• The LAP must provide a strategic policy framework for the Town to reach a critical mass of population necessary to support the required facilities & services.

• The lands are located adjacent the former ‘Clonee train station’. If re-opened this station would provide for an efficient and easily accessible public transportation services for the subject lands and those in the vicinity. It should be an objective of this LAP to re-open this train station.

Managers Opinion The lands in question are important to the spatial development of Clonee Village; however, they are in agricultural use, do not adjoin Clonee Village and do not adjoin Dunboyne or Hansfield railway stations or have immediate access to any strategic transport infrastructure. Development of these lands in the short term would represent an expansion of the suburban development to the east. The possibility of the future expansion of Clonee or additional railway stations are medium to long term issues which will be assessed by the IFPLUT. It is noted that the lands concerned in this submission largely overlap with those of Submission No. 9.



8. Submission by MacCabe Durney on behalf of Sean & Tina Boylan of Castlefarm, Edenmore, Dunboyne, Co. Meath for lands at the same address.

• As owners of the land referred to as Areas 6 & 7 in the IAAP, they are satisfied

with the outline framework shown in the Masterplan [IAAP]. • Request that the subject lands be developed in the first phase of the IAAP. • Request that the pedestrian linkage over the railway line to the west be included as

a specific objective of the LAP. • Request that the reservation of the Cow Park for public open space be maintained.

Managers Opinion The submission relates to the lands south of the R156 within the IAAP for Lands East of the Railway Line in Dunboyne. A phasing schedule was set out for the IAAP where the subject lands would be developed in Phase 2. It is considered that a revised phasing schedule as well as other amendments to the IAAP to focus on the delivery of the railway station are required from the LAP. There may be scope to provide a specific objective for a pedestrian linkage over the railway in the context of a full review of the IAAP. The Cow Park lands are assessed under Submission No. 37. 9. Submission by John Spain & Associates on behalf of Mark Elliott and Matt

Brady, Clonee, Co. Meath in relation to lands to the south of Clonee Village off the Ongar Road.

• The lands are wholly within 1 km of the rail line and accessed by R149/ Ongar

Road and represent a logical extension of the Village. • The LAP represents an important opportunity to channel growth to Clonee. • Request that the lands be zoned A2/A4 with the necessary accompanying facilities

as a logical extension of the existing residential land bank. • Reference to a Framework Plan being progressed in relation to the ‘E2’ zoned lands

north of Clonee and the understanding that it proposes a new link road connecting the N2, N3 & N4. It is submitted that this road would make appropriate boundary for Clonee and should be routed by their lands.

• The site is suitable for development in relation to a ‘potential future rail stop’ which would serve Clonee located near Stirling Bridge.

Managers Opinion The lands in question are important to the spatial development of Clonee Village; however, they are in agricultural use, are not contiguous to the existing development of Clonee Village and do not have immediate access to strategic transport infrastructure. Development of these lands in the short term would represent an expansion of the suburban development to the east. The possibility of the future expansion of Clonee or additional railway stations are medium and long term issues which will be assessed by the IFPLUT. It should be noted that there appears to be a discrepancy regarding the extent of the lands in question with that of Submission No. 35. It is noted that the lands concerned in this submission also largely overlap with those of Submission No. 7.



10. Submission by John Spain & Associates on behalf of Greencore Development Ltd, St. Stephens Green House, Earlsfort Tce, Dublin 2, in relation to lands at Paddingstown, Clonee

• The lands comprise 1.9Ha and are accessed from the N3. • Currently occupied by Drummonds Grain Store and Gardenworks Garden Centre

located at Bracetown Business Park. • Request that the lands are zoned ‘E2’ to reflect existing uses on site. • Reference to planning application Reg. Ref. DA803253 to redevelop the site for

higher order office / employment uses (8,482 sq.m. GFA). • Noted that Drummonds site is to become a redundant/vacant Brownfield site. • Considerable opportunity to introduce a loop bus service between Dunboyne and

Clonee serving the site (indicative route shown). Managers Opinion Despite the existence of employment uses on the subject lands, additional zoned lands must be assessed in the context of the considerable landbank of ‘E2’ lands north of Clonee and the likely requirement for additional lands over the term of the LAP. The long term requirement for the zoning of additional ‘E2’ lands will be considered by the IFPLUT. However, the issues raised will be examined as part of the preparation process of the LAP. Application Reg. Ref. DA803253 has recently been lodged with the Planning Authority and will be assessed via the Development Management Process. 11. Submission by Robert M. Keogh on behalf of Mrs. Drennan of

‘Springwells’, Dunboyne, Co. Meath in relation to lands at the same address.

• Total landholding of 3.26 acres [1.31 ha] currently in agricultural use. • Lands are adjacent Dunboyne Industrial Estate, IAAP lands and Pace station.

Rezoning of lands to ‘low density residential’ sought. Managers Opinion The lands in question are Greenfield in nature and adjacent the existing built form of Dunboyne Business Park. Care must also be taken in locating residential development adjacent to ‘E1’ zoned lands, especially as they are not in close proximity to public transport facilities and town centre services. However, there is merit in considering the lands for some form of development. The next phase of the LAP will set out any additional requirement for residentially zoned lands, as informed by the IFPLUT. 12. Submission by Stephen Little & Associates on behalf of Frank Doolin,

Eugene Murray and Philip Earle in relation to lands at Rooske Road, Dunboyne.

• Lands comprising 4.8HA in agricultural use surrounded by agricultural lands. • The site is c.1.2km from the town centre east of Rooske Rd. • Request to rezone lands to residential uses or ‘A2’ zoning as a rail based

community. • The lands are located just over 1km from the proposed train station which would

benefit from an enlarged catchment population.



• The IAAP distributor road should continue to Rooske Road and around Dunboyne town; this would act as a boundary for development and aid in the consolidation of the town.

• An estimated additional 8.2Ha of land will be required in the LAP to meet projected demand, 4.8 Ha of which could be accommodate on the site.

• The submission also states that 16.6Ha of additional residentially zoned land will be required in the LAP.

Managers Opinion The lands in question are in agricultural use, do not adjoin the existing built form of Dunboyne, do not have immediate access to strategic transport infrastructure and are also a considerable distance away from the proposed railway station at Dunboyne and any services and facilities. The long term requirement for additional residentially zoned lands as well as any extension of the Eastern Distributor Road will be assessed by the IFPLUT. 13. Submission by Declan Brassil & Associates on behalf of Mr. Brian Reilly,

Ballymagillin, Dunboyne in relation to lands to the north-east of Dunboyne within the townland of Bennetstown and Ballymagillin, Dunboyne, Co. Meath.

• The submission relates to three parcels of land measuring 22.26Ha in total. • Site 1, at Bennetstown measures 4.047Ha; Site 2 at the east of Ballymagillin

measures 4.047Ha also and Site 3 at the north of Ballymagillin measures 14.17Ha. • Rezoning for ‘such appropriate uses’ is requested. • The lands are proximate to strategic transportation infrastructure. • Development of the lands can assist in Dunboyne reaching ‘its status’. • Sites 1 and 2 and part of Site 3 are within the Section 49 boundary.

Managers Opinion No specific land uses or clear role is proposed for the lands in this Submission. The two sites at Ballymagillin are currently Greenfield and offer little to land uses with specific locational requirements such as residential, retail, warehousing or industrial development. The third parcel of land at Bennetstown appears to be located within an area which is prone to flooding. It will also be severed by the M3 Motorway, with the remaining southern portion situated between the rail line and the Motorway route. 14. Submission by RPS Planning & Environment, on behalf of John

Connaughton Ltd., Ballybane, Killiney Avenue, Killiney, Co. Dublin in relation to lands at Millfarm, Dunboyne, Co. Meath.

• The lands comprise 100 acres [40.48Ha] currently in agricultural use and located

between the railway line and the Tolka River / M3. • Approximately 50% of the overall landholding is zoned for mixed use development.

Approximately 50% of these lands is zoned A4 (Residential). • The remainder of the lands are unzoned and within a Green Belt designation. • The majority of the lands are within 400-500m / 5 min walk of Dunboyne Train

Station; the entire site is a 10 minute walk from the train station.



• Request that the existing zoning on the western portion of the landholding [IAAP] is extended to cover the entire landholding. Densities of between 45-65 units per hectare are suggested, with the lower range furthest from the rail station.

• The Tolka River runs across the lands and is both a natural resource and a potential source of flood mitigation; a riverside walk would greatly enhance the recreation & amenity offer of Dunboyne.

• A moderate portion of the lands to the east of the overall landholding is prone to flooding. It is appropriate to use those areas not within the floodplains for town based development.

• Lands within the 50 year flood extent should be utilised for provision of open space for the rezoned lands and the wider community. This could tie into the Cow Park to deliver an enhance amenity recourse for Dunboyne.

• Also request re-examination of land use zoning approximate to the train station. • Mixed high density residential and employment based development with

complementary local services should be focused on the railway station. • Zoning of eastern / remainder of lands would steer development of Dunboyne in a

sustainable and logical direction. Managers Opinion The subject lands are central to the sustainable development of Dunboyne particularly due to their Greenfield nature and proximity to the proposed Dunboyne railway station. The western portion of the lands is included in the detailed Integrated Action Area Plan which was adopted in April 2005 while much of the eastern portion remains prone to flooding. The policy context for the IAAP has developed considerably since its inception under the 2001 Meath County Development Plan. Particular reference is made here to the subsequent adoption of the Meath County Council Development Plan 2007 – 2013, the Greater Dublin Area Retail Strategy 2008-2016 as well as The Planning System and Flood Risk Management Consultation Draft Guidelines for Planning Authorities 2008. Accordingly, it is considered that there may be scope for some extension or amendment to the IAAP. However, such proposals will be assessed at the next stage of the LAP preparation process as informed by the IFPLUT. 15. Submission by John Spain Assoc on behalf of Keegan Quarries Managers Opinion The submission received does not relate to the preparation of the Dunboyne, Clonee & Pace Local Area Plan. 16. Submission by GVA Planning & Regeneration Ltd. on behalf of Tesco

Ireland Ltd.

• The planning policy context for the area is set out. • Current retailing facilities within Dunboyne/Clonee are inadequate. • The indicative retail requirement of towns with 25,000 persons is set out. • To allow for the land use restructuring required to achieve the creation of a

Primary Development Centre a framework which is flexible and allows for a range of uses is required.

• Significant additional retail designations will be required to serve the LAP area such as town centre expansion areas and district centres.



• Need for a large convenience retail outlet in both Dunboyne & Clonee with smaller supporting stores to reduce expenditure leakage and under provision.

• Dunboyne and Clonee have restricted layouts where further retail designations to relieve congestion and service suburbs are needed.

• Indicative locations for ‘Possible Expansion of Retail Designation’ at Dunboyne and Clonee are set out.

• Urges Local Authority to consider district centre, mixed-use commercial and stand-alone retail outlet formats.

• Suggestion that sites outside of the main streets of Dunboyne and Clonee would be more suitable to accommodate such retail development.

• Request that town centre development boundary of Clonee be expanded; town centre and backland areas are crucial to the retail evolution of settlements.

• Need to allow for more general land use zonings which are flexible. • Local Authority trends of zoning primarily residential lands to meet the needs of the

Housing Strategy has resulted in a lack of retail zoning designations and appropriately sized and located sites.

• Regarding phasing, a framework is needed to ensure there is no time-lag between the provision of residential development and local services. 4/5 year lead in time for the development of retail facilities should be recognised.

• The requirements of large format convenience retailers include suitably sized sites to accommodate large format stores and surface car-parking, free flowing service areas, sufficient parking (1 space per 14 sq.m gfa).

• The lands indicated in Dunboyne are within the Section 49 boundary, with the lands in Clonee outside the boundary.

Managers Opinion The need to correct the existing under provision of retail floorspace within the LAP area is recognised. However, the proper planning & sustainable development of the LAP area takes precedence over the requirements of specific retail formats. The Draft Local Area Plan will designate appropriate areas for the expansion of retail facilities within the context of the Meath County Development Plan 2007-2013, the Greater Dublin Area Retail Strategy 2008-2016 and the Retail Planning Guidelines 2005. The IFPLUT will provide a medium to long-term land use framework for the development of the LAP area to a Level 2 Centre. 17. Submission by Mr. Martin Lonergan, Director of the Dunboyne College of

Further Education.

• The Dunboyne College of Further Education (DCFE) is the only dedicated College of Further Education in Meath, Kildare and West Dublin.

• It caters for school leavers, students with non-traditional educational backgrounds and mature students.

• Since its founding in 2003, enrolment numbers have grown from 45, by over 20% per year to 251 in 2008; this growth rate is anticipated to be consistent over the next 10 years to give a future total of 800 by 2015.

• DCFE has 28 staff, which will grow to 100 by 2015. • It has been in temporary accommodation in the Dunboyne Business Park since

September 2006. • It has outgrown the current accommodation and requires a permanent site which

can accommodate a building of 200,000 sq. feet (18,581 sq.m). This would cater for growth to 2015.



• Proximity to the town centre and public transport would enable greater integration with the community.

• The lands to the rear of the Library and Rehab Centre would be ideal; the College would make a vibrant addition to a mix of uses at this location.

• Expenditure of €1.5M per year by the future DCFE in Dunboyne is a conservative estimate.

• DCFE has developed partnerships and an educational axis with NUI Maynooth, IT Blanchardstown, Dublin City University and Dundalk IT. A purpose built educational establishment will have a significant social and educational impact.

• DCFE emphasise community linkage and would support the development of a civic square to develop Dunboyne in a holistic and citizen friendly manner.

Managers Opinion The Dunboyne College of Further Education provides much needed educational services under the auspices of the Meath Vocational Education Committee in conjunction with the Department of Education & Science. Having the DCFE located within the centre of Dunboyne would add to the vibrancy of the town. There is merit in exploring the possibility of identifying an appropriate location, or locations for the College and its associated services within the LAP area. Meath County Council will continue to work with the Department and Meath VEC to provide the necessary facilities to provide safe and high quality educational environments. 18. Submission by Michael McDonagh of Declan Brassil & Co Ltd on behalf of

The Keating Family Managers Opinion This is a duplicate of Submission No. 6. 19. Submission by Colm Aherne & Michael O’Sullivan of ILTP & Donall O

Conaill, on behalf of An Forfas Patrunachta na Scoileanna Lan-gaeilge Teo.

• Provision for an All-Irish Secondary / Post-primary School should be made in the

LAP. • There are 3 No. All-Irish primary schools in the immediate catchment which

demonstrates the need for an All-Irish Secondary School. There is only one secondary school in the LAP area.

• Provision of a suitable site which is safe, convenient to town centres and adjacent public transport should be a strategic objective of the LAP.

• A letter from Foras Patrunachta na Scoileanna Langhaeilge Teo forms part of the submission. It is a patronage and management body for All-Irish schools including Gaelscoil Thulach na NOg, Dun Buinne.

Managers Opinion The development of additional educational facilities within the LAP area is welcomed by Meath County Council. The identification of suitable sites for educational facilities is the responsibility of the Local Authority in conjunction with the Department of Education & Science. While the expansion of St. Peter’s College to a 1,000 pupil secondary school is



underway, it is envisaged that additional secondary school places will be required toward the end of the 2009 – 2015 LAP. Meath County Council will work with the Department to provide the necessary facilities to cater for the projected population. 20. Submission by Brendan Colgan, Acting Senior Engineer on behalf of the

Water Services Department of Fingal County Council.

• Population increase to 15,000 may give rise to water services issues which should be addressed in the making of the plan.

• Regarding water supply, the current supply exceeds design capacity of water treatment plants. Expansion of the Leixlip Water Treatment plant will commence in 2009 and be completed in 2011 and will provide short term improvement. The public consultation process for a new major supply source is currently underway.

• Regarding foul drainage, the LAP area drains through Fingal County Council via the 9C sewer to Ringsend Wastewater Treatment Plant. The sewer is at capacity with plans underway to provide a duplicate sewer. Ringsend Waste Water Treatment Plant is operating above capacity; an extension of the plant and the 9C sewer duplication are not expected until 2014. A Regional Wastewater Treatment Plant and Orbital Sewer would provide a long term solution but will not be available prior to 2018.

• Overloading of the existing system will pollute the Tolka River. • Regarding Surface Water and Flooding; one outstanding element of work

recommended by the Flood Study is the replacement of Mulhuddart Bridge which is currently at detailed design stage and is not due for implementation until 2010.

• The LAP should have regard to the Greater Dublin Strategic Drainage Study Policy, particularly in relation to Sustainable Drainage Systems.

• These issues need to be addressed in conjunction with the phasing of development.

Managers Opinion Meath County Council currently imports potable water from Fingal County Council to serve the Dunboyne area. Currently, there is a cap of 3,000m3 per day in place; however, demand runs at c.1,800m3 per day which has been reduced by c.1,000m3 through water conservation techniques. It is intended that this will be increased to 5,340m3 per day; however, not before 2011 once the Leixlip Water Treatment plant is ready. Meath County Council currently exports waste water to Fingal County Council. The existing sewer line is at capacity. An extension of the Ringsend Waste Water Treatment Plant and the duplication 9C sewer will provide for the population growth envisaged over the LAP. Meath County Council is also in the process of upgrading the existing network to reduce the level of groundwater infiltration and increase capacity. The availability of water and waste water infrastructure to meet the needs of the envisaged population will have implications for the phasing of development. However, the LAP must progress with setting out appropriate land use policies in line with existing policy to direct future growth. The majority of the LAP area drains to the River Tolka. Works arising from the 2003 River Tolka Flooding Study within Meath County Council have been completed. Accordingly, it is anticipated that the envisaged development within the LAP area can be accommodated in line with the policies of Sustainable Urban Drainage Systems. While flooding remains an



issue for the long-terms spatial growth of settlements in the LAP area, the Flooding Study provides a clear context for development where an increased risk of flooding is unlikely over the LAP period. 21. Submission from Christy O’Sullivan, ILTP Consulting on behalf of

Laurence & Mario Kelly in relation to lands at Station Road, Dunboyne, Co. Meath.

• The lands are within 300m of the proposed Dunboyne railway station and are

partly within the existing town development boundary • The lands are outside of the floodplain boundary and are in residential use. • Ideally located for mixed use development comprised of commercial, leisure,

recreation, cultural and educational uses. • High density development should be located close to the train station. • Any revision of the town boundary should include the subject lands.

Managers Opinion The western portion of the subject lands form part of Cell 5 of the IAAP, which relates to the proposed Dunboyne train station. It would appear that the eastern extremity of the lands is in close proximity to the floodplain. The subject lands are important to the sustainable development of Dunboyne particularly due to their Greenfield nature and proximity to the proposed Dunboyne railway station. Accordingly, it is considered that there may be scope for some extension or amendment to the IAAP to include these lands. However, such proposals will be assessed at the next stage of the LAP preparation process as informed by the IFPLUT. 22. Submission by Christy O’Sullivan, ILTP Consulting on behalf of Francis

Kelly and Mary Jackson in relation to lands at Pace.

• The lands adjoin the Interchange at Pace railway and are in agricultural use. • The entire landholding is within 800m of the proposed Pace station. • The lands have been severed by the M3 and railway line with a loss of 3.2Ha. • The area is in a prime location for employment generating uses.

Managers Opinion A considerable portion of the original landholding has been appropriated to facilitate the M3 Motorway, however, the quantum of remaining lands has not been provided. Due to the location of the lands, they may be suitable for uses that have specific locational requirements as they will adjoin the proposed M3 flyover at this point. However, the requirement for additional employment zoned lands must be considered in the context of the existing ‘E2’ zoned lands north of Clonee and any requirement for additional lands over the term of the LAP. Any proposals for this area will be informed by the outcome of the IFPLUT and a Motorway Interchange Land Use study currently being prepared by Meath County Council.



23. Submission by Margaret Flood, on behalf of the Development Applications Unit, Department of Environment, Heritage and Local Government.

• The LAP should include a natural heritage section focusing on biodiversity in the

context of the National Biodiversity Plan. • The LAP should not adversely impact on protected species or designated sites. It

should be screened to establish if it will have an impact on designated sites whereby if it does, an Appropriate Assessment is required of the implications for that site.

• The Geological Survey of Ireland should be contacted for details of geological NHA’s.

• The importance of hedgerows, badger setts, bats, trees, wetland habitats is highlighted. Hedgerows should be retained where possible or replaced with suitable planting of native species. Hedges of trees should not be removed during nesting season (March 1st to August 31st).

• The legal standing of bird nests and bat roosts is highlighted. • Floodplains should be left undeveloped to protect habitats and provide for flood

water retention. • Ground and surface waters should also be protected from pollution. The Local

Authority should also ensure that adequate water supplies are present prior to development.

Managers Opinion The Local Authority concurs with the Department on these issues, which will be implemented in the next phase of the preparation of the LAP. Policies relating to these issues are contained in the Meath County Development Plan 2007 – 2013 which will be amplified according to the specific characteristics of the LAP area. Particular attention here is drawn to the requirements of the Wildlife Amendment Act 2000, the SEA Directive 2001, the National Biodiversity Plan 2002, European Union (Natural Habitats) Regulation (2005 Amd.), The Planning System and Flood Risk Management Consultation Draft Guidelines for Planning Authorities 2008 and the EU Birds Directive 79/409/EEC. 24. Submission by Joe McPeake on behalf of Renar Ltd., in relation to lands

at Loughsallagh, Clonee, Co. Meath.

• The submission states it is made under Section 12 of the Planning & Development Act 2000 with respect to the Draft County Meath Development Plan 2007-2013.

• It relates to ‘redundant’ agricultural lands [c.13.75Ha] located c.1km from Dunboyne and Clonee and are currently under a Green Belt designation

• The lands offer 684m road frontage with numerous agricultural entrances onto both the R156 and N3.

• The River Tolka, a stream and flood defence measures as well as ESB transmission lines traverse the site.

• The site does not include any protected structures or national monuments. • The site fully encloses a small active graveyard. • Request that the eastern portion of the lands be zoned for employment uses with

the western portion zoned for amenity and community recreational uses. • This will facilitate the development of ‘high added value and internationally traded

services sector employment’.



• No significant impact on the local environment is envisaged; existing planting and trees will be retained and supplemented where possible.

• The floodplain comprises 6.5Ha of the site. Development of the eastern portion of the lands will necessitate the realignment of the existing levees; any storage capacity loss can be compensated for within the landholding by reducing the ground.

• A Masterplan by Noonan Moran Architects is included which sets out a Business Park comprising; a shopping centre/leisure complex (3,223sqm), sports pavilion (97sqm), retail & commercial floorspace & apartments (12,278sqm), landmark office (1,570 & 839sqm), restaurant / takeaway(122sqm), public house and a medical centre(1,553sqm) all to the east of the site.

Managers Opinion The existing floodplain covers the eastern portion of the lands and extends to the north and south. This serves to effectively isolate the lands from both Dunboyne & Clonee. In addition, the lands do not currently adjoin the existing built form or any zoned lands of Dunboyne or Clonee, which would locate the proposed mix of services, facilities and employment a considerable distance from existing residential areas. However, as the lands are in a strategically important location between the two settlements of the LAP, the medium and long term development prospects must be advised by the IFPLUT. 25. Submission by Brian Meehan & Associates on behalf of Mr. Michael J.

Brennan in relation to lands at Portan, Dunboyne, Co. Meath.

• Lands c.1km from Dunboyne, Dunboyne Rail Station & Clonee and 4.5km from Clonsilla railway station.

• Site fronts onto existing N3, is close to Clonee interchange with access to the local road network along the eastern boundary of site.

• Established employment lands to the north and east. • Lands suitable for light industrial and technology based businesses with an element

of logistics and warehousing to the rear. Submission also states that all development on employment lands will be light industrial in nature.

• Rezoning of lands for employment & enterprise uses ‘E2’ (50Ha) which could provide 3,000 – 5,000 jobs.

• Development of a Business/Enterprise park would help create an economic corridor along the M3, linking the existing industrial & business development northeast of Dunboyne to lands zoned for such uses north of Clonee.

• High quality residential development (13Ha of ‘A2’ zoned lands) is proposed similar to development at Williamstown (Objective C8); this would provide 200 – 300 units or 500 – 800 persons.

• A Masterplan could be prepared for the site, with the southern portion developed first, followed by the northern portion.

• The owner has agreement with landowners of the ‘E2’ zoned lands to the east to allow for connection to water infrastructure.

• It is highlighted that the Local Authority may require the subject lands to connect to watermains from Ballycoolen.

• The OPW Flood Mapping does not identify any flooding on the site. • Reference to Reg. Ref. DA70730 which was granted by the Local Authority which

upgrades road infrastructure and roundabout serving the site. • The lands are largely outside of the Section 49 boundary.



Managers Opinion Part of these lands may be suitable for the proposed land uses due to their specific locational requirements similar to Submissions No. 2, 22, and part of 6. However, such proposals must be considered in the context of the landbank of ‘E2’ lands north of Clonee and the likely requirement over the term of the LAP. Due to their strategic importance, any proposals for these areas will be informed by the outcome of the IFPLUT and the Motorway Interchange Land Use study currently being prepared by Meath County Council. Planning Application Reg. Ref. DA70730 relates to other lands and is currently on Appeal. It should be noted that there appears to be a discrepancy regarding the extent of the lands in question with that of Submission No. 2. 26. Submission by Brian Meehan & Associates on behalf of the Hilltown

Partnership in relation to lands at Hilltown, Dunboyne, Co. Meath.

• Lands comprise 93Ha and located c.1.5km south of Clonee. • The Clonsilla to Pace railway line bisects the site with the R149 forming the eastern

boundary. • The lands adjoing the Fingal County boundary and Hansfield SDZ is to the east.

The Williamstown Action Area Plan 2001 development adjoins the site which there is scope to integrate with.

• The proposal, ‘Hilltown’, is an appropriate location for a mixed use development and a rail station. A rail station should be a long-term consideration

• From Clonsilla station, Pace station will be 7.5km, Dunboyne will be 5km and so a new station 2.5km from Clonsilla at Hilltown is suitable and preferable to the solution put forward in the Irish Rail Feasibility Study.

• The future rail station will be located close to the former Hilltown Station and has been agreed in principle with CIE/IE.

• The proposal includes a new rail station, town centre, park & ride facility, enterprise & employment (high technology / business park), residential, public park and community facilities.

• A park & ride facility for 1,500 cars will serve Clonee, Ongar and Hansfield. • Approximately 100,000 sq.m gross employment floorspace and 1,500 to 3,000 jobs

would be achievable. • High density residential development within 500m - 800m of the new rail station

with capacity for 3,500 to 5,000 persons at 30 – 50 Ha. • A 5 acre [2.0Ha] site for community uses including a primary school and crèche is

proposed with a 10 acre [4.0Ha] public park. • The final configuration will be subject to a Masterplan which would be facilitated by

the appropriate mixed use zoning in the LAP. • It is likely that a local, pre-treatment effluent plant will be required prior to

discharge into the new 9C line, where there is ample space within Hilltown connecting to the main line.

• Potable water from Ballycoolen and Fingal as well as on-site sources is proposed. • Vehicular access can be taken from the R149 and the Outer Ring Road at Ongar. • A bridge at Hilltown is currently being constructed, the upgrade of which is

provided for in An Bord Pleanala’s Railway Order. It is capable of carrying services, ducting and twin 3.65m carriageways and associated footpaths and would facilitate a full grade separation across the stop.

• A future railway station at Hilltown would not interfere with works covered by the Railway Order and agreed with Iarnrod Eireann.



• A strategic objective to provide a rail station at Hilltown and a new village/town centre, park and ride, new residential and employment uses is sought.

Managers Opinion The subject lands are strategically important to the medium and long term development of the area and the operation of the Clonsilla to Navan railway line. A new rail based settlement of this scale would have significant implications for the entire LAP area. In particular, developing 1,500 - 3,000 jobs at this location would have considerable impact on the viability of Dunboyne town as an employment centre. While there may be merit in locating a rail-based settlement between Dunboyne and Hansfield over the medium to long term, this will be informed by the IFPLUT which is currently being prepared by Meath County Council. 27. Submission by Douglas Hyde & Associates on behalf of Royal Gateway

Holdings Ltd., in relation to lands at Piercetown, County Meath.

• Site measures 48Ha located c.1.5km from Pace rail station. A concrete manufacturing facility and a garden centre are adjacent.

• Lands are accessible to Pace Park & Ride and the primary road network. • Zoning of the lands to provide light industrial, industrial, warehouse and related

uses comprising a logistics park consistent with the E1 zoning is sought • Reference to a previous planning application which was refused on grounds of

prematurity with regard to the IFPLUT and the stand-alone office element. The stand-alone office proposal has been omitted from the current proposal.

• The lands are serviced and physically suitable for the proposal as set out in a full EIS which was lodged with the previous planning application.

• The lands will be accessed from the existing link road / N3 and on to the M3 via the Pace Interchange. HGV access will be provided via an upgraded regional [N3] route (4 lane & roundabout).

• A TIA has been prepared which demonstrates the proposal would not materially interfere with the carrying capacity of roads in the vicinity.

• Approximately 280 vehicles will exit the site in the pm peak hour which represents 30% of the traffic that would have been generated by the previous Masterplan which included 45,000 sq.m office use.

• A Mobility Management Plan was prepared which confirmed that a sustainable modal split will be achieved over a phased development.

• The proposal will provide c.95,000sq.m gross floor area of distribution, light industry and logistics uses on a 120 acre [48.58Ha] site.

• The development proposed is reliant on HGV transportation and will result in the segregation of HGV and local/pedestrian/cycle traffic and removal of HGV’s from non-national roads.

• It is estimated the development would provide c.2,200 distribution, logistics and light industry jobs, improving the poor jobs ratio of County Meath.

• A feeder bus linking the station and the development is proposed to be provided by the operator.

• The lands are ‘ready to go’ and serviced. • Royal Gateway Holdings recognise that high density office employment could be

located closer to an urban centre public transport node. • The lands are entirely outside of the Section 49 boundary.



Managers Opinion Planning application Reg. Ref. DA60478 made by Royal Gateway Holdings Ltd., was refused by An Bord Pleanala (PL17.224341) for 4 No. reasons on the 17th January 2008. Comment on detailed proposals for these lands is more appropriate to the Development Management Process. However, the lands may be suitable for the proposed land uses due to the specific locational requirements of the proposed employment uses. However, such proposals must be considered in the context of other employment lands in the LAP area such as the ‘E2’ landbank north of Clonee and any requirement for additional lands over the term of the LAP. Due to their strategic importance, proposals for these areas will be informed by the outcome of the IFPLUT and a Motorway Interchange Land Use study currently being prepared by Meath County Council. 28. Submission by Douglas Hyde & Associates on behalf of Menolly

Development in relation to lands at the existing Dunboyne Castle development, Dunboyne, CO. Meath.

• The Dunboyne Castle lands are c.0.5 miles (0.8km) from the rail station. • The entire Dunboyne Castle (incl. the hotel) lands have an area of c.36Ha. • Request to change the zoning of c.1Ha of the lands from ‘G1’ (community,

recreational and educational facilities) to ‘B3’ (local and neighbourhood shopping facilities).

• Requests a specific zoning objective on the entire landholding for an appropriate number of independent living units; these units will be provided as ancillary accommodation to a residential care home proposed on the adjoining ‘G1’ lands.

• A Masterplan for the remaining Dunboyne Castle lands is being prepared which envisages a range of community services and facilities.

• The Masterplan makes provision for a local/neighbourhood centre, medical centre, crèche, residential care home and ancillary independent living units and additional hotel facilities (swimming pool and extension to function / conference centre).

• The proposal accords with the Age Action Report; ‘Dignity in Health Care’. • ‘SO1’ independent living units will be provided as ancillary accommodation /

associated with a residential care home proposed on the adjoining lands ‘G1’. • This purpose built residential care facility will comply with ‘Guide to National Quality

standards for Residential Care Settings for Older People’. Managers Opinion There is merit in the introduction of the numerous community facilities included in this submission. It is noted that Planning Application Reg. Ref. DA800057 was granted by the Local Authority and An Bord Pleanala (PL17.229242) for a Local Centre containing crèche, medical centre and retail development proximate to this location. Accordingly, the zoning of lands to reflect the local / neighbourhood retail uses permitted at this location is desirable. The next stage of the LAP preparation process will assess the merits of this proposal in detail.



29. Submission by Owen Cooke in relation to lands at ‘The Back Road’ (Kennedy Road), Dunboyne, Co. Meath.

• The submissions represents 26 No. households seeking connection to the main

sewage line. The houses are less that 1 mile from the Dunboyne Industrial Estate and Thornton Waste Operation where a main sewage line is available.

• Approximately 100 No. houses on Kennedy Road use septic tanks which overflow to nearby ditches causing pollution.

• The 26 No. houses are on higher ground and so would not require pumping. Managers Opinion It is not clear if the subject residential units are fully within the LAP area. Providing a sewerage connection for a relatively small number of dwellings to a mains sewage line over the specified distance would represent an inefficient use of limited resources. It would also serve to support future, larger scale residential development in that direction which may be contrary to land use planning policy set out in the LAP. 30. Submission by Kevin Higgins & Cllr. Noel Leonard on behalf of Dunboyne

Athletic Football Club, Summerhill Road, Dunboyne, Co. Meath.

• Existing facilities are inadequate to deal with demand from 32 teams plus a nursery of 90 – 100 children aged between 5 – 6 years.

• Existing facilities include playing pitches and a flood-lit, all-weather training facility. • The Club has 145 car parking spaces, however, this is insufficient and overflow

parking is occurring on the Summerhill Road. • Consideration as to how additional lands could be made available is sought. • A separate letter from Cllr. Noel Leonard is attached which requests that lands

catering for the Athletic Club are provided. Managers Opinion The Dunboyne Athletic Club is located outside of the LAP area. However, the Local Authority supports the provision of a wide range of services to meet the identified needs of the LAP population area. Accordingly, the next phase of the preparation of the LAP will set out a number of options for the provision of sports facilities to meet the future requirements of the area. 31. Submission by Jim Brogan on behalf of Mr. Padraig Tierney, Pacetown,

Dunboyne, Co. Meath in relation to lands at the same address.

• The lands comprise c.4.25Ha consisting of a field and a house north west of the Pace Interchange.

• The lands are deemed suitable for ‘high density mixed use employment generating / residential type development’ due to the proximity to transport infrastructure.

• Part of the lands may be within a floodplain. The landowners would support zoning of this part of the lands to amenity/open space which would be of amenity value to the remainder of the site, if developed.

• Objectives to facilitate multi-modal access to the site are also requested; access arrangements for the lands are necessary so as not to leave the lands dependent on third parties for access.



Managers Opinion These lands are in agricultural use and are not contiguous to the existing development envelope and are likely to remain so over the short term. However, they do have immediate access to important and unique strategic transportation infrastructure at Pace. Any proposals must be considered in a coordinated manner in conjunction with other lands in the area and will be subject to the outcome of the IFPLUT and the Motorway Interchange Land Use study. It should be noted that there appears to be a discrepancy regarding the extent of the lands in question with that of Submission No. 3. 32. Submission by Elsie Wells of Merrycourt, Clonee, Co. Meath in relation to

lands at Gunnocks & Portan, Clonee. Co. Meath.

• Request rezoning of 20Ha of agricultural lands to Light Industrial and Employment Related Uses.

• Subject lands adjoin Kilsaran Concrete lands to the south which are zoned for light industrial and employment related uses. The Hub Logistics Park is located to the rear [north west].

• When the adjacent Kilsaran Concrete lands are developed, all appropriate services will be readily available.

• A topographical survey has been completed which shows that the natural fall of the lands would facilitate servicing from the Kilsaran Concrete Lands.

• Acknowledgement that existing access is insufficient for industrial traffic, which could be overcome by integrating access arrangements with the Kilsaran Concrete lands.

• N3 Orbital Link Road connecting Clonee and Hollystown is adjacent the lands. • The lands are outside the Section 49 boundary.

Managers Opinion The subject lands are currently Greenfield, are not contiguous to the existing development envelope and are not proximate to strategic transportation infrastructure and are likely to remain so over the short term. Any proposals must be considered in the context of the landbank of ‘E2’ lands north of Clonee and any requirement over the term of the LAP for additional employment lands. In addition, any proposals for these areas will be informed by the outcome of the IFPLUT. 33. Submission by Tara Spain (Senior Policy Adviser, Planning) on behalf of

the National Roads Authority (NRA).

• Public transportation should be the key mode of transport to service the expected population growth.

• The LAP should provide for non-national & residential road infrastructure. • The strategic function of national road infrastructure should be protected from local

demand. • Lands should not be zoned if there is no prospect of providing key physical

infrastructure within the LAP period or a reasonable period thereafter. • Motorway Interchanges (ED OBJ 1) and E1 & E2 land use zoning objectives (SS

OBJ 4) should be reassessed and that a Thematic Spatial Strategy for industrial and enterprise development (ECON DEVT SO 1) and an IFPLUT (Strategic Settlement SO2) be prepared.



• Junctions & Interchanges are intended to serve inter-urban and inter-regional vehicular traffic over at least a 20-year timeframe; due to the level of growth envisaged, the existing national road network should not be overloaded.

• Where proposals for additional junction enhancements demonstrate commitment to appropriate demand management measures, the NRA may consider such enhancements.

• All development objectives especially zoning should guide developers to design for sustainable transportation requirements at the earliest stages of design ensuring a high standard of access by all modes of transport.

• Significant development proposals should be accompanied by Transport & Traffic Assessments and Road Safety Audits which are to be assessed in the context of their cumulative impact with neighbouring developments.

• The NRA will require planning applications within the zone of influence of existing or planned national roads to identify and implement noise mitigation measures where the proximity of the proposed development to the national road would result in the breach of the NRA’s design goal for sensitive receptors exposed to road traffic noise.

Managers Opinion Meath County Council fully endorses the land use and transportation policies of the National Roads Authority, particularly the protection of national road infrastructure from undue local demand. The opening of the Clonsilla to Pace railway line will assist the Local Authority in delivering public transport orientated land use policy. The Thematic Spatial Strategy for land use and enterprise development, the Motorway Interchange study and the IFPLUT are currently being prepared by Meath County Council and will provide a strategic framework to inform the land use policies of the LAP. 34. Submission by Rev. Janice H. Aiton, Chairperson of the Board of

Management, on behalf of St. Peter’s National School, Dunboyne, Co. Meath.

• The existing school site measures 1.5acres [0.6Ha]. • St. Peter’s National Church (Church of Ireland) opened the school in 2004, catering

for 23 pupils in 4 classes. • The school was officially recognised by the Department of Education and Science in

2006. • The school currently consists of 120 pupils, 5 class teachers, 1 language support

teacher, 1 learning support teacher, 3 SNA’s, 2 shared resource teachers and a Part Time school secretary.

• The school currently occupies 6 Portakabins with a planning application for 4 more to be developed over the next years.

• The site does not comply with DoES recommended sizes. • The site is leased temporarily until 2009 with the School Board uncertain about

renewing the lease as the site is required for a parish centre. • The DoES plans for the school to grow to an 8 teacher / 240 pupil school within the

next 5 years. • There is insufficient parking for parents and staff. • The existing access is taken from a busy road and is on a corner. • There is an urgent need for a 4 acre [1.6Ha] permanent site adjoining the present

site for short and long term needs.



• The advantages of the present site are that it is close to the parish church, the library and community centre facilities, public transport, residential areas, the proposed parish centre and other schools which facilitates co-operation.

• Safe access and nearby parking is also required. • Local representatives have identified a possible alternative site; however, this

would be unsuitable as it is over 1 mile from the present site, on a narrow road with no footpath and cycle lanes, public transport, church, proposed parish centre, other schools and facilities.

• Subsequently, in consultation with local public representatives a site closer to the present temporary site has been identified; informal discussion with the landowner has taken place but nothing is definite pending the LAP.

• The latter site would be the preferred option. Managers Opinion The existing school is at a temporary location, housed in temporary accommodation and where the site is below the Department of Environment standards for 8-classroom primary school sites. Identification of a suitable site for the school is a key issue for the LAP as informed by the IFPLUT. A potential location will be set out in the Draft LAP. 35. Submission by Alan Prendergast in relation to lands south of Clonee, Co.

Meath.

• The lands comprise 15Ha. • Request that the lands be rezoned for residential use.

Managers Opinion: The lands in question are important to the spatial development of Clonee Village; however, they are in agricultural use, are largely not contiguous to the existing development of Clonee Village and do not have immediate access to strategic transport infrastructure and are likely to remain so over the short term. There would also be difficulties in integrating the lands with existing Village centre facilities. It should be noted that there appears to be an overlap of areas with submission No. 9. 36. Submission by Padraig Gavin and Michael Curry on behalf of St. Pauls

GFC Clonee.

• Club currently has over 50 members, fielding 2 No. adult teams. • Current lack of facilities and playing pitches. • With an increase in population from 9,000 to 20,000 the current facilities will prove

totally inadequate. Managers Opinion The Local Authority supports the provision of a wide range of services to meet the identified needs of the LAP population area. Accordingly, the next phase of the preparation of the LAP will set out a number of options for the provision of all-inclusive and publicly accessible sports facilities to meet the future requirements of the area and explore.



37. Submission by Conor Moen, on behalf of Dunboyne Sports Trust.

• Proposal for a Dunboyne Sports and Cultural Campus at Loughsallagh Park (Cow park) on the Clonee/Dunboyne Road on an 11.47Ha site.

• Facilities proposed include: outdoor playing fields & coaching facilities, walking areas and a wildlife corridor, hard standing playing areas, multi-functional club-house, community museum and a community theatre facility.

• 7 No. local clubs are involved (St. Peters GAA, St. Pauls GAA, Dunboyne Soccer Club, Dunboyne Tennis Club, Dunboyne Athletic Club, Dunboyne Ladies GAA Club and Dunboyne Motor Club).

• A Feasibility Assessment is included which was supported by Meath Leader. • A club house and parking are proposed for the north / front of the site. • The carpark will be needed at the weekends and in the evenings; this could be

shared as a park & ride facility. • Potential for a walkway along the river from the Maynooth Road to the Cow Park

lands known as Loughsallagh Park is proposed. • The OPW have carried out significant drainage works on the river and streams as

well reconstructing two bridges on site. Risk of flooding on the Park is understood to be minimal. Further engineering works in relation to access and drainage are required.

• The Local Authority have raised a number of issues with the proposal; the need to raise levels of the site, need to develop a clear understanding of the visual impact of the proposal, need for a standard planning application.

• An ESB 220kV line and 60m wayleave is in place as is 10m foul sewer mains line cross through the southern half of the site.

• Some adjoining lands are within floodplain lands which cannot be built on. These may be ideal for sports facilities. As developers must allocate 15% of land being developed for amenity, land swaps may be appropriate to increase the size of Loughsallagh Park to provide a major sports, cultural and educational facility.

• More funding is required; Meath County Council have designated €350,000 to help fund the project with a fundraiser on 21st February 2009 also planned. A partnership venture with Meath County Council is also proposed.

Managers Opinion The Local Authority supports the provision of a wide range of services to meet the identified needs of the LAP area. The lands are in the ownership of the Dunboyne Sports Trust and the submission sets out a comprehensive proposal for the lands. However, it would appear that considerable portions of the site are vulnerable to flooding during the 1:100 year event and are located within a Green Belt area. Nevertheless, there is merit in including a specific policy in the LAP to support an all-inclusive and publicly accessible facility at this location. 38. Submission by Bryan Maher of Maher Garden Centres Ltd., in relation to

lands at Gardenworks, Piercetown, Co. Meath.

• The subject lands comprise 6 acres [2.42Ha] located adjacent the M3 Piercetown Interchange and Pace Park & Ride.

• Request that the lands are rezoned for commercial uses to reflect the current activity.



Managers Opinion It is acknowledged that a garden centre continues to operate at the subject location. There is a range of uses in the area which are separated from the existing settlements of Dunboyne and Clonee. This issue will be considered as part of the LAP preparation process. 39. Submission by John Spain Associates on behalf of Bennett Developments

Limited & Kilsaran Group in relation to lands at Portan, Clonee, Co. Meath.

• The lands comprise 92Ha abutting the M3 currently zoned ‘E2’ light industry and

industrial office. • A Framework Plan has been prepared for the lands in association with Meath

County Council. • A planning application for phase 1 of the development of the lands was lodged in

December 2007 (DA70730) comprising industrial, light industrial and warehousing (74,334sqm gross floor area). Application currently at FI stage which is to be lodged May 2008.

• The phased release of serviced, zoned land is most appropriate for the IFPLUT area without zoning additional lands.

• The existing E2 zoning is not the most appropriate zoning for the lands. • The mixed use commercial land uses set out in the Framework Plan are the most

appropriate. The southern section will be developed for higher order mixed use commercial development while the northern section will be developed for light industrial, logistics and warehousing uses. A component of residential development should also be included.

• Enhanced vehicular interchange access from the N3/M3 is also necessary; a preliminary design is included which has been discussed with the Director of Services (Roads Infrastructure Department).

• The lands are outside the Section 49 boundary. Managers Opinion The subject lands were zoned as part of a larger land-bank of ‘E2’ lands in the Meath County Development Plan 2001. Planning application (Reg. Ref. DA70730) is currently on appeal with An Bord Pleanala (PL17.231392) and relates to the northern portion of the lands. The Development Management process should proceed without comment from the Managers Report. However, with regard to the southern portion of the Framework Plan, locations that are not contiguous to an existing town or village centre in terms of pedestrian accessibility would not typically be conducive to ‘higher order mixed use commercial development’ as outlined in the Submission, particularly high-density development. It is noted that the Submission indicates a pedestrian linkage to the ‘C1’ lands in Clonee Village, however, how this would be executed in practice is not detailed. 40. Submission by Shirley Kearney (Forward Planning Section) on behalf of

the Department of Education & Science

• The submission sets out how the Department of Education & Science (DoES) calculates primary and post primary demand.



• The historical and most current (2008) pupil enrolment figures for the 4 No. primary and 1 No. post primary schools in the LAP area are set out.

• The DoES would appreciate if figures could be made available on the projected population for the LAP area, by settlement, so that it could be in a position to make recommendations on site reservations required for educational purposes.

• DoES requests site reservations are made close to community facilities so that they can be shared.

• DoES is open to multi-campus school arrangements. • The submission refers to Technical Guidance Document 025 ‘Identification and

Suitability of Sites for Primary School, Draft Department of Environment, Heritage and Local Government guidelines ‘Sustainable Residential Development in Urban Areas, Code of Practice for Planning Authorities and the provision of schools in relation to the provision of facilities for schools.

Managers Opinion The identification of suitable sites is the responsibility of the Local Authority in conjunction with the Department of Education & Science and Meath County Council fully endorses the policies & guidelines of the Department. Dunboyne Junior & Senior National School, Gaelscoil Thulach na nÓg and St. Peters National School have plans in place with the Department to expand the existing capacity with the latter dependent on a new site. Once completed, it is envisaged that no additional primary school places will be required during the 2009 – 2015 LAP. Regarding secondary school places, the expansion of St. Peter’s College to a 1,000 pupil secondary school is underway; it is envisaged that additional secondary school places will be required toward the end of the 2009 – 2015 LAP. Meath County Council will work with the Department to facilitate the provision of lands necessary in the next stage of the LAP preparation process. 41. Submission by Frances Heaslip on behalf of the Department of

Communications, Marine and Natural Resources (Coordination Unit).

• The need for SEA Screening is highlighted, where the Department (Department of Agriculture, Fisheries and Food) should have an opportunity to comment on the SEA Screening consultation stage.

Managers Opinion Meath County Council acknowledges and welcomes the need for and importance of SEA Screening at the appropriate stage of the LAP preparation. 42. Submission by Garrett Robinson SIAC in relation to lands at Bracetown,

Dunboyne, Co. Meath.

• The lands comprise 7.7Ha with extensive frontage onto the N3 and proposed M3. The site is somewhat degraded due to it former use, the extraction of sand and gravel.

• Located adjacent Bracetown Business Park, the Kennedy Abrasives industrial plant, Hub Logistics Park and a petrol filling station.

• Nearby transportation links include the Pace Interchange (1km), Pace Park & Ride (800m), Dunboyne rail station, the M3/N3, the proposed link road from the N3 at



Damastown (500m) to the N2 at Cherrywood and the Bus Eireann bus stop on the N3 adjacent the site.

• There is a need to correct population to labour force imbalances in Meath. • Requests zoning to ‘E1’ as a commercial / industrial Eco Park. • The proposal would include industry, offices (>1,000 sq.m), enterprise units, cash

& carry facilities and warehousing with potential to create 600 employment opportunities

• A Strategic Local Objective ‘to provide pedestrian and cycle links along the N3 from Bracetown to Pace Park & Ride’ is also sought.

• A Framework-led approach to the development of the lands is envisaged. A Masterplan for an eco-friendly, stand-alone logistics, business and Enterprise Park is included.

• Compliance with national, regional and local policy / guidelines is set out. • Rezoning would allow for the clustering of employment uses and the formation of

agglomeration economies. • A previous submission for the rezoning of the lands was made in 2006. The lands

were not zoned. • Zoning should occur from Dunboyne outwards, incorporating the subject lands. • No water mains serve the site. A hydrological investigation & test well were

prepared. Water quality is good with test data indicating that a sustainable yield of potable water above the requirements of an Eco park are available.

• A Package Wastewater Treatment Plant Foul will treat wastewater on site. Percolation test were performed, establishing that a polishing filler is suitable for wastewater treatment, where the treated water will then be discharged to the ground. Sustainable Urban Drainage methods will be implemented.

• The Tolka River drains the site; an attenuation pond is also proposed. Managers Opinion The lands do not provide a good location for higher density office based development which should be located adjacent existing centres and/or high capacity public transportation infrastructure. There may be some merit in locating lower density, transportation based employment uses at this location. However, such proposals must be considered in the context of other employment lands in the LAP area such as the ‘E2’ landbank north of Clonee and any requirement for additional lands over the term of the LAP. Medium to long terms proposals for such areas will be informed by the outcome of the IFPLUT and the Motorway Interchange Land Use study currently being prepared by Meath County Council. 43. Submission by Ciaran Ferrie of Declan Brassil & Associates on behalf of

the McGarrell Reilly Group in relation to lands at Pace & Bennetstown, Co. Meath.

• The lands comprise 64.7Ha directly adjoining the proposed Rail Station and

adjacent Interchange at Pace currently in agricultural use. • Compliance with the planning policy context is set out. Based on the profile of

existing ‘Level 2 Major Town Centres’ and Metropolitan Consolidation Towns, growth of 30,000 persons, 8,000 jobs and 100,000 – 190,000 sq.m net retail floorspace is required over the next 15+years.

• A substantial portion of this will need to take place within this LAP.



• The submission provides a plan-lead development framework for the delivery of a significant and consolidated urban node to include employment, higher order retail and residential growth.

• The submission lands provide for: 3Ha of ‘E2’ zone employment uses; 13.8Ha of ‘B2’ Town Centre Expansion; 32.6Ha of Residential lands and 9.4Ha of open space. A total of 58.8Ha will be developed within the submission area.

• The development of the wider Pace area includes 2,547 residential units, over 87.5 Ha.

• The over development will proceed over 3 No. 5 year phases. The low growth population target for the Dunboyne is set out as 30,000 and the high growth target is 40,000 to meet its Level 2 Major Town Centre designation.

• The initial stages of development of retail will service the needs of commuters using the railway line and existing residents of Dunboyne and the Hinterland.

• Dunboyne as a Level 3 centres could grow to between 20,000 and 30,000 sq.m net retail floorspace within the LAP period or immediately thereafter.

• As Dunboyne is located in a competitive area, 190,000 net retail floorspace is deemed appropriate for Dunboyne as a Level 2 centre by 2020 -2023 under a high growth scenario.

• However, the figures used are guidance only and subject to detailed capacity and Retail Impact Assessment.

• A review of the town under the tests of the Sequential Approach identifies that there are no town centre sites that can wither individually or cumulatively cater for the necessary quantum of retail and services floorspace.

• Growth in retail floorspace will occur in parallel to the development of higher density residential areas with the requisite social and physical infrastructure developed contemporaneously.

• The continued expansion of lands to the east for employment uses will place Pace station at the centre of the expanded urban area.

• A Civic Park and civic uses centre along the River Tolka will provide a mechanism for integration of the established town and Town Centre Expansion Area.

• Appropriate linkages are proposed between the Town Centre Expansion Area and surrounding areas with the Dunboyne western bypass / M3 Link Road as the main vehicular access to the Expansion Area.

• A ‘Feasibility Assessment and Traffic/Access Advice’ report has been prepared illustrating four options for transport infrastructure.

Managers Opinion The submission sets out a proposal for the short, medium and long term development of a significant new settlement at the Pace Interchange. The IFPLUT and Motorway Interchange Study are currently considering the development of the LAP area. The submission also proposes development policies for lands outside the submission area; this, together with the scale of development proposed will require consultation with a range of stakeholders over the medium to long term. The LAP is concerned with the development of the area to 2015. There may be merit in providing a small level of retail development at the Pace Interchange to serve commuters within this timeframe. 44. Submission by Tony & Ann Byrne of Riverdale, Bracetown, Dunboyne, Co.

Meath.

• Submission relates to family residence and lands at the above address, on the R157, c.1km from Dunboyne amounting to 7.5 acres [3.03Ha].



• It is noted that a portion of the lands were previously zoned for residential use unbeknownst to the landowner which are now landlocked with no road frontage.

• Request rezoning of the remaining landholding to residential use. Managers Opinion The southern portion of the lands in question are included with the Integrated Action Area Plan. The subject lands are over 1km from the proposed Dunboyne railway station which makes them less conducive to pedestrian linkages. However, there may be scope for some extension or amendment to the IAAP to include these lands. However, such proposals will be assessed in detail at the next stage of the LAP preparation process as informed by the IFPLUT. 45. Submission by Betty Galway-Greer of Rooske Lodge, Dunboyne, Co.

Meath.

• The lands are located between Beechdale Estate and the railway, and comprise the old sewage plant site and fields.

• Anti-social behaviour is ongoing at this location. • Request for residential zoning. • An additional comment is included, that as Dunboyne will naturally grow toward

Pace station and the M3, that this side of Dunboyne remains rural. Managers Opinion The extent of the lands in question is not clear from the Submission. However, the area in question is in close proximity to the proposed Dunboyne railway station and is unlikely to remain rural. The IAAP lands will be directly connected to the subject area at this point with a pedestrian linkage. This will open the area to passive surveillance and an amount of pedestrian through traffic as part of an amenity corridor. The future spatial direction the growth of Dunboyne will take will be informed by the IFPLUT which is currently being prepared. 46. Submission by Fergal McCabe on behalf of Lynthirst Ltd., in relation to

lands north of Dunboyne town centre.

• The lands are zoned for town centre uses and subject to a live planning application (DA802292); Response to Further Information is being prepared.

• The southern portion of the lands is zoned town centre and as such comprises the first choice for retail expansion in the town in terms of the Sequential Test.

• It is intended to market the development in 2/3 years. • It is imperative that retail demand within the town is not directed away from the

central area. This would be contrary to the National Retail Guidelines. • In terms of the Sequential Test, there are other areas within the town centre zone

which are capable of performing as well as the subject lands. Any additional shopping over that already proposed should be directed toward those areas. Outlying neighbourhoods will require their own local shopping.

• However, there is no case for a District Level Centre within the future settlement; in particular, the future train stations, while appropriate for small scale retail aimed at commuters should not be used as a vehicle for promoting higher order



shopping, particularly large scale comparison and convenience shopping which would be dependent upon high capacity car access and parking.

• There is no case for large scale shopping within Clonee. Dunboyne should remain the central shopping focus of the Dunboyne, Clonee, Pace settlement.

• New shopping should be located within the town centre where it can create a synergy with existing social and community uses and should be in the form of the traditional street rather than an enclosed centre.

Managers Opinion Planning application (Reg. Ref. DA802292) is pending response to further information. The Development Management process should proceed without comment from the Managers Report. However, the lands in question are important to the development of Dunboyne as they comprise part of the largest existing available areas of lands zoned for town centre uses in Dunboyne. This is particularly relevant as Dunboyne is underprovided for in terms of retail floorspace and is designated to gradually grow to a Level 2 retail centre under the Greater Dublin Area Retail Strategy 2008-2016. This is compounded by the fact that much of Dunboyne town centre is included within an Architectural Conservation Area. The LAP will seek to resolve these issues in line with the Greater Dublin Area Retail Strategy and the Retail Planning Guidelines 2005. 47. Submission by Anne Flethcer on behalf of St. Finians Diocesan Trust for

lands at Dunboyne, Co. Meath.

• The lands comprise 8.0Ha and include the Old National School, The Parochial Hall, St. Peters and Pauls Church, the Church car park, the Junior and Senior Primary Schools and the Community Centre.

• Lands east of the Church are zoned ‘G1’ while lands to the west are zoned ‘B1’. • The lands include 3 No. protected structures fronting onto the Green (Old National

School, the Parochial House and St. Peters & Pauls Church). Much of the site is also within an ACA.

• Agreement in principle has been reached with The Department of Education & Science to locate a new senior school to the rear of the junior school.

• The Community Centre serves the primary schools, the VEC schools the wider community.

• VEC lands: extension of the post primary school is to begin shortly. This expansion requires a portion of St. Finians lands to the north of the Community Centre where a land swap has been agreed between St. Finians Trust and the VEC. The VEC access road bisecting the Trusts lands between the senior school and the Community Centre is to pass to the Trust in exchange for a parcel of land to the rear of the Community Centre.

• Request that lands vacated by the senior primary school and lands to the north of the Church be rezoned to ‘B1’.

• A site for a new parish centre is proposed to the north of the Church adjacent the proposed access to the new senior school.

• A new car park including set-down facilities for both junior and senior schools while meeting the parking requirement for the Church is also proposed.

• The proposal provides an opportunity to consolidate the village centre through the provision of new retail uses facing onto the road.

• There are 2 No. options for proposed new roads to access future redevelopment. Option A: a road running north-south to the west of the Church from the Village Green to Millfarm Estate which would also provide access to the future primary



schools and new church car park. Option B proposes a road running east-west to the north of the Church linking the R583 and R156 through the site of the current Lynthirst proposal.

Managers Opinion The lands in question are important to the development of Dunboyne town centre and the wider LAP area. There is a range of uses operating on the lands, many of which are undergoing a period of rapid change. The location of 3 No. schools in close proximity to the town centre has significant implications for traffic safety. Accordingly, the next stage of the preparation of the LAP will explore the need for a framework plan to integrate the different uses in this area of the town in conjunction with local stakeholders. 48. Submission by Padraig O’Mairtin on behalf of Naomh Peadar CLG (St.

Peter’s Dunboyne GAA), Rooske Road, Dunboyne, Co. Meath.

• Reference made to the Integrated Action Plan Report in relation to the adequacy of supply of sports and recreational facilities.

• The Club currently fields 34 teams across football, hurling and camogie from U.8 to Senior level. There are 210 Juvenile level players (8 to 14 years) and 90 Adult level. In addition, the nursery section caters for 120 children between 4 and 7 years of age. The Club also accommodates three national schools and the secondary school in the area. The Ladies GAA Club, who use the school pitch also utilise the Club facilities.

• The current provision of playing facilities is untenable. • The Club currently owns 1 developed playing pitch and has the use of another field

on a short term (1 year) lease. • The owner of the leased lands has prepared plans for rezoning the lands. • The Club has recently taken control of additional land in the Castle Grounds; the

cost of converting this land into playing fields will be in the order of €1M and will take several years.

• The growth in numbers from the younger age groups will increase demand without any future development in Dunboyne and the Club cannot afford new land.

• With the potential for additional rezoning, it is vital that provision is made for some additional facilities in the development plan.

Managers Opinion The Local Authority supports the provision of a wide range of services to meet the identified needs of the LAP population area. There may be merit in including specific policy objectives in the LAP to support the provision of sporting facilities at the locations set out in the Submission. The next phase of the preparation of the LAP will provide a number of options for the provision of sports facilities to meet the future requirements of the area. 49. Submission by Tadhg Ó Tuachaigh (Principal), Gaelscoil Thulach na nÓg,

Rooske Road, Dunboyne, Co. Meath

• The Gaelscoil is an interdenominational primary school situated on Rooske Road, Dunboyne which has been the permanent site for the last 2 years.



• The school is growing and is currently a single stream school catering for 167 pupils. 1 No. additional classroom will likely be required for the 2010/11 academic year.

• At full capacity the school will accommodate 8 classrooms and 220 pupils, which will be reached in 2012.

• There are long term plans for the school to go to 2 streams, comprising 16 classrooms and 450 pupils. This will occur when the permanent school structure is built, due in 2010.

• The school is dependent on external facilities for certain group activities. The local GAA hall and pitches and Athletic Club facilities are used regularly.

• The lack of indoor playing facilities means that PE classes are weather dependent, with the only available facility being the yard.

• The lack of a swimming pool means transporting pupils to other towns which is expensive. A local pool would benefit the school and wider community.

• The proposed school will be a 16 classroom school to include a hall; this will greatly reduce the green area on the site and may prevent a pitch being located at the school.

• As the school grows a drop-off area for parents is desirable. To achieve this, the school will require a bigger site. A bigger site may also be able to accommodate playing facilities which would negate the need to go off-site.

• The area of land alongside the school which is owned by Meath County Council is currently vacant and un-used; a portion of this land for the school could be put to great use.

• The lack of lighting and signage on Rooske Road means traffic is travelling very quickly. Traffic and set-down facilities for parents is a major concern. Flashing warning signs and speed bumps are desirable.

• As pupils are forced to walk to the GAA Club, Athletic Club, Library and the local church means they are regularly exposed to the high risk. There is no grass verge between the footpath and the road. The existing railing should be extended for the entire distance between the school and the library.

• Waking to the GAA and Athletic Club means the road must be crossed twice as there is no footpath on the western side of the road.

• There is no formal pedestrian crossing at or near either of these crossing points. • Meath County Council has been contacted several times in relation to this.

Managers Opinion The identification of suitable sites for educational facilities is the responsibility of the Local Authority in conjunction with the Department of Education & Science. The Department provides clear Technical Guidance Documents on the design of schools. In line with other pertinent policies, these guidelines will be taken into account during the Development Management Process in assessing any planning applications for new schools. The provision of set-down facilities for schools is the responsibility of the Department, whereby facilities may then by ceded to the Local Authority. Meath County Council will continue to work with the Department to provide safe, high quality educational environments. The LAP will provide proposals for regularising pedestrian infrastructure along the eastern side of Rooske Road, particularly between the Gaelscoil and the GAA grounds.



50. Submission by Tommy Doyle, Secretary of Dunboyne Ladies GFC.

• The Club was established in 1996 and has grown yearly to 12 teams from U.10 to Senior level with an additional nursery group of 30 children between the ages of 5 to 8 years of age. The total membership is 250 which is expected to continue.

• The Club currently has access to a single pitch in St. Peters College, the use of which is to expire within the next few years.

• On occasion the Club has been facilitated by other clubs in the area. • The Club is a member of the Dunboyne Sports Trust and has made the initial

contribution for the funding of Loughsallagh Park (Cowpark). It is hoped that this will provide some access to playing pitches for the Club.

• The Club requires playing pitches, training pitches, changing room facilities, storage, meeting, display and parking facilities.

Managers Opinion The Local Authority supports the provision of a wide range of services to meet the identified needs of the LAP population area. The next phase of the preparation of the LAP will set out a number of options for the provision of specific policy objectives to support all-inclusive and publicly accessible sports facilities to meet the future requirements of the area. 51. Submission by Patrick J. Nerney on behalf of Mrs. Mary Bridget Kearns.

• The subject lands are located at Piercetown, Dunboyne, Co. Meath and comprise c.10Ha.

• The landowner is supportive of proposals to rezone lands in the immediate vicinity for commercial, industrial and/or other development.

• The surrounding lands are likely to be developed, in the context of alterations to the surrounding road network, and it will not be feasible for her to continue with the operation of her landholding as carried out at present.

• Request rezoning of the lands for development purposes. Managers Opinion It appears that the lands are in agricultural use, are not contiguous to the existing development envelope and are a significant distance north of the proposed Pace Interchange. However, the landholding is in a strategically important location in close proximity to the M3 access at Black Bull Cross Roads. The lands may be suitable for development, but such proposals must be considered in the context of other employment lands in the LAP area such as the ‘E2’ landbank north of Clonee and any requirement for additional lands over the term of the LAP. Due to their strategic importance, proposals for these areas will be informed by the outcome of the IFPLUT and a Motorway Interchange Land Use study currently being prepared by Meath County Council.



3.3 Conclusion Of the 51 submissions received the majority seek to have lands zoned or rezoned, principally for residential (8 No.), employment (8 No.) and mixed (8 No.) uses. Notably, 4 No. submissions seek rezoning for the provision of new rail based settlements. In total, approximately 740Ha of land has been requested to be zoned or rezoned. The remaining 21 No. submissions have come from a range of schools, sporting organisations, religious groups, government departments and private individuals. Appendix A shows the submissions which could be illustrated spatially. General patterns in the locational and content of submissions have also emerged; lands north west of the M3 relate mainly to the zoning of lands for employment uses; lands adjacent Clonee and the boundary with Fingal County Council generally seek rezoning for residential related development while submissions in closer proximity to Dunboyne generally relate to the provision of services and facilities. The LAP area is unique with a number of features that have particular spatial implications in the close proximity of Dunboyne, Clonee, the wider Blanchardstown area, the Clonsilla – Pace railway line, the M3 Motorway and the Tolka River floodplain. The submissions received highlight the range of disparate proposals, in particular submissions for the expansion of Clonee and to a lesser extent Dunboyne, as well as for a number of new rail based settlements. These issues comprise a strategic element and highlight the challenges in developing a compressive and sustainable land use policy for the area over the short, medium and long term. This underlines the importance of the Integrated Framework for Planning Land Use and Transportation for the Dunboyne, Clonee & Pace area in providing a coherent strategic plan. Detailed recommendations on some of the submissions may prejudice the finalisation of this study. A number of submissions relate to employment generating uses, predominantly to the east of the M3 motorway along the road network. The location of employment generating activities, particularly higher density employment uses throughout the rural area in an uncoordinated manner is unsustainable and deflates opportunities for clustering and agglomeration economies. Lower density employment uses may be acceptable adjacent high volume, road based transportation networks due to their specific locational requirements. The necessity of the Motorway Interchange Study in informing land use policy and the Development Management Process with regard to these issues is again highlighted.



4.0 Next Steps The Draft Local Area Plan will be on public display from 16th march to 27th April.

Appendix A

26

7 9

35

6

6

6616

6

39

32

25

37

12

45 8

24

14

42

13

544

4 48

28 4934

4746

3011

1 10 222

38

27

43

313

30

16 216

N

51